17317 Washburn St · Detroit, MI 48221

$179,900

4 bd · 1.0 ba · 980 sqft · SingleFamily public records · 117 Days on market

Built 1931 3,920 sqft lot $184/sqft · 101% above area Est $196k · 8% under ↓ 5% since listing

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Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +11.1/15.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated bungalow just steps from the Bagley neighborhood, offering the charm and stability of one of Northwest Detroit's most respected corridors - without the premium price tag. The entry is graced with a decorative, stained, and stamped concrete walkway and porch. From the foyer, you are greeted by a recently painted interior featuring wood flooring throughout. This home feels fresh, bright, and truly move-in ready. With 4 spacious bedrooms and 2 full baths, including a spa-style bathroom with a jetted soaking tub, there's room and comfort for everyday living. The kitchen checks every box with granite countertops and stainless steel appliances, while the finished basement provides flexible space for entertaining from the bar, a home office, gym, or media room. Central air and a 2-car garage add the practicality today's buyers expect. Located near Marygrove College, University of Detroit Jesuit High School, University of Detroit Mercy, Mumford High School, The Avenue of Fashion, and the revitalized West McNichols corridor, this location offers unmatched access to shopping, recreation, and education. This is Northwest Detroit living done right - updated, spacious, and positioned for long-term value.

Key facts

• Wood flooring
• Jetted soaking tub
• Updated bungalow

Tags

• UPDATED BUNGALOW
• WOOD FLOORING
• SPA-STYLE BATHROOM
• JETTED SOAKING TUB
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-9 ($-113/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (17.8% below list).
• Recommended offer: $148k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 (+3.4%/yr); 349 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 31% of the median local income ($58k/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 $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 117 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,848 (17.8% 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 117 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.82% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (median comp): $195,741
• List price: $179,900
• Delta: -8.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17308 Pinehurst St	0.24mi	3/1.0 (-1)	1,000 (+2%)	10mo	$75,000	$75	72
16585 Washburn St	0.39mi	3/1.0 (-1)	968 (-1%)	8mo	$75,000	$77	68
16644 Ilene St	0.33mi	3/1.0 (-1)	984 (+0%)	14mo	$90,000	$91	67
18000 Ilene St	0.24mi	3/2.0 (-1)	1,057 (+8%)	2mo	$135,000	$128	65
18636 Washburn St	0.65mi	3/1.5 (-1)	967 (-1%)	7mo	$62,500	$65	55
18234 Griggs St	0.41mi	3/2.0 (-1)	939 (-4%)	16mo	$153,000	$163	52
18619 Birwood St	0.65mi	3/1.0 (-1)	1,000 (+2%)	12mo	$139,900	$140	51
16135 Indiana St	0.63mi	3/1.5 (-1)	1,000 (+2%)	12mo	$135,000	$135	50
18675 Washburn St	0.68mi	4/1.5	1,042 (+6%)	12mo	$137,500	$132	46
17147 Appoline St	0.51mi	3/2.0 (-1)	1,100 (+12%)	1mo	$170,000	$155	46
17146 Appoline St	0.48mi	3/1.0 (-1)	1,119 (+14%)	8mo	$44,500	$40	42
15884 Indiana St	0.71mi	4/1.5	1,051 (+7%)	13mo	$90,000	$86	42

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-29,114
• Equity at exit: $26,824

10-year hold

• IRR: -7.2%
• Equity multiple: 0.53×
• Total profit: $-23,478
• Equity at exit: $15,554

Cash invested: $50,372 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$943
• Tax from tax record: −$159 /mo · $1,909/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-9

Break-even live

Break-even rent $1,490

Max offer price $178,232

Occupancy floor 96%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	0.74mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	16d	1	0.77mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	18d	1	0.96mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	43d	1	1.02mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.05mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	1.18mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	3d	1	1.22mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	1.39mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	1.43mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	1.46mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $179,900 Active 117 DOM
2. 2026-06-17
   days on market $179,900 Active 116 DOM
3. 2026-06-15
   days on market $179,900 Active 114 DOM
4. 2026-06-13
   days on market $179,900 Active 112 DOM
5. 2026-06-13
   days on market $179,900 Active 111 DOM
6. 2026-06-09
   days on market $179,900 Active 108 DOM
7. 2026-06-08
   days on market $179,900 Active 107 DOM
8. 2026-06-07
   days on market $179,900 Active 106 DOM
9. 2026-06-04
   pricedays on market $179,900 Active 103 DOM
10. 2026-06-03
    days on market $189,900 Active 102 DOM
11. 2026-06-01
    days on market $189,900 Active 100 DOM
12. 2026-05-31
    days on market $189,900 Active 99 DOM
13. 2026-05-19
    price $189,900 1230-char remark

    Show marketing remark (1230 chars)

    Beautifully updated bungalow just steps from the Bagley neighborhood, offering the charm and stability of one of Northwest Detroit's most respected corridors - without the premium price tag. The entry is graced with a decorative, stained, and stamped concrete walkway and porch. From the foyer, you are greeted by a recently painted interior featuring wood flooring throughout. This home feels fresh, bright, and truly move-in ready. With 4 spacious bedrooms and 2 full baths, including a spa-style bathroom with a jetted soaking tub, there's room and comfort for everyday living. The kitchen checks every box with granite countertops and stainless steel appliances, while the finished basement provides flexible space for entertaining from the bar, a home office, gym, or media room. Central air and a 2-car garage add the practicality today's buyers expect. Located near Marygrove College, University of Detroit Jesuit High School, University of Detroit Mercy, Mumford High School, The Avenue of Fashion, and the revitalized West McNichols corridor, this location offers unmatched access to shopping, recreation, and education. This is Northwest Detroit living done right - updated, spacious, and positioned for long-term value.

14. 2026-05-18
    price $189,900 1256-char remark

    Show marketing remark (1256 chars)

    Beautifully updated bungalow just steps from the Bagley neighborhood, offering the charm and stability of one of Northwest Detroit’s most respected corridors—without the premium price tag. The entry is graced with a decorative, stained, and stamped concrete walkway and porch. From the foyer, you are greeted by a recently painted interior featuring wood flooring throughout. This home feels fresh, bright, and truly move-in ready. With 4 spacious bedrooms and 2 full baths, including a spa-style bathroom with a jetted soaking tub, there’s room and comfort for everyday living. The kitchen checks every box with granite countertops and stainless steel appliances, while the finished basement provides flexible space for entertaining from the bar, a home office, gym, or media room. Central air and a 2-car garage add the practicality today’s buyers expect. Located near Marygrove College, University of Detroit Jesuit High School, University of Detroit Mercy, Mumford High School, The Avenue of Fashion, and the revitalized West McNichols corridor, this location offers unmatched access to shopping, recreation, and education. This is Northwest Detroit living done right—updated, spacious, and positioned for long-term value.

15. 2026-02-22
    listed $199,900 Active 1256-char remark

    Show marketing remark (1256 chars)

    Beautifully updated bungalow just steps from the Bagley neighborhood, offering the charm and stability of one of Northwest Detroit’s most respected corridors—without the premium price tag. The entry is graced with a decorative, stained, and stamped concrete walkway and porch. From the foyer, you are greeted by a recently painted interior featuring wood flooring throughout. This home feels fresh, bright, and truly move-in ready. With 4 spacious bedrooms and 2 full baths, including a spa-style bathroom with a jetted soaking tub, there’s room and comfort for everyday living. The kitchen checks every box with granite countertops and stainless steel appliances, while the finished basement provides flexible space for entertaining from the bar, a home office, gym, or media room. Central air and a 2-car garage add the practicality today’s buyers expect. Located near Marygrove College, University of Detroit Jesuit High School, University of Detroit Mercy, Mumford High School, The Avenue of Fashion, and the revitalized West McNichols corridor, this location offers unmatched access to shopping, recreation, and education. This is Northwest Detroit living done right—updated, spacious, and positioned for long-term value.

16. 2026-02-21
    listed $199,900 Active 1230-char remark

    Show marketing remark (1230 chars)

    Beautifully updated bungalow just steps from the Bagley neighborhood, offering the charm and stability of one of Northwest Detroit's most respected corridors - without the premium price tag. The entry is graced with a decorative, stained, and stamped concrete walkway and porch. From the foyer, you are greeted by a recently painted interior featuring wood flooring throughout. This home feels fresh, bright, and truly move-in ready. With 4 spacious bedrooms and 2 full baths, including a spa-style bathroom with a jetted soaking tub, there's room and comfort for everyday living. The kitchen checks every box with granite countertops and stainless steel appliances, while the finished basement provides flexible space for entertaining from the bar, a home office, gym, or media room. Central air and a 2-car garage add the practicality today's buyers expect. Located near Marygrove College, University of Detroit Jesuit High School, University of Detroit Mercy, Mumford High School, The Avenue of Fashion, and the revitalized West McNichols corridor, this location offers unmatched access to shopping, recreation, and education. This is Northwest Detroit living done right - updated, spacious, and positioned for long-term value.

ⓘ 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: $1,909 · $159/mo
• Projected year-2 tax: $2,340 · $195/mo
• Expected delta: +$431/yr (+$36/mo · 22.6%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,742
• − Mortgage interest: −$10,077
• − Property taxes: −$1,909
• − Insurance: −$900
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$5,233
• Taxable loss: −$3,216
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $659/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): 41,392
• Household income: $57,878
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1646.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 4% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -433.14%
• Current HPI: 280.5434
• Rent YoY: ▲ 3.44%
• 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

-5.0% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $189,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $189,900 REALCOMP
• 2026-02-22 Listed $199,900 REALCOMP
• 2026-02-21 Listed $199,900 MiRealSource-MiMLS

Property tax history

+1.6%/yr

Latest (2025): $1,909 · -54.3% YoY. Source: county tax records.