18447 Fielding St · Detroit, MI 48219

$65,000

2 bd · 1.0 ba · 756 sqft · SingleFamily public records · 7 Days on market

Built 1941 5,663 sqft lot Est $51k · 28% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly renovated brick ranch in Detroit's Sunbeam Heights! Move-in ready with 756 sq ft on the main level plus a full 741 sq ft basement for storage or expansion. Featuring central heating and modern finishes while preserving the charm of its 1941 construction. Sitting on a deep 44x127 lot, this home offers great curb appeal and a turnkey living experience. A rare updated 2-bedroom brick home at this price -- great starter home or investment property. Schedule your showing today!!

Key facts

• Deep lot
• Full basement
• Modern finishes

Tags

• BRICK RANCH
• FULL BASEMENT
• CENTRAL HEATING AND COOLING
• MODERN FINISHES
• DEEP LOT
• CURB APPEAL

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Home design: Ranch-style single-family home; Single-story
• Construction: Brick construction; Built in 1941
• Exterior features: Lot about 0.13 acres; Asphalt roof

Interior

• Kitchen: Kitchen (12 x 10)
• Bedrooms: Primary bedroom (10 x 11); Second bedroom (10 x 10)
• Bathrooms: 1 full bathroom (approx. 7 x 6)
• Heating & cooling: Forced air heating
• Interior features: Total of 5 rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 14.5% 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 fast (+8.0%/yr); 305 active listings in the ZIP; 40 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 32% of the median local income ($44k/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 $449 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 + 8.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $26k; list at $65k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.80% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.23%
• DSCR: 2.30
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $50,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18538 Trinity St	0.27mi	3/1.0 (+1)	780 (+3%)	2mo	$46,500	$60	76
17370 Stout St	0.48mi	2/1.0	745 (-2%)	2mo	$37,000	$50	74
18135 Fielding St	0.21mi	3/1.5 (+1)	796 (+5%)	3mo	$130,000	$163	72
19401 Stout St	0.56mi	2/1.0	750 (-1%)	2mo	$28,000	$37	71
19352 Evergreen Rd	0.59mi	2/1.0	752 (-0%)	2mo	$75,000	$100	70
18418 Heyden St	0.21mi	2/1.0	865 (+14%)	3mo	$17,000	$20	64
18498 Heyden ST St	0.21mi	3/1.0 (+1)	842 (+11%)	4mo	$9,000	$11	63
17743 Trinity St	0.33mi	2/1.0	662 (-12%)	3mo	$85,000	$128	62
19360 Westbrook St	0.64mi	2/1.0	766 (+1%)	9mo	$49,000	$64	60
17594 Vaughan St	0.41mi	3/1.0 (+1)	852 (+13%)	8mo	$94,500	$111	48
19363 Plainview Ave	0.62mi	3/1.0 (+1)	823 (+9%)	5mo	$55,000	$67	47
19515 Patton St	0.67mi	3/1.0 (+1)	822 (+9%)	4mo	$95,000	$116	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.4%
• Equity multiple: 2.31×
• Total profit: $23,929
• Equity at exit: $9,692

10-year hold

• IRR: 39.6%
• Equity multiple: 5.70×
• Total profit: $85,517
• Equity at exit: $5,620

Cash invested: $18,200 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,171 high
• Mortgage (P&I): −$341
• Tax from tax record: −$114 /mo · $1,367/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $443

Break-even live

Break-even rent $610

Max offer price $65,000

Occupancy floor 57%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.08mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.14mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	0.16mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	0.17mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	0.22mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	0.30mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	0.31mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	0.51mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	0.52mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.53mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.56mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	0.59mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	0.62mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	0.67mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	0.68mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	0.69mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	0.69mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.69mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	0.69mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.69mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.69mi
18400 Lahser Rd Detroit, MI	1.0	1.0	620	$950	$1.53	24d	1	0.71mi
18350 Lahser Rd Detroit, MI	1.0	1.0	600	$950	$1.58	44d	1	0.71mi
18450 Lahser Rd Apt 1 Detroit, MI	1.0	1.0	650	$820	$1.26	5d	1	0.71mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	0.74mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.77mi
17644 Lahser Rd Unit 7 Detroit, MI	1.0	1.0	600	$995	$1.66	24d	1	0.77mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	5d	2	0.79mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	0.83mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	0.86mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.95mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	0.96mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	17d	1	0.96mi
16885 Lahser Rd Unit 1A Detroit, MI	1.0	1.0	650	$750	$1.15	5d	1	1.03mi
16854 Lahser Rd Detroit, MI	1.0	1.0	680	$885	$1.30	12d	1	1.03mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	44d	1	1.03mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	1.07mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	1.09mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	44d	1	1.15mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.15mi

Listing history 15 events

1. 2026-05-01
   status Pending 486-char remark

   Show marketing remark (486 chars)

   Freshly renovated brick ranch in Detroit's Sunbeam Heights! Move-in ready with 756 sq ft on the main level plus a full 741 sq ft basement for storage or expansion. Featuring central heating and modern finishes while preserving the charm of its 1941 construction. Sitting on a deep 44x127 lot, this home offers great curb appeal and a turnkey living experience. A rare updated 2-bedroom brick home at this price -- great starter home or investment property. Schedule your showing today!!

2. 2026-05-01
   status Pending 486-char remark

   Show marketing remark (486 chars)

   Freshly renovated brick ranch in Detroit's Sunbeam Heights! Move-in ready with 756 sq ft on the main level plus a full 741 sq ft basement for storage or expansion. Featuring central heating and modern finishes while preserving the charm of its 1941 construction. Sitting on a deep 44x127 lot, this home offers great curb appeal and a turnkey living experience. A rare updated 2-bedroom brick home at this price -- great starter home or investment property. Schedule your showing today!!

3. 2026-05-01
   status Pending

   Show marketing remark (486 chars)

   Freshly renovated brick ranch in Detroit's Sunbeam Heights! Move-in ready with 756 sq ft on the main level plus a full 741 sq ft basement for storage or expansion. Featuring central heating and modern finishes while preserving the charm of its 1941 construction. Sitting on a deep 44x127 lot, this home offers great curb appeal and a turnkey living experience. A rare updated 2-bedroom brick home at this price -- great starter home or investment property. Schedule your showing today!!

4. 2026-04-24
   listed $65,000 Active 486-char remark

   Show marketing remark (486 chars)

   Freshly renovated brick ranch in Detroit's Sunbeam Heights! Move-in ready with 756 sq ft on the main level plus a full 741 sq ft basement for storage or expansion. Featuring central heating and modern finishes while preserving the charm of its 1941 construction. Sitting on a deep 44x127 lot, this home offers great curb appeal and a turnkey living experience. A rare updated 2-bedroom brick home at this price -- great starter home or investment property. Schedule your showing today!!

5. 2026-04-24
   listed $65,000 Active 486-char remark

   Show marketing remark (486 chars)

   Freshly renovated brick ranch in Detroit's Sunbeam Heights! Move-in ready with 756 sq ft on the main level plus a full 741 sq ft basement for storage or expansion. Featuring central heating and modern finishes while preserving the charm of its 1941 construction. Sitting on a deep 44x127 lot, this home offers great curb appeal and a turnkey living experience. A rare updated 2-bedroom brick home at this price -- great starter home or investment property. Schedule your showing today!!

6. 2026-04-24
   listed $65,000 Active

   Show marketing remark (486 chars)

   Freshly renovated brick ranch in Detroit's Sunbeam Heights! Move-in ready with 756 sq ft on the main level plus a full 741 sq ft basement for storage or expansion. Featuring central heating and modern finishes while preserving the charm of its 1941 construction. Sitting on a deep 44x127 lot, this home offers great curb appeal and a turnkey living experience. A rare updated 2-bedroom brick home at this price -- great starter home or investment property. Schedule your showing today!!

7. 2020-03-01
   soldstatus $26,000
8. 2020-03-01
   soldstatus $26,000
9. 2019-12-09
   listed $26,000
10. 2019-12-09
    listed $26,000
11. 2013-10-28
    soldstatus $2,000
12. 2013-10-28
    soldstatus $2,000
13. 2012-06-29
    listed $2,995
14. 2012-06-29
    listed $2,995
15. 2001-02-02
    soldstatus $23,557

ⓘ 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: $1,367 · $114/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 7 d/yr ≥98°F today · 15 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: $14,054
• − Mortgage interest: −$3,641
• − Property taxes: −$1,367
• − Insurance: −$325
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$1,891
• Taxable income: $4,581
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $4,220/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+175.9% since first listed

15 events — show timeline

• 2026-05-01 Pending — REALCOMP
• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-05-01 Pending — SW Michigan MLS
• 2026-04-24 Listed $65,000 SW Michigan MLS
• 2026-04-24 Listed $65,000 MiRealSource-MiMLS
• 2026-04-24 Listed $65,000 REALCOMP
• 2020-03-01 Sold (MLS) $26,000 MiRealSource-MiMLS
• 2020-03-01 Sold (MLS) $26,000 REALCOMP
• 2019-12-09 Listed $26,000 MiRealSource-MiMLS
• 2019-12-09 Listed $26,000 REALCOMP
• 2013-10-28 Sold (MLS) $2,000 REALCOMP
• 2013-10-28 Sold (MLS) $2,000 MiRealSource-MiMLS
• 2012-06-29 Listed $2,995 REALCOMP
• 2012-06-29 Listed $2,995 MiRealSource-MiMLS
• 2001-02-02 Sold (Public Records) $23,557 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,367 · -54.0% YoY. Source: county tax records.