18027 Moenart St · Detroit, MI 48234

$80,000

2 bd · 1.0 ba · 732 sqft · SingleFamily public records · 78 Days on market

Built 1950 3,485 sqft lot $109/sqft · 89% above area

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey income-producing property - tenant in place, cash flowing from day one. This updated 3-bed, 1-bath bungalow is currently occupied by a cash-paying tenant on a one-year lease at $1,100/month, delivering a 14% ROI with 20% down. The property has been fully renovated - no deferred maintenance, no capital expenditure surprises. Updates include new flooring, fresh paint, updated lighting, a renovated kitchen with new cabinetry and countertops, and updated mechanicals in the full basement. Low-maintenance exterior means minimal ongoing upkeep costs. Layout offers strong rental flexibility: two main-floor bedrooms plus a large upper-level third bedroom that can serve as a flex space - attractive to a wide tenant pool. Private driveway and fenced yard add practical tenant appeal and support long-term retention. Conveniently located near major roads, shopping, and everyday amenities - a solid rental location that supports low vacancy risk. Ideal for the buy-and-hold investor seeking immediate cash flow!

Key facts

• Private driveway
• Fenced yard
• Renovated kitchen

Tags

• UPDATED LIGHTING
• RENOVATED KITCHEN
• TILE BACKSPLASH
• PRIVATE DRIVEWAY
• FENCED YARD
• LOW MAINTENANCE EXTERIOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#218 in MI) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools F, crime F, employment F.
• Detroit Public Schools Community District (urban): math 10% / reading 24% proficiency, ranked #499 of 540 in MI (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.7%/yr); 226 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 38% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask is 7173% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.24%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

• ARV (median comp): $42,219
• List price: $80,000
• Delta: 89.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18116 Bloom St	0.12mi	3/1.0 (+1)	720 (-2%)	23mo	$87,000	$121	68
18485 Moenart St	0.18mi	3/1.0 (+1)	834 (+14%)	4mo	$58,500	$70	60
18677 Fenelon St	0.34mi	2/1.0	682 (-7%)	22mo	$41,000	$60	55
19226 Eureka St	0.70mi	2/1.0	731 (-0%)	20mo	$15,000	$21	51
19200 Shields St	0.74mi	3/1.0 (+1)	742 (+1%)	15mo	$64,500	$87	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.64×
• Total profit: $14,249
• Equity at exit: $11,928

10-year hold

• IRR: 26.4%
• Equity multiple: 3.73×
• Total profit: $61,084
• Equity at exit: $6,917

Cash invested: $22,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $359

Break-even live

Break-even rent $663

Max offer price $80,000

Occupancy floor 63%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	0.59mi
18475 Wexford St Unit 1 Detroit, MI	2.0	1.0	500	$950	$1.90	24d	1	0.80mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	1.22mi

Listing history 29 events

1. 2026-06-18
   days on market $80,000 Active 78 DOM
2. 2026-06-17
   days on market $80,000 Active 77 DOM
3. 2026-06-15
   days on market $80,000 Active 75 DOM
4. 2026-06-13
   days on market $80,000 Active 73 DOM
5. 2026-06-13
   days on market $80,000 Active 72 DOM
6. 2026-06-09
   days on market $80,000 Active 69 DOM
7. 2026-06-08
   days on market $80,000 Active 68 DOM
8. 2026-06-07
   days on market $80,000 Active 67 DOM
9. 2026-06-04
   days on market $80,000 Active 64 DOM
10. 2026-06-03
    days on market $80,000 Active 63 DOM
11. 2026-06-02
    days on market $80,000 Active 62 DOM
12. 2026-06-01
    days on market $80,000 Active 61 DOM
13. 2026-05-31
    days on market $80,000 Active 60 DOM
14. 2026-04-27
    historical $1,100
15. 2026-04-05
    listed $1,100
16. 2026-04-01
    listed $80,000 Active 1025-char remark

    Show marketing remark (1041 chars)

    Turnkey income-producing property — tenant in place, cash flowing from day one. This updated 3-bed, 1-bath bungalow is currently occupied by a cash-paying tenant on a one-year lease at $1,100/month, delivering a 14% ROI with 20% down. The property has been fully renovated — no deferred maintenance, no capital expenditure surprises. Updates include new flooring, fresh paint, updated lighting, a renovated kitchen with new cabinetry and countertops, and updated mechanicals in the full basement. Low-maintenance exterior means minimal ongoing upkeep costs. Layout offers strong rental flexibility: two main-floor bedrooms plus a large upper-level third bedroom that can serve as a flex space — attractive to a wide tenant pool. Private driveway and fenced yard add practical tenant appeal and support long-term retention. Conveniently located near major roads, shopping, and everyday amenities — a solid rental location that supports low vacancy risk. Ideal for the buy-and-hold investor seeking immediate cash flow!

17. 2026-04-01
    listed $80,000 Active 1041-char remark

    Show marketing remark (1041 chars)

    Turnkey income-producing property — tenant in place, cash flowing from day one. This updated 3-bed, 1-bath bungalow is currently occupied by a cash-paying tenant on a one-year lease at $1,100/month, delivering a 14% ROI with 20% down. The property has been fully renovated — no deferred maintenance, no capital expenditure surprises. Updates include new flooring, fresh paint, updated lighting, a renovated kitchen with new cabinetry and countertops, and updated mechanicals in the full basement. Low-maintenance exterior means minimal ongoing upkeep costs. Layout offers strong rental flexibility: two main-floor bedrooms plus a large upper-level third bedroom that can serve as a flex space — attractive to a wide tenant pool. Private driveway and fenced yard add practical tenant appeal and support long-term retention. Conveniently located near major roads, shopping, and everyday amenities — a solid rental location that supports low vacancy risk. Ideal for the buy-and-hold investor seeking immediate cash flow!

18. 2026-03-16
    historical
19. 2026-03-16
    historical
20. 2026-02-22
    price $90,000
21. 2026-02-21
    price $90,000
22. 2026-02-13
    listed $105,000 Active
23. 2026-02-13
    listed $105,000 Active
24. 2026-02-10
    historical
25. 2026-02-10
    historical
26. 2026-01-12
    price $105,000
27. 2026-01-11
    price $105,000
28. 2026-01-07
    listed $120,000 Active
29. 2026-01-07
    listed $120,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $851 · $71/mo
• Projected year-2 tax: $1,041 · $87/mo
• Expected delta: +$191/yr (+$16/mo · 22.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,411
• − Mortgage interest: −$4,481
• − Property taxes: −$851
• − Insurance: −$400
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$2,327
• Taxable income: $3,206
• Est. tax owed @ 24.0%: −$769
• After-tax cash flow: $3,540/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Detroit Public Schools Community District
• NCES district ID: 2601103
• Math proficiency: 10% ▼ -2.00%
• Reading proficiency: 24% ▲ 6.00%
• Median HH income: $25,815
• Composite: 13.06/100
• National rank: #9564
• State rank: #499 of 540 in MI

Livability — Detroit

• Score: 73/100
• State rank: #218
• US rank: #5427

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety B- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit, MI
• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 1,675,273 people
• By 2030: 1,620,300 · -3.3%
• By 2040: 1,502,341 · -10.3%
• By 2050: 1,384,039 · -17.4%
• By 2075: 1,124,592 · -32.9%
• By 2100: 881,193 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Wayne

• 2024 margin: Strong D (+29.0) · D 62.7% · R 33.7% · Other 3.6%
• 2008→2024 swing: -20.5pp toward R · 2008: 49.5pp · 2024: 29.0pp
• All cycles: 2024: D+29.0 2020: D+38.1 2016: D+37.3 2012: D+46.9 2008: D+49.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

-99.1% since first listed

16 events — show timeline

• 2026-04-27 Rental Removed $1,100 REALCOMP
• 2026-04-05 Listed for Rent $1,100 REALCOMP
• 2026-04-01 Listed $80,000 REALCOMP
• 2026-04-01 Listed $80,000 MiRealSource-MiMLS
• 2026-03-16 Listing Removed — REALCOMP
• 2026-03-16 Listing Removed — MiRealSource-MiMLS
• 2026-02-22 Price Changed $90,000 MiRealSource-MiMLS
• 2026-02-21 Price Changed $90,000 REALCOMP
• 2026-02-13 Listed $105,000 REALCOMP
• 2026-02-13 Listed $105,000 MiRealSource-MiMLS
• 2026-02-10 Listing Removed — REALCOMP
• 2026-02-10 Listing Removed — MiRealSource-MiMLS
• 2026-01-12 Price Changed $105,000 MiRealSource-MiMLS
• 2026-01-11 Price Changed $105,000 REALCOMP
• 2026-01-07 Listed $120,000 MiRealSource-MiMLS
• 2026-01-07 Listed $120,000 REALCOMP

Property tax history

-4.4%/yr

Latest (2025): $851 · -58.1% YoY. Source: county tax records.