18241 Kentfield St · Detroit, MI 48219

$45,000

3 bd · 1.0 ba · 1,029 sqft · SingleFamily public records · 42 Days on market

Built 1941 4,792 sqft lot Est $87k · 49% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss the chance to own this solid 3-bedroom, 1.5-bathroom brick bungalow in the thriving Northwest Detroit area. This home is full of potential - whether you're a first-time buyer looking to make it your own or an investor seeking your next renovation project. With a little imagination and some TLC, this diamond in the rough can be beautifully restored. The home features a classic layout with generous room sizes and a full basement that offers the perfect canvas for a recreation room, home office, or extended living space. The property sits just minutes from Oak Park, Southfield, and other nearby cities, with quick access to major roads, shopping centers, and local amenities. Located only a few miles from the University of Detroit Mercy, it's also an attractive option for student housing or rental income. Sold As-Is - bring your vision and creativity! BATVAI. All measurements approximate.

Key facts

• Brick bungalow
• Generous room sizes
• Full basement

Tags

• BRICK BUNGALOW
• FULL BASEMENT
• GENEROUS ROOM SIZES
• QUICK ACCESS TO MAJOR ROADS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.4% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+8.0%/yr); 305 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 36% of the median local income ($44k/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 $311 of loan paydown is wiped out by about $1k 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 + 8.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y 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 $10k; list at $45k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.90% ✓
• Cap rate: 24.42%
• Cash-on-cash: 64.74%
• DSCR: 3.88
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $87,465
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18424 Fielding St	0.13mi	3/1.0	1,100 (+7%)	3mo	$40,000	$36	80
18431 Edinborough Rd	0.39mi	3/1.0	1,000 (-3%)	4mo	$95,000	$95	74
19352 Margareta St	0.52mi	3/1.0	1,060 (+3%)	3mo	$105,000	$99	68
18555 Edinborough Rd	0.43mi	3/1.0	950 (-8%)	2mo	$70,000	$74	65
17511 Westmoreland Rd	0.39mi	3/2.0	939 (-9%)	1mo	$100,000	$106	62
19145 Fielding St	0.48mi	3/1.5	924 (-10%)	1mo	$98,000	$106	58
17694 Shaftsbury Ave	0.60mi	2/1.5 (-1)	1,058 (+3%)	4mo	$90,000	$85	57
18452 Shaftsbury Ave	0.60mi	3/1.0	927 (-10%)	4mo	$55,000	$59	53
18924 Bentler St	0.62mi	3/1.0	920 (-11%)	3mo	$74,900	$81	51
18925 Bentler St	0.64mi	3/2.0	937 (-9%)	1mo	$79,900	$85	50
19003 Curtis St	0.69mi	3/1.0	1,138 (+11%)	1mo	$95,000	$83	49
19105 Curtis St	0.63mi	3/1.5	1,156 (+12%)	3mo	$97,422	$84	46

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 69.7%
• Equity multiple: 4.41×
• Total profit: $42,956
• Equity at exit: $6,710

10-year hold

• IRR: 75.4%
• Equity multiple: 10.90×
• Total profit: $124,782
• Equity at exit: $3,891

Cash invested: $12,600 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$236
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $680

Break-even live

Break-even rent $447

Max offer price $45,000

Occupancy floor 43%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.08mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.09mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	0.10mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	0.11mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	0.18mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	0.19mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	44d	1	0.26mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	0.40mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	0.42mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	0.51mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	0.60mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	0.61mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	0.61mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.62mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	0.62mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.63mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	0.66mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	11d	1	0.67mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	0.67mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	0.70mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	0.71mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.71mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.71mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.71mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	0.74mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	44d	1	0.76mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	0.81mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.85mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	17d	1	0.90mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	0.91mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.92mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	44d	1	0.97mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	1.02mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	18d	1	1.03mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	1.04mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	17d	1	1.08mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	5d	1	1.08mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.13mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.16mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	44d	1	1.23mi

Listing history 25 events

1. 2025-12-15
   status Pending 909-char remark

   Show marketing remark (909 chars)

   Don't miss the chance to own this solid 3-bedroom, 1.5-bathroom brick bungalow in the thriving Northwest Detroit area. This home is full of potential - whether you're a first-time buyer looking to make it your own or an investor seeking your next renovation project. With a little imagination and some TLC, this diamond in the rough can be beautifully restored. The home features a classic layout with generous room sizes and a full basement that offers the perfect canvas for a recreation room, home office, or extended living space. The property sits just minutes from Oak Park, Southfield, and other nearby cities, with quick access to major roads, shopping centers, and local amenities. Located only a few miles from the University of Detroit Mercy, it's also an attractive option for student housing or rental income. Sold As-Is - bring your vision and creativity! BATVAI. All measurements approximate.

2. 2025-12-15
   status Pending

   Show marketing remark (909 chars)

   Don't miss the chance to own this solid 3-bedroom, 1.5-bathroom brick bungalow in the thriving Northwest Detroit area. This home is full of potential - whether you're a first-time buyer looking to make it your own or an investor seeking your next renovation project. With a little imagination and some TLC, this diamond in the rough can be beautifully restored. The home features a classic layout with generous room sizes and a full basement that offers the perfect canvas for a recreation room, home office, or extended living space. The property sits just minutes from Oak Park, Southfield, and other nearby cities, with quick access to major roads, shopping centers, and local amenities. Located only a few miles from the University of Detroit Mercy, it's also an attractive option for student housing or rental income. Sold As-Is - bring your vision and creativity! BATVAI. All measurements approximate.

3. 2025-11-04
   listed $45,000 Active
4. 2025-11-03
   listed $45,000 Active 909-char remark

   Show marketing remark (909 chars)

   Don't miss the chance to own this solid 3-bedroom, 1.5-bathroom brick bungalow in the thriving Northwest Detroit area. This home is full of potential - whether you're a first-time buyer looking to make it your own or an investor seeking your next renovation project. With a little imagination and some TLC, this diamond in the rough can be beautifully restored. The home features a classic layout with generous room sizes and a full basement that offers the perfect canvas for a recreation room, home office, or extended living space. The property sits just minutes from Oak Park, Southfield, and other nearby cities, with quick access to major roads, shopping centers, and local amenities. Located only a few miles from the University of Detroit Mercy, it's also an attractive option for student housing or rental income. Sold As-Is - bring your vision and creativity! BATVAI. All measurements approximate.

5. 2025-10-28
   historical Accepting Backup Offers
6. 2025-10-28
   historical Active Under Contract
7. 2025-10-28
   historical
8. 2025-10-28
   historical
9. 2025-08-04
   listed $45,000 Active
10. 2025-08-04
    listed $45,000 Active
11. 2025-08-01
    historical
12. 2025-08-01
    historical
13. 2025-06-22
    listed $56,000 Active
14. 2025-06-20
    listed $56,000 Active
15. 2024-03-31
    historical
16. 2024-03-31
    historical
17. 2024-02-24
    price $29,000
18. 2024-02-23
    price $29,000
19. 2024-02-01
    price $35,000
20. 2024-02-01
    status Active
21. 2024-02-01
    price $35,000
22. 2024-02-01
    historical
23. 2023-10-17
    listed $40,000 Active
24. 2023-10-17
    listed $40,000 Active
25. 1992-11-04
    soldstatus $10,000

ⓘ 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: $1,179 · $98/mo
• Projected year-2 tax: $1,179 · $98/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $15,687
• − Mortgage interest: −$2,521
• − Property taxes: −$1,179
• − Insurance: −$225
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$1,309
• Taxable income: $7,943
• Est. tax owed @ 24.0%: −$1,906
• After-tax cash flow: $6,251/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+350.0% since first listed

25 events — show timeline

• 2025-12-15 Pending — MiRealSource-MiMLS
• 2025-12-15 Pending — REALCOMP
• 2025-11-04 Listed $45,000 REALCOMP
• 2025-11-03 Listed $45,000 MiRealSource-MiMLS
• 2025-10-28 Contingent — MiRealSource-MiMLS
• 2025-10-28 Contingent — REALCOMP
• 2025-10-28 Listing Removed — REALCOMP
• 2025-10-28 Listing Removed — MiRealSource-MiMLS
• 2025-08-04 Listed $45,000 REALCOMP
• 2025-08-04 Listed $45,000 MiRealSource-MiMLS
• 2025-08-01 Listing Removed — MiRealSource-MiMLS
• 2025-08-01 Listing Removed — REALCOMP
• 2025-06-22 Listed $56,000 REALCOMP
• 2025-06-20 Listed $56,000 MiRealSource-MiMLS
• 2024-03-31 Listing Removed — MiRealSource-MiMLS
• 2024-03-31 Listing Removed — REALCOMP
• 2024-02-24 Price Changed $29,000 MiRealSource-MiMLS
• 2024-02-23 Price Changed $29,000 REALCOMP
• 2024-02-01 Price Changed $35,000 MiRealSource-MiMLS
• 2024-02-01 Relisted — MiRealSource-MiMLS
• 2024-02-01 Price Changed $35,000 REALCOMP
• 2024-02-01 Listing Removed — MiRealSource-MiMLS
• 2023-10-17 Listed $40,000 MiRealSource-MiMLS
• 2023-10-17 Listed $40,000 REALCOMP
• 1992-11-04 Sold (Public Records) $10,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,179 · -55.3% YoY. Source: county tax records.