18300 Mendota St · Detroit, MI 48221

$159,900

3 bd · 1.0 ba · 1,303 sqft · SingleFamily public records · 25 Days on market

Built 1942 3,920 sqft lot Est $133k · 20% over

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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 +16.2/30.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• 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

Charming 3-bedroom, 1-bath home located on Mendota Street in Detroit. This well-maintained property features a functional layout with a spacious living area, generously sized bedrooms, and plenty of natural light throughout. The home includes a full basement offering additional storage or potential living space, along with a private backyard ideal for outdoor enjoyment. Conveniently located near schools, parks, shopping, and major roadways, this property is a great opportunity for both homeowners and investors alike.

Key facts

• Near schools
• Near shopping
• Private backyard

Tags

• FULL BASEMENT
• PRIVATE BACKYARD
• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING
• NEAR MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (12.2% below list).
• Recommended offer: $140k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 10.0% 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: 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.
• Zoned schools: Schulze Academy For Technology And Arts (math 10% / reading 30%, grade F, #1,083 of 1,397 statewide, top 78%, 692 students, 87% FRL); Mumford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 889 students, 86% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

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 25 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $121k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,456 (12.2% below list)

Questions for the listing agent

1. Built in 1942 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $132,906
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18292 Mendota St	0.01mi	3/1.0	1,232 (-5%)	1mo	$145,000	$118	90
18438 Mendota St	0.06mi	3/1.5	1,459 (+12%)	2mo	$149,400	$102	74
18501 Mendota St	0.13mi	3/1.0	1,461 (+12%)	4mo	$135,000	$92	71
17621 Meyers Rd	0.34mi	2/2.0 (-1)	1,264 (-3%)	0mo	$40,000	$32	70
18093 Mendota St	0.14mi	3/1.0	1,132 (-13%)	4mo	$133,000	$117	69
18011 Appoline St W	0.37mi	3/1.5	1,440 (+10%)	3mo	$170,000	$118	61
18474 Griggs St	0.15mi	3/2.5	1,492 (+14%)	2mo	$106,000	$71	61
17161 Ward Ave	0.73mi	3/1.5	1,377 (+6%)	2mo	$194,500	$141	53
19322 Ilene St	0.58mi	3/1.0	1,144 (-12%)	0mo	$165,000	$144	52
18947 Cherrylawn St	0.61mi	3/1.0	1,460 (+12%)	2mo	$110,000	$75	50
17561 Appoline St	0.42mi	3/1.5	1,498 (+15%)	4mo	$88,000	$59	50
19366 Kentucky St	0.67mi	3/1.5	1,148 (-12%)	4mo	$99,000	$86	43

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-19,907
• Equity at exit: $23,842

10-year hold

• IRR: -2.6%
• Equity multiple: 0.82×
• Total profit: $-7,900
• Equity at exit: $13,825

Cash invested: $44,772 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,405 high
• Mortgage (P&I): −$839
• Tax from tax record: −$120 /mo · $1,434/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $85

Break-even live

Break-even rent $1,297

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $175	-5% $130	+0% $85	+5% $40	+10% $-6
Rent	-10% $-26	-5% $29	+0% $85	+5% $140	+10% $196
Rate	-1.0pp $165	-0.5pp $126	base $85	+0.5pp $43	+1.0pp $1

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	45d	1	0.32mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	45d	1	0.34mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	6d	1	0.46mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	21d	1	0.69mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	26d	1	0.72mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	19d	1	0.74mi
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	26d	1	0.78mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	26d	1	0.81mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	21d	1	0.81mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	6d	1	0.83mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,500	$1.49	0d	1	0.87mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	45d	1	0.93mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	22d	1	1.00mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	6d	1	1.00mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	45d	1	1.02mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	19d	1	1.05mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	45d	1	1.06mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	45d	1	1.07mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	19d	1	1.08mi
19986 Cherrylawn St Detroit, MI	4.0	1.5	1144	$1,700	$1.49	19d	1	1.10mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	45d	1	1.11mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	18d	1	1.12mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	45d	1	1.13mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	45d	1	1.17mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	45d	1	1.18mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	4d	1	1.18mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	18d	1	1.18mi
17551 Santa Rosa Dr Detroit, MI	2.0	1.0	1036	$1,095	$1.06	45d	1	1.19mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	45d	1	1.21mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	26d	1	1.21mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	19d	1	1.21mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	45d	1	1.23mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	26d	1	1.24mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	19d	1	1.25mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	26d	1	1.27mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	19d	1	1.29mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	45d	1	1.29mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	45d	1	1.31mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	19d	1	1.31mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	12d	1	1.31mi

Listing history 20 events

1. 2026-04-25
   status Pending 522-char remark

   Show marketing remark (522 chars)

   Charming 3-bedroom, 1-bath home located on Mendota Street in Detroit. This well-maintained property features a functional layout with a spacious living area, generously sized bedrooms, and plenty of natural light throughout. The home includes a full basement offering additional storage or potential living space, along with a private backyard ideal for outdoor enjoyment. Conveniently located near schools, parks, shopping, and major roadways, this property is a great opportunity for both homeowners and investors alike.

2. 2026-04-25
   status Pending

   Show marketing remark (522 chars)

   Charming 3-bedroom, 1-bath home located on Mendota Street in Detroit. This well-maintained property features a functional layout with a spacious living area, generously sized bedrooms, and plenty of natural light throughout. The home includes a full basement offering additional storage or potential living space, along with a private backyard ideal for outdoor enjoyment. Conveniently located near schools, parks, shopping, and major roadways, this property is a great opportunity for both homeowners and investors alike.

3. 2026-04-20
   price $159,900 522-char remark

   Show marketing remark (522 chars)

   Charming 3-bedroom, 1-bath home located on Mendota Street in Detroit. This well-maintained property features a functional layout with a spacious living area, generously sized bedrooms, and plenty of natural light throughout. The home includes a full basement offering additional storage or potential living space, along with a private backyard ideal for outdoor enjoyment. Conveniently located near schools, parks, shopping, and major roadways, this property is a great opportunity for both homeowners and investors alike.

4. 2026-04-20
   price $159,900

   Show marketing remark (522 chars)

   Charming 3-bedroom, 1-bath home located on Mendota Street in Detroit. This well-maintained property features a functional layout with a spacious living area, generously sized bedrooms, and plenty of natural light throughout. The home includes a full basement offering additional storage or potential living space, along with a private backyard ideal for outdoor enjoyment. Conveniently located near schools, parks, shopping, and major roadways, this property is a great opportunity for both homeowners and investors alike.

5. 2026-03-27
   listed $169,900 Active 522-char remark

   Show marketing remark (522 chars)

   Charming 3-bedroom, 1-bath home located on Mendota Street in Detroit. This well-maintained property features a functional layout with a spacious living area, generously sized bedrooms, and plenty of natural light throughout. The home includes a full basement offering additional storage or potential living space, along with a private backyard ideal for outdoor enjoyment. Conveniently located near schools, parks, shopping, and major roadways, this property is a great opportunity for both homeowners and investors alike.

6. 2026-03-27
   listed $169,900 Active

   Show marketing remark (522 chars)

   Charming 3-bedroom, 1-bath home located on Mendota Street in Detroit. This well-maintained property features a functional layout with a spacious living area, generously sized bedrooms, and plenty of natural light throughout. The home includes a full basement offering additional storage or potential living space, along with a private backyard ideal for outdoor enjoyment. Conveniently located near schools, parks, shopping, and major roadways, this property is a great opportunity for both homeowners and investors alike.

7. 2011-02-02
   historical
8. 2011-02-02
   historical
9. 2010-12-28
   historical
10. 2010-12-20
    listed $14,900
11. 2010-12-20
    listed $14,900
12. 2010-08-22
    listed $24,500
13. 2010-08-22
    listed $24,500
14. 2007-08-23
    soldstatus $121,000
15. 2006-07-10
    soldstatus $125,000
16. 2006-04-28
    historical
17. 2006-04-28
    historical
18. 2005-10-28
    listed $128,000
19. 2004-10-28
    listed $128,000
20. 1993-05-13
    soldstatus $42,500

ⓘ 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: $1,434 · $120/mo
• Projected year-2 tax: $1,948 · $162/mo
• Expected delta: +$514/yr (+$43/mo · 35.8%)

ⓘ 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: $16,855
• − Mortgage interest: −$8,957
• − Property taxes: −$1,434
• − Insurance: −$800
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$4,652
• Taxable loss: −$1,684
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $1,423/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

+276.2% since first listed

20 events — show timeline

• 2026-04-25 Pending — MiRealSource-MiMLS
• 2026-04-25 Pending — REALCOMP
• 2026-04-20 Price Changed $159,900 MiRealSource-MiMLS
• 2026-04-20 Price Changed $159,900 REALCOMP
• 2026-03-27 Listed $169,900 REALCOMP
• 2026-03-27 Listed $169,900 MiRealSource-MiMLS
• 2011-02-02 Listing Removed — REALCOMP
• 2011-02-02 Listing Removed — MiRealSource-MiMLS
• 2010-12-28 Listing Removed — MiRealSource-MiMLS
• 2010-12-20 Listed $14,900 REALCOMP
• 2010-12-20 Listed $14,900 MiRealSource-MiMLS
• 2010-08-22 Listed $24,500 REALCOMP
• 2010-08-22 Listed $24,500 MiRealSource-MiMLS
• 2007-08-23 Sold (Public Records) $121,000 Public Records
• 2006-07-10 Sold (Public Records) $125,000 Public Records
• 2006-04-28 Listing Removed — REALCOMP
• 2006-04-28 Listing Removed — MiRealSource-MiMLS
• 2005-10-28 Listed $128,000 REALCOMP
• 2004-10-28 Listed $128,000 MiRealSource-MiMLS
• 1993-05-13 Sold (Public Records) $42,500 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,434 · -54.1% YoY. Source: county tax records.