4258 Seneca St · Detroit, MI 48214

$159,000

3 bd · 1.5 ba · 1,655 sqft · SingleFamily public records · 31 Days on market

Built 1917 4,356 sqft lot Est $144k · 10% over

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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 +25.0/30.0
• DSCR +8.1/10.0
• 1% rule +6.4/10.0
• Livability +3.7/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A truly inviting single family residence awaits at 4258 Seneca Street, Detroit, MI, presenting a ready to move in condition that promises immediate comfort. The property comprises three comfortable bedrooms, each offering a peaceful retreat, alongside one and a half well-appointed bathrooms designed for convenience. An inviting porch extends a welcoming invitation to enjoy the outdoors, perfect for quiet mornings or tranquil afternoons. This residence offers a harmonious blend of classic appeal and contemporary comfort, poised to become a cherished dwelling.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1917

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $154k (3.0% 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: 298 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $1,808/mo this rent would consume 65% of the median local household income ($34k/yr) (locally 1364% 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 $1k of loan paydown is wiped out by about $5k 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 31 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $60k; list at $159k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.30%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $143,985
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4258 Seneca St	0.00mi	3/1.5	1,655 (0%)	1mo	$144,000	$87	99
4157 Burns St	0.10mi	4/2.5 (+1)	1,628 (-2%)	7mo	$320,000	$197	78
3869 Burns St	0.20mi	4/1.5 (+1)	1,505 (-9%)	2mo	$230,000	$153	69
3805 Seneca St	0.26mi	4/1.5 (+1)	1,807 (+9%)	2mo	$185,000	$102	66
3748 Burns St	0.32mi	4/1.5 (+1)	1,776 (+7%)	4mo	$225,000	$127	65
3752 Van Dyke St	0.35mi	4/2.5 (+1)	1,746 (+6%)	4mo	$65,000	$37	62
5360 Burns St	0.59mi	4/1.0 (+1)	1,664 (+0%)	4mo	$60,000	$36	61
5171 Burns St	0.51mi	3/1.0	1,425 (-14%)	3mo	$20,000	$14	49
3517 Belvidere St	0.53mi	2/2.0 (-1)	1,496 (-10%)	5mo	$71,000	$47	48
4475 Field St	0.63mi	4/1.0 (+1)	1,471 (-11%)	2mo	$45,000	$31	43
5326 Belvidere St	0.67mi	4/1.5 (+1)	1,469 (-11%)	5mo	$82,500	$56	41
4780 Hurlbut St	0.73mi	4/2.0 (+1)	1,489 (-10%)	2mo	$155,000	$104	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.92×
• Total profit: $-3,780
• Equity at exit: $23,707

10-year hold

• IRR: 7.5%
• Equity multiple: 1.56×
• Total profit: $25,066
• Equity at exit: $13,747

Cash invested: $44,520 (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 48214

• Active inventory: 298
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$834
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $345

Break-even live

Break-even rent $1,371

Max offer price $159,000

Occupancy floor 76%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	24d	1	0.10mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	43d	1	0.18mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	17d	1	0.49mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	18d	1	0.63mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	0.74mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	18d	1	0.86mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	43d	1	0.87mi
3631 Helen St Unit 3635 Detroit, MI	4.0	2.0	2157	$1,650	$0.76	43d	1	0.88mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	17d	1	0.88mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	43d	1	0.95mi
8001 Kercheval Ave Detroit, MI	1.0–2.0	1.0–2.0	984	$2,270	$2.31	1d	3	1.07mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	43d	1	1.20mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	43d	1	1.24mi
1454 Townsend St #101 Detroit, MI	2.0	2.0	1268	$2,500	$1.97	3d	1	1.33mi
374 E Grand Blvd Unit 2A Detroit, MI	2.0	2.0	1450	$2,750	$1.90	43d	1	1.37mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	17d	1	1.42mi
8925 E Jefferson Ave Detroit, MI	1.0–2.0	1.0–2.0	1050	$1,945	$1.85	43d	9	1.44mi
1738 Canton St Unit 1 Detroit, MI	4.0	1.0	2244	$1,650	$0.74	43d	1	1.44mi
8845 E Jefferson Ave Unit 204 Detroit, MI	2.0	1.5	1150	$2,350	$2.04	43d	1	1.45mi
8845 E Jefferson Ave Unit 206 Detroit, MI	2.0	1.5	1230	$1,660	$1.35	43d	1	1.45mi
8845 E Jefferson Ave Unit 207 Detroit, MI	2.0	1.5	1500	$1,695	$1.13	43d	1	1.45mi

Listing history 9 events

1. 2026-04-18
   status Pending 564-char remark

   Show marketing remark (564 chars)

   A truly inviting single family residence awaits at 4258 Seneca Street, Detroit, MI, presenting a ready to move in condition that promises immediate comfort. The property comprises three comfortable bedrooms, each offering a peaceful retreat, alongside one and a half well-appointed bathrooms designed for convenience. An inviting porch extends a welcoming invitation to enjoy the outdoors, perfect for quiet mornings or tranquil afternoons. This residence offers a harmonious blend of classic appeal and contemporary comfort, poised to become a cherished dwelling.

2. 2026-04-18
   status Pending

   Show marketing remark (564 chars)

   A truly inviting single family residence awaits at 4258 Seneca Street, Detroit, MI, presenting a ready to move in condition that promises immediate comfort. The property comprises three comfortable bedrooms, each offering a peaceful retreat, alongside one and a half well-appointed bathrooms designed for convenience. An inviting porch extends a welcoming invitation to enjoy the outdoors, perfect for quiet mornings or tranquil afternoons. This residence offers a harmonious blend of classic appeal and contemporary comfort, poised to become a cherished dwelling.

3. 2026-03-31
   historical Accepting Backup Offers 564-char remark

   Show marketing remark (564 chars)

   A truly inviting single family residence awaits at 4258 Seneca Street, Detroit, MI, presenting a ready to move in condition that promises immediate comfort. The property comprises three comfortable bedrooms, each offering a peaceful retreat, alongside one and a half well-appointed bathrooms designed for convenience. An inviting porch extends a welcoming invitation to enjoy the outdoors, perfect for quiet mornings or tranquil afternoons. This residence offers a harmonious blend of classic appeal and contemporary comfort, poised to become a cherished dwelling.

4. 2026-03-30
   historical Active Under Contract
5. 2026-03-18
   listed $159,000 Active

   Show marketing remark (564 chars)

   A truly inviting single family residence awaits at 4258 Seneca Street, Detroit, MI, presenting a ready to move in condition that promises immediate comfort. The property comprises three comfortable bedrooms, each offering a peaceful retreat, alongside one and a half well-appointed bathrooms designed for convenience. An inviting porch extends a welcoming invitation to enjoy the outdoors, perfect for quiet mornings or tranquil afternoons. This residence offers a harmonious blend of classic appeal and contemporary comfort, poised to become a cherished dwelling.

6. 2026-03-18
   listed $159,000 Active 564-char remark

   Show marketing remark (564 chars)

   A truly inviting single family residence awaits at 4258 Seneca Street, Detroit, MI, presenting a ready to move in condition that promises immediate comfort. The property comprises three comfortable bedrooms, each offering a peaceful retreat, alongside one and a half well-appointed bathrooms designed for convenience. An inviting porch extends a welcoming invitation to enjoy the outdoors, perfect for quiet mornings or tranquil afternoons. This residence offers a harmonious blend of classic appeal and contemporary comfort, poised to become a cherished dwelling.

7. 2003-08-15
   soldstatus $60,000
8. 2003-03-11
   soldstatus $60,000
9. 2003-01-14
   listed $65,000

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $2,323 · $194/mo
• Expected delta: +$126/yr (+$10/mo · 5.7%)

ⓘ 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 ≥96°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: $21,691
• − Mortgage interest: −$8,906
• − Property taxes: −$2,197
• − Insurance: −$795
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$4,625
• Taxable income: $1,697
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $3,731/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• 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: ▼ -367.43%
• Current HPI: 102.0969
• Rent YoY: —
• 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

+144.6% since first listed

9 events — show timeline

• 2026-04-18 Pending — MiRealSource-MiMLS
• 2026-04-18 Pending — REALCOMP
• 2026-03-31 Contingent — MiRealSource-MiMLS
• 2026-03-30 Contingent — REALCOMP
• 2026-03-18 Listed $159,000 REALCOMP
• 2026-03-18 Listed $159,000 MiRealSource-MiMLS
• 2003-08-15 Sold (Public Records) $60,000 Public Records
• 2003-03-11 Sold (MLS) $60,000 REALCOMP
• 2003-01-14 Listed $65,000 REALCOMP

Property tax history

+10.8%/yr

Latest (2025): $2,197 · +89.4% YoY. Source: county tax records.