17325 Barlow St · Detroit, MI 48205

$35,000

4 bd · 2.0 ba · 1,784 sqft · SingleFamily public records · 85 Days on market

Built 1928 4,356 sqft lot $20/sqft · 38% below area Est $57k · 38% under

---

Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full rehab opportunity in Detroit! Duplex property with great potential for value-add. Ideal for investors looking to renovate and generate rental income or resale profit. Property needs complete renovation—bring your vision and tools. Sold as-is.

Key facts

• Rehab opportunity
• Complete renovation
• Duplex property

Tags

• DUPLEX PROPERTY
• REHAB OPPORTUNITY
• COMPLETE RENOVATION

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 42.8% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+1.3%/yr); 373 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,654/mo this rent would consume 51% of the median local household income ($39k/yr) (locally 2121% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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 + 1.3% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 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 1928 — 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: 4.72% ✓
• Cap rate: 42.79%
• Cash-on-cash: 130.34%
• DSCR: 6.80
• GRM: 1.8

CMA / ARV

• ARV (median comp): $56,580
• List price: $35,000
• Delta: -38.14%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13034 Greiner St	0.31mi	4/2.0	1,806 (+1%)	13mo	$67,500	$37	73
12082 Engleside St	0.42mi	3/1.0 (-1)	1,758 (-2%)	14mo	$40,000	$23	57
17408 Bradford St	0.22mi	5/1.5 (+1)	1,934 (+8%)	17mo	$129,900	$67	55
17841 Hoover St	0.44mi	3/1.0 (-1)	1,906 (+7%)	8mo	$70,000	$37	52
12016 Nashville St	0.51mi	4/1.0	1,590 (-11%)	4mo	$65,000	$41	51
13707 Park Grove St	0.74mi	4/1.5	1,764 (-1%)	14mo	$96,000	$54	50
19127 Barlow St	0.67mi	5/1.5 (+1)	1,680 (-6%)	14mo	$140,000	$83	40
18680 Waltham St	0.48mi	3/1.0 (-1)	1,936 (+8%)	19mo	$77,500	$40	38
12037 Kennebec St	0.33mi	3/1.0 (-1)	1,533 (-14%)	20mo	$40,000	$26	36
18671 Alcoy St	0.59mi	3/2.0 (-1)	1,968 (+10%)	20mo	$137,550	$70	34
19170 Waltham St	0.72mi	3/1.5 (-1)	1,560 (-13%)	15mo	$51,500	$33	26
19155 Westphalia St	0.73mi	3/1.0 (-1)	2,048 (+15%)	16mo	$110,000	$54	20

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.06×
• Total profit: $59,417
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 14.09×
• Total profit: $128,295
• Equity at exit: $3,026

Cash invested: $9,800 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,654 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $1,064

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 31%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18080 Westphalia St Detroit, MI	5.0	3.0	2131	$2,500	$1.17	44d	1	0.33mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	17d	1	0.41mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	3d	1	0.54mi
18947 Runyon St Detroit, MI	3.0	1.0	1614	$1,100	$0.68	43d	1	0.82mi
18961 Teppert St Detroit, MI	3.0	1.5	2015	$1,250	$0.62	12d	1	0.87mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	17d	1	0.93mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	43d	1	1.00mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	43d	1	1.14mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	17d	1	1.20mi
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	24d	1	1.36mi

Listing history 17 events

1. 2026-06-18
   days on market $35,000 Active 85 DOM
2. 2026-06-17
   days on market $35,000 Active 84 DOM
3. 2026-06-15
   days on market $35,000 Active 82 DOM
4. 2026-06-13
   days on market $35,000 Active 80 DOM
5. 2026-06-13
   days on market $35,000 Active 79 DOM
6. 2026-06-09
   days on market $35,000 Active 76 DOM
7. 2026-06-08
   days on market $35,000 Active 75 DOM
8. 2026-06-07
   days on market $35,000 Active 74 DOM
9. 2026-06-04
   pricedays on market $35,000 Active 71 DOM
10. 2026-06-03
    days on market $40,000 Active 70 DOM
11. 2026-06-02
    days on market $40,000 Active 69 DOM
12. 2026-06-01
    days on market $40,000 Active 68 DOM
13. 2026-05-31
    days on market $40,000 Active 67 DOM
14. 2026-03-25
    listed $40,000 Active 253-char remark

    Show marketing remark (249 chars)

    Full rehab opportunity in Detroit! Duplex property with great potential for value-add. Ideal for investors looking to renovate and generate rental income or resale profit. Property needs complete renovation - bring your vision and tools. Sold as-is.

15. 2026-03-25
    listed $40,000 Active 249-char remark

    Show marketing remark (249 chars)

    Full rehab opportunity in Detroit! Duplex property with great potential for value-add. Ideal for investors looking to renovate and generate rental income or resale profit. Property needs complete renovation - bring your vision and tools. Sold as-is.

16. 2021-02-11
    soldstatus $84,000
17. 1993-02-15
    soldstatus $10,000

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

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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,843
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$1,018
• Taxable income: $12,990
• Est. tax owed @ 24.0%: −$3,118
• After-tax cash flow: $9,656/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+300.0% since first listed

4 events — show timeline

• 2026-03-25 Listed $40,000 MiRealSource-MiMLS
• 2026-03-25 Listed $40,000 REALCOMP
• 2021-02-11 Sold (Public Records) $84,000 Public Records
• 1993-02-15 Sold (Public Records) $10,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,194 · -54.3% YoY. Source: county tax records.