1475 25th St · Detroit, MI 48216

$234,900

7 bd · 1.5 ba · 1,779 sqft · Townhouse public records · 33 Days on market

Built 1900 3,920 sqft lot Est $176k · 33% over ↓ 15% since listing

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Why this score? — see what drove the F 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 +7.4/30.0
• 1% rule +4.3/10.0
• Rent growth +4.3/5.0
• Livability +3.7/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Investment Opportunity in Prime SW Detroit! Well-maintained situated on a rare double lot, offering immediate rental income with both units occupied by long-term tenants. The upper unit (1477) features 4 bedrooms, 1 full bath, and a private balcony. The lower unit (1475) offers 3 bedrooms and 1 full bath. Property includes a garage/storage unit and ample parking. Recent updates include newer electrical meters and fresh exterior paint. Ideal for investors seeking a solid, income-producing property with stable tenancy. Conveniently located near major roads, shopping, and dining. Great opportunity to add to your portfolio.

Key facts

• Garage storage unit
• Private balcony
• Double lot

Tags

• DOUBLE LOT
• PRIVATE BALCONY
• GARAGE STORAGE UNIT
• NEWER ELECTRICAL METERS
• FRESH EXTERIOR PAINT

Property features AI

Finance

• Other: Property classified as residential income / multi-family
• Financial info: Rents listed: $1,000 for the 4+ bedroom unit, $1,000 for the 3-bedroom unit

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer / sewer connected; Electricity connected
• Home design: Multi-family residential income property; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Lot approximately 3,920 sq ft (0.09 acres); Cross streets: Vernon & 25th

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: One unit with 4+ bedrooms; One unit with 3 bedrooms
• Bathrooms: One bathroom in the 4+ bedroom unit; One bathroom in the 3-bedroom unit
• Heating & cooling: Forced-air heating; Natural gas heating
• Interior features: Common-area laundry; Basement
• Laundry & utility: Common-area laundry

What this means for you Summary

Snapshot

• This is a 7-bed/1.5-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (7.1% below list).
• Recommended offer: $181k (22.9% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+7.3%/yr); 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,182/mo this rent would consume 59% of the median local household income ($44k/yr) (locally 431% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,054 (22.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.93% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.56%
• DSCR: 0.75
• GRM: 9.0

CMA / ARV

• ARV (median comp): $176,475
• List price: $234,900
• Delta: 33.11%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.3% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.28×
• Total profit: $-47,345
• Equity at exit: $35,024

10-year hold

• IRR: -3.9%
• Equity multiple: 0.68×
• Total profit: $-20,903
• Equity at exit: $20,310

Cash invested: $65,772 (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 48216

• Home prices YoY: -2.3%
• Rents YoY: 7.3%
• Active inventory: 105
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,182 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$699 /mo · $8,390/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-305

Break-even live

Break-even rent $2,568

Max offer price $181,054

Occupancy floor —

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1945 Junction St Detroit, MI	7.0	2.0	2000	$2,000	$1.00	2d	1	0.87mi

Listing history 20 events

1. 2026-06-18
   days on market $234,900 Active 33 DOM
2. 2026-06-17
   days on market $234,900 Active 32 DOM
3. 2026-06-15
   days on market $234,900 Active 30 DOM
4. 2026-06-13
   days on market $234,900 Active 28 DOM
5. 2026-06-13
   days on market $234,900 Active 27 DOM
6. 2026-06-09
   days on market $234,900 Active 24 DOM
7. 2026-06-08
   days on market $234,900 Active 23 DOM
8. 2026-06-07
   days on market $234,900 Active 22 DOM
9. 2026-06-04
   days on market $234,900 Active 19 DOM
10. 2026-06-03
    days on market $234,900 Active 18 DOM
11. 2026-06-02
    days on market $234,900 Active 17 DOM
12. 2026-06-01
    days on market $234,900 Active 16 DOM
13. 2026-05-31
    days on market $234,900 Active 15 DOM
14. 2026-05-14
    status Pending 627-char remark

    Show marketing remark (627 chars)

    Investment Opportunity in Prime SW Detroit! Well-maintained situated on a rare double lot, offering immediate rental income with both units occupied by long-term tenants. The upper unit (1477) features 4 bedrooms, 1 full bath, and a private balcony. The lower unit (1475) offers 3 bedrooms and 1 full bath. Property includes a garage/storage unit and ample parking. Recent updates include newer electrical meters and fresh exterior paint. Ideal for investors seeking a solid, income-producing property with stable tenancy. Conveniently located near major roads, shopping, and dining. Great opportunity to add to your portfolio.

15. 2026-05-14
    status Pending 627-char remark

    Show marketing remark (627 chars)

    Investment Opportunity in Prime SW Detroit! Well-maintained situated on a rare double lot, offering immediate rental income with both units occupied by long-term tenants. The upper unit (1477) features 4 bedrooms, 1 full bath, and a private balcony. The lower unit (1475) offers 3 bedrooms and 1 full bath. Property includes a garage/storage unit and ample parking. Recent updates include newer electrical meters and fresh exterior paint. Ideal for investors seeking a solid, income-producing property with stable tenancy. Conveniently located near major roads, shopping, and dining. Great opportunity to add to your portfolio.

16. 2026-05-01
    listed $234,900 Active 627-char remark

    Show marketing remark (627 chars)

    Investment Opportunity in Prime SW Detroit! Well-maintained situated on a rare double lot, offering immediate rental income with both units occupied by long-term tenants. The upper unit (1477) features 4 bedrooms, 1 full bath, and a private balcony. The lower unit (1475) offers 3 bedrooms and 1 full bath. Property includes a garage/storage unit and ample parking. Recent updates include newer electrical meters and fresh exterior paint. Ideal for investors seeking a solid, income-producing property with stable tenancy. Conveniently located near major roads, shopping, and dining. Great opportunity to add to your portfolio.

17. 2026-05-01
    listed $234,900 Active 627-char remark

    Show marketing remark (627 chars)

    Investment Opportunity in Prime SW Detroit! Well-maintained situated on a rare double lot, offering immediate rental income with both units occupied by long-term tenants. The upper unit (1477) features 4 bedrooms, 1 full bath, and a private balcony. The lower unit (1475) offers 3 bedrooms and 1 full bath. Property includes a garage/storage unit and ample parking. Recent updates include newer electrical meters and fresh exterior paint. Ideal for investors seeking a solid, income-producing property with stable tenancy. Conveniently located near major roads, shopping, and dining. Great opportunity to add to your portfolio.

18. 2026-01-05
    historical
19. 2025-11-08
    listed $274,900 Active
20. 2025-11-08
    listed $274,900 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: $8,390 · $699/mo
• Projected year-2 tax: $8,390 · $699/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 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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,188
• − Mortgage interest: −$13,158
• − Property taxes: −$8,390
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,095
• − Management: −$2,095
• − Depreciation: −$6,833
• Taxable loss: −$7,558
• Est. tax savings @ 24.0%: +$1,814
• After-tax cash flow: $-1,844/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): 5,865
• Household income: $44,335
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 431.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 37% White 32% Hispanic / Latino 24% Two or more races 10%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 15% Arabic 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: ▼ -4.60%
• Current HPI: 194.458
• Rent YoY: ▲ 7.30%
• 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

-14.6% since first listed

9 events — show timeline

• 2026-05-29 Relisted — MiRealSource-MiMLS
• 2026-05-29 Relisted — REALCOMP
• 2026-05-14 Pending — REALCOMP
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-01 Listed $234,900 REALCOMP
• 2026-05-01 Listed $234,900 MiRealSource-MiMLS
• 2026-01-05 Listing Removed — MiRealSource-MiMLS
• 2025-11-08 Listed $274,900 REALCOMP
• 2025-11-08 Listed $274,900 MiRealSource-MiMLS

Property tax history

+21.0%/yr

Latest (2025): $8,390 · +0.3% YoY. Source: county tax records.