1333 Seward Ave · Detroit, MI 48202

$149,900

4 bd · 1.5 ba · 1,904 sqft · SingleFamily public records · 64 Days on market

Built 1910 8,712 sqft lot $79/sqft · 33% below area Est $224k · 33% under ↓ 49% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 1,904 sq ft two-story home featuring 4 bedrooms and 1.5 bathrooms. This property offers generously sized rooms, expansive living and dining areas, and a functional kitchen layout ready for your personal touch. The home includes a private, fenced backyard, providing a safe and peaceful outdoor space ideal for residents, family gatherings, or quiet relaxation. Previously licensed as an Adult Foster Care Home, this property blends a warm and welcoming residential atmosphere with features suited for quality resident care. It is nestled in a quiet neighborhood conveniently located near hospitals, clinics, parks, and shopping centers. While the home does need some TLC, it presents a fantastic opportunity for investors, care providers, or homeowners looking to build equity and add value. Seller is highly motivated and will consider all reasonable offers.

Key facts

• Quiet neighborhood
• 8,712 sq ft lot
• Built 1910

Tags

• PRIVATE FENCED BACKYARD
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (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 falling (-5.1%/yr); 257 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $1,992/mo this rent would consume 55% of the median local household income ($44k/yr) (locally 1258% 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 $4k 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 + 0.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $35k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1910 — 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: 1.33% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.37%
• DSCR: 1.86
• GRM: 6.3

CMA / ARV

• ARV (median comp): $224,445
• List price: $149,900
• Delta: -33.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1174 Seward St	0.09mi	3/1.0 (-1)	1,881 (-1%)	13mo	$125,000	$66	76
685 W Bethune St	0.46mi	3/2.5 (-1)	1,913 (+0%)	0mo	$445,000	$233	68
740 Pingree St	0.48mi	4/2.0	1,846 (-3%)	5mo	$170,000	$92	67
701 Pingree St	0.49mi	4/2.0	1,856 (-2%)	7mo	$295,000	$159	65
715 W Bethune	0.43mi	4/2.5	1,913 (+0%)	14mo	$460,000	$240	64
1644 W Euclid St	0.29mi	4/2.0	1,668 (-12%)	13mo	$245,000	$147	53
689 Gladstone St	0.56mi	4/1.0	1,737 (-9%)	7mo	$25,000	$14	51
2280 N La Salle Gdns	0.63mi	4/2.5	1,800 (-6%)	10mo	$350,000	$194	50
48 Mount Vernon Street St	0.73mi	3/2.5 (-1)	1,918 (+1%)	8mo	$370,000	$193	49
649 Gladstone St	0.60mi	5/1.5 (+1)	1,950 (+2%)	17mo	$285,000	$146	49
708 W Euclid St	0.43mi	3/1.5 (-1)	1,636 (-14%)	4mo	$255,000	$156	48
1188 Atkinson St	0.70mi	4/3.0	2,150 (+13%)	16mo	$359,000	$167	27

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.31×
• Total profit: $12,962
• Equity at exit: $22,351

10-year hold

• IRR: 14.9%
• Equity multiple: 2.05×
• Total profit: $44,059
• Equity at exit: $12,961

Cash invested: $41,972 (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 48202

• Rents YoY: -5.1%
• Active inventory: 257
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$786
• Tax from tax record: −$48 /mo · $571/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $677

Break-even live

Break-even rent $1,134

Max offer price $149,900

Occupancy floor 61%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1441 W Euclid St Detroit, MI	3.0	1.0	2380	$2,600	$1.09	24d	1	0.15mi
1418 W Euclid St Detroit, MI	3.0	1.0	2264	$1,200	$0.53	44d	1	0.17mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	0.51mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	3d	1	0.65mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	2d	1	0.69mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	24d	1	0.82mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	4d	1	0.83mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	0.83mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	44d	1	0.83mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	0.83mi
6144 16th St Detroit, MI	3.0	1.0	1284	$1,200	$0.93	44d	1	0.89mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	15d	1	0.90mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	2d	1	0.90mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	10d	1	0.90mi
216 Holbrook St Detroit, MI	4.0	2.0	2000	$2,000	$1.00	22d	1	0.91mi
216 Holbrook Unit Na Detroit, MI	4.0	2.0	2000	$2,200	$1.10	2d	1	0.91mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	44d	1	0.93mi
8410 Brush St Detroit, MI	3.0	2.5	1300	$2,200	$1.69	2d	1	0.94mi
419 King St Detroit, MI	3.0	1.0	1668	$2,300	$1.38	10d	1	1.03mi
528 E Philadelphia St Detroit, MI	3.0	1.0	1625	$2,400	$1.48	2d	1	1.04mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	22d	1	1.06mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	1.15mi
330 Westminster St Detroit, MI	3.0	1.0	1995	$1,900	$0.95	24d	1	1.23mi
330 Westminster St Unit NA Detroit, MI	3.0	1.0	1995	$1,900	$0.95	44d	1	1.23mi
505 Westminster St Detroit, MI	3.0	1.0	1700	$1,400	$0.82	17d	1	1.28mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	17d	1	1.28mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	44d	1	1.30mi
275 E Palmer St Detroit, MI	3.0	3.0	1500	$2,950	$1.97	44d	1	1.30mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	44d	1	1.42mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	44d	1	1.47mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	1.48mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	17d	1	1.50mi

Listing history 30 events

1. 2026-06-18
   days on market $149,900 Active 64 DOM
2. 2026-06-17
   days on market $149,900 Active 63 DOM
3. 2026-06-15
   days on market $149,900 Active 61 DOM
4. 2026-06-13
   days on market $149,900 Active 59 DOM
5. 2026-06-13
   pricedays on market $149,900 Active 58 DOM
6. 2026-06-09
   days on market $164,900 Active 55 DOM
7. 2026-06-08
   days on market $164,900 Active 54 DOM
8. 2026-06-07
   days on market $164,900 Active 53 DOM
9. 2026-06-04
   days on market $164,900 Active 50 DOM
10. 2026-06-03
    days on market $164,900 Active 49 DOM
11. 2026-06-02
    days on market $164,900 Active 48 DOM
12. 2026-06-01
    days on market $164,900 Active 47 DOM
13. 2026-05-31
    days on market $164,900 Active 46 DOM
14. 2026-05-18
    price $164,900 868-char remark

    Show marketing remark (868 chars)

    Spacious 1,904 sq ft two-story home featuring 4 bedrooms and 1.5 bathrooms. This property offers generously sized rooms, expansive living and dining areas, and a functional kitchen layout ready for your personal touch. The home includes a private, fenced backyard, providing a safe and peaceful outdoor space ideal for residents, family gatherings, or quiet relaxation. Previously licensed as an Adult Foster Care Home, this property blends a warm and welcoming residential atmosphere with features suited for quality resident care. It is nestled in a quiet neighborhood conveniently located near hospitals, clinics, parks, and shopping centers. While the home does need some TLC, it presents a fantastic opportunity for investors, care providers, or homeowners looking to build equity and add value. Seller is highly motivated and will consider all reasonable offers.

15. 2026-05-18
    price $164,900 868-char remark

    Show marketing remark (868 chars)

    Spacious 1,904 sq ft two-story home featuring 4 bedrooms and 1.5 bathrooms. This property offers generously sized rooms, expansive living and dining areas, and a functional kitchen layout ready for your personal touch. The home includes a private, fenced backyard, providing a safe and peaceful outdoor space ideal for residents, family gatherings, or quiet relaxation. Previously licensed as an Adult Foster Care Home, this property blends a warm and welcoming residential atmosphere with features suited for quality resident care. It is nestled in a quiet neighborhood conveniently located near hospitals, clinics, parks, and shopping centers. While the home does need some TLC, it presents a fantastic opportunity for investors, care providers, or homeowners looking to build equity and add value. Seller is highly motivated and will consider all reasonable offers.

16. 2026-04-15
    listed $184,900 Active 868-char remark

    Show marketing remark (868 chars)

    Spacious 1,904 sq ft two-story home featuring 4 bedrooms and 1.5 bathrooms. This property offers generously sized rooms, expansive living and dining areas, and a functional kitchen layout ready for your personal touch. The home includes a private, fenced backyard, providing a safe and peaceful outdoor space ideal for residents, family gatherings, or quiet relaxation. Previously licensed as an Adult Foster Care Home, this property blends a warm and welcoming residential atmosphere with features suited for quality resident care. It is nestled in a quiet neighborhood conveniently located near hospitals, clinics, parks, and shopping centers. While the home does need some TLC, it presents a fantastic opportunity for investors, care providers, or homeowners looking to build equity and add value. Seller is highly motivated and will consider all reasonable offers.

17. 2026-04-15
    listed $184,900 Active 868-char remark

    Show marketing remark (868 chars)

    Spacious 1,904 sq ft two-story home featuring 4 bedrooms and 1.5 bathrooms. This property offers generously sized rooms, expansive living and dining areas, and a functional kitchen layout ready for your personal touch. The home includes a private, fenced backyard, providing a safe and peaceful outdoor space ideal for residents, family gatherings, or quiet relaxation. Previously licensed as an Adult Foster Care Home, this property blends a warm and welcoming residential atmosphere with features suited for quality resident care. It is nestled in a quiet neighborhood conveniently located near hospitals, clinics, parks, and shopping centers. While the home does need some TLC, it presents a fantastic opportunity for investors, care providers, or homeowners looking to build equity and add value. Seller is highly motivated and will consider all reasonable offers.

18. 2026-04-15
    historical

    Show marketing remark (868 chars)

    Spacious 1,904 sq ft two-story home featuring 4 bedrooms and 1.5 bathrooms. This property offers generously sized rooms, expansive living and dining areas, and a functional kitchen layout ready for your personal touch. The home includes a private, fenced backyard, providing a safe and peaceful outdoor space ideal for residents, family gatherings, or quiet relaxation. Previously licensed as an Adult Foster Care Home, this property blends a warm and welcoming residential atmosphere with features suited for quality resident care. It is nestled in a quiet neighborhood conveniently located near hospitals, clinics, parks, and shopping centers. While the home does need some TLC, it presents a fantastic opportunity for investors, care providers, or homeowners looking to build equity and add value. Seller is highly motivated and will consider all reasonable offers.

19. 2026-04-15
    historical

    Show marketing remark (868 chars)

    Spacious 1,904 sq ft two-story home featuring 4 bedrooms and 1.5 bathrooms. This property offers generously sized rooms, expansive living and dining areas, and a functional kitchen layout ready for your personal touch. The home includes a private, fenced backyard, providing a safe and peaceful outdoor space ideal for residents, family gatherings, or quiet relaxation. Previously licensed as an Adult Foster Care Home, this property blends a warm and welcoming residential atmosphere with features suited for quality resident care. It is nestled in a quiet neighborhood conveniently located near hospitals, clinics, parks, and shopping centers. While the home does need some TLC, it presents a fantastic opportunity for investors, care providers, or homeowners looking to build equity and add value. Seller is highly motivated and will consider all reasonable offers.

20. 2026-03-13
    price $204,900
21. 2026-03-13
    price $204,900
22. 2026-02-27
    listed $234,900 Active
23. 2026-02-27
    listed $234,900 Active
24. 2025-12-18
    historical
25. 2025-12-18
    status Active
26. 2025-12-18
    price $300,000
27. 2025-09-13
    historical
28. 2025-09-13
    status Active
29. 2025-09-12
    historical
30. 2025-09-11
    listed $325,000 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: $571 · $48/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$869/yr (+$72/mo · 152.3%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,902
• − Mortgage interest: −$8,397
• − Property taxes: −$571
• − Insurance: −$750
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$4,361
• Taxable income: $6,000
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $6,689/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): 15,780
• Household income: $43,627
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1258.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 60% White 26% Asian 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Other Indo-European 3% Arabic 2% Spanish 2%

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: ▼ -239.24%
• Current HPI: 145.5509
• Rent YoY: ▼ -5.13%
• 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

-49.3% since first listed

17 events — show timeline

• 2026-05-18 Price Changed $164,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $164,900 REALCOMP
• 2026-04-15 Listed $184,900 REALCOMP
• 2026-04-15 Listing Removed — REALCOMP
• 2026-04-15 Listing Removed — MiRealSource-MiMLS
• 2026-04-15 Listed $184,900 MiRealSource-MiMLS
• 2026-03-13 Price Changed $204,900 MiRealSource-MiMLS
• 2026-03-13 Price Changed $204,900 REALCOMP
• 2026-02-27 Listed $234,900 REALCOMP
• 2026-02-27 Listed $234,900 MiRealSource-MiMLS
• 2025-12-18 Listing Removed — MiRealSource-MiMLS
• 2025-12-18 Relisted — MiRealSource-MiMLS
• 2025-12-18 Price Changed $300,000 MiRealSource-MiMLS
• 2025-09-13 Listing Removed — MiRealSource-MiMLS
• 2025-09-13 Relisted — MiRealSource-MiMLS
• 2025-09-12 Listing Removed — MiRealSource-MiMLS
• 2025-09-11 Listed $325,000 MiRealSource-MiMLS

Property tax history

-0.0%/yr

Latest (2025): $571 · -5.2% YoY. Source: county tax records.