2685 Clairmount St · Detroit, MI 48206

$121,500

4 bd · 1.5 ba · 1,639 sqft · SingleFamily public records · 104 Days on market

Built 1923 3,920 sqft lot $74/sqft · 8% below area Est $132k · 8% under

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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 +25.8/30.0
• ARV discount +11.1/15.0
• DSCR +8.6/10.0
• 1% rule +7.5/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic brick architecture and timeless character welcome you to this Detroit home located near the historic Boston Edison district. A covered front porch creates an inviting first impression and a perfect spot to relax while enjoying the neighborhood setting. Step inside to a spacious living room filled with natural light and anchored by a fireplace that adds warmth and charm. The main level flows comfortably into the dining area, offering a layout that works well for both everyday living and gathering with friends. The kitchen sits just beyond, providing convenient access to the dining space and the rest of the main floor. Upstairs, you'll find four bedrooms offering flexibility for sleeping quarters, work-from-home space, or hobbies. A full bathroom serves the upper level, while a convenient half bath is located on the main floor. Additional living potential continues in the basement, providing space for storage, projects, or future finishing opportunities. Outside, the property sits on a manageable city lot with paved road access and a detached garage at the rear for parking and additional storage. Built in 1923, this two-story brick Colonial offers a blend of classic design, generous space, and a location surrounded by Detroit's rich architectural history. Schedule your showing and see it in person.

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1923

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $111k (9.0% 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 rising fast (+5.2%/yr); 271 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); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 41% of the median local income ($45k/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 $840 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 + 5.2% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts; this cycle's ask is 7739% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,565 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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: 1.25% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.34%
• DSCR: 1.46
• GRM: 6.7

CMA / ARV

• ARV (median comp): $132,177
• List price: $121,500
• Delta: -8.08%
• 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
2930 Taylor St	0.11mi	3/1.5 (-1)	1,554 (-5%)	5mo	$46,000	$30	77
2688 W Philadelphia St W	0.35mi	4/1.5	1,564 (-5%)	3mo	$52,000	$33	74
2050 Atkinson St	0.47mi	4/1.5	1,624 (-1%)	8mo	$75,000	$46	70
2713 Carter St	0.21mi	3/1.0 (-1)	1,568 (-4%)	8mo	$70,000	$45	70
2064 Glynn Ct	0.66mi	4/1.5	1,624 (-1%)	4mo	$118,556	$73	65
3275 Collingwood St	0.66mi	4/1.5	1,600 (-2%)	2mo	$64,000	$40	64
2437 Longfellow St	0.30mi	4/1.5	1,841 (+12%)	2mo	$135,000	$73	64
3781 Taylor St	0.51mi	4/1.0	1,505 (-8%)	3mo	$39,500	$26	58
9390 Quincy St	0.66mi	3/2.0 (-1)	1,686 (+3%)	0mo	$145,000	$86	57
2704 Burlingame St	0.74mi	3/1.5 (-1)	1,618 (-1%)	6mo	$119,000	$74	54
2549 Virginia Park St	0.51mi	3/2.5 (-1)	1,756 (+7%)	4mo	$270,000	$154	52
3232 Montgomery Ave	0.63mi	3/2.5 (-1)	1,494 (-9%)	2mo	$166,000	$111	45

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $2,480
• Equity at exit: $18,116

10-year hold

• IRR: 13.7%
• Equity multiple: 2.21×
• Total profit: $41,223
• Equity at exit: $10,505

Cash invested: $34,020 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$637
• Tax from tax record: −$221 /mo · $2,647/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $293

Break-even live

Break-even rent $1,150

Max offer price $121,500

Occupancy floor 76%

Sensitivity live

Price	-10% $362	-5% $327	+0% $293	+5% $259	+10% $224
Rent	-10% $173	-5% $233	+0% $293	+5% $353	+10% $413
Rate	-1.0pp $354	-0.5pp $324	base $293	+0.5pp $262	+1.0pp $230

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: $30,375
• Closing costs: $3,645
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	44d	1	0.21mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	44d	1	0.28mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	25d	1	0.32mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	4d	1	0.36mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	17d	1	0.40mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	0.43mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	0.43mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	44d	1	0.43mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	17d	1	0.47mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	44d	1	0.52mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	44d	1	0.52mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	0.53mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	25d	1	0.53mi
3757 Blaine St Detroit, MI	3.0	1.0	1169	$1,480	$1.27	17d	1	0.54mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	0.59mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	44d	1	0.60mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	13d	1	0.60mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	25d	1	0.62mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	17d	1	0.63mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	0.67mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	2d	1	0.68mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	0.72mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	0.78mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	25d	1	0.83mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	25d	1	0.83mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.86mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.86mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	0.87mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	13d	1	0.91mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	17d	1	1.03mi
7640 Woodrow Wilson St Unit 1 Detroit, MI	3.0	1.5	1095	$1,400	$1.28	44d	1	1.05mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	25d	1	1.05mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	44d	1	1.05mi
1226 Virginia Park St Unit 1226 Virginia Park, Upper V 1/10/26 (T) Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	1.10mi
6144 16th St Detroit, MI	3.0	1.0	1284	$1,200	$0.93	44d	1	1.16mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	44d	1	1.19mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	1.27mi
6183 Hecla St Detroit, MI	3.0	1.0	1100	$1,700	$1.55	25d	1	1.30mi
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	17d	1	1.33mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	45d	1	1.48mi

Listing history 39 events

1. 2026-06-18
   days on market $121,500 Active 104 DOM
2. 2026-06-17
   days on market $121,500 Active 103 DOM
3. 2026-06-15
   days on market $121,500 Active 101 DOM
4. 2026-06-13
   days on market $121,500 Active 99 DOM
5. 2026-06-13
   days on market $121,500 Active 98 DOM
6. 2026-06-09
   days on market $121,500 Active 95 DOM
7. 2026-06-08
   days on market $121,500 Active 94 DOM
8. 2026-06-07
   days on market $121,500 Active 93 DOM
9. 2026-06-04
   days on market $121,500 Active 90 DOM
10. 2026-06-03
    days on market $121,500 Active 89 DOM
11. 2026-06-01
    days on market $121,500 Active 87 DOM
12. 2026-05-31
    days on market $121,500 Active 86 DOM
13. 2026-05-01
    listed $1,550
14. 2026-04-27
    historical $1,550
15. 2026-04-15
    price $121,500 1325-char remark

    Show marketing remark (1337 chars)

    Classic brick architecture and timeless character welcome you to this Detroit home located near the historic Boston Edison district. A covered front porch creates an inviting first impression and a perfect spot to relax while enjoying the neighborhood setting. Step inside to a spacious living room filled with natural light and anchored by a fireplace that adds warmth and charm. The main level flows comfortably into the dining area, offering a layout that works well for both everyday living and gathering with friends. The kitchen sits just beyond, providing convenient access to the dining space and the rest of the main floor. Upstairs, you’ll find four bedrooms offering flexibility for sleeping quarters, work-from-home space, or hobbies. A full bathroom serves the upper level, while a convenient half bath is located on the main floor. Additional living potential continues in the basement, providing space for storage, projects, or future finishing opportunities. Outside, the property sits on a manageable city lot with paved road access and a detached garage at the rear for parking and additional storage. Built in 1923, this two-story brick Colonial offers a blend of classic design, generous space, and a location surrounded by Detroit’s rich architectural history. Schedule your showing and see it in person.

16. 2026-04-15
    price $121,500 1337-char remark

    Show marketing remark (1337 chars)

    Classic brick architecture and timeless character welcome you to this Detroit home located near the historic Boston Edison district. A covered front porch creates an inviting first impression and a perfect spot to relax while enjoying the neighborhood setting. Step inside to a spacious living room filled with natural light and anchored by a fireplace that adds warmth and charm. The main level flows comfortably into the dining area, offering a layout that works well for both everyday living and gathering with friends. The kitchen sits just beyond, providing convenient access to the dining space and the rest of the main floor. Upstairs, you’ll find four bedrooms offering flexibility for sleeping quarters, work-from-home space, or hobbies. A full bathroom serves the upper level, while a convenient half bath is located on the main floor. Additional living potential continues in the basement, providing space for storage, projects, or future finishing opportunities. Outside, the property sits on a manageable city lot with paved road access and a detached garage at the rear for parking and additional storage. Built in 1923, this two-story brick Colonial offers a blend of classic design, generous space, and a location surrounded by Detroit’s rich architectural history. Schedule your showing and see it in person.

17. 2026-03-07
    listed $135,000 Active 1325-char remark

    Show marketing remark (1325 chars)

    Classic brick architecture and timeless character welcome you to this Detroit home located near the historic Boston Edison district. A covered front porch creates an inviting first impression and a perfect spot to relax while enjoying the neighborhood setting. Step inside to a spacious living room filled with natural light and anchored by a fireplace that adds warmth and charm. The main level flows comfortably into the dining area, offering a layout that works well for both everyday living and gathering with friends. The kitchen sits just beyond, providing convenient access to the dining space and the rest of the main floor. Upstairs, you'll find four bedrooms offering flexibility for sleeping quarters, work-from-home space, or hobbies. A full bathroom serves the upper level, while a convenient half bath is located on the main floor. Additional living potential continues in the basement, providing space for storage, projects, or future finishing opportunities. Outside, the property sits on a manageable city lot with paved road access and a detached garage at the rear for parking and additional storage. Built in 1923, this two-story brick Colonial offers a blend of classic design, generous space, and a location surrounded by Detroit's rich architectural history. Schedule your showing and see it in person.

18. 2026-03-07
    listed $135,000 Active 1337-char remark

    Show marketing remark (1325 chars)

    Classic brick architecture and timeless character welcome you to this Detroit home located near the historic Boston Edison district. A covered front porch creates an inviting first impression and a perfect spot to relax while enjoying the neighborhood setting. Step inside to a spacious living room filled with natural light and anchored by a fireplace that adds warmth and charm. The main level flows comfortably into the dining area, offering a layout that works well for both everyday living and gathering with friends. The kitchen sits just beyond, providing convenient access to the dining space and the rest of the main floor. Upstairs, you'll find four bedrooms offering flexibility for sleeping quarters, work-from-home space, or hobbies. A full bathroom serves the upper level, while a convenient half bath is located on the main floor. Additional living potential continues in the basement, providing space for storage, projects, or future finishing opportunities. Outside, the property sits on a manageable city lot with paved road access and a detached garage at the rear for parking and additional storage. Built in 1923, this two-story brick Colonial offers a blend of classic design, generous space, and a location surrounded by Detroit's rich architectural history. Schedule your showing and see it in person.

19. 2026-03-07
    price $135,000 1325-char remark

    Show marketing remark (1325 chars)

    Classic brick architecture and timeless character welcome you to this Detroit home located near the historic Boston Edison district. A covered front porch creates an inviting first impression and a perfect spot to relax while enjoying the neighborhood setting. Step inside to a spacious living room filled with natural light and anchored by a fireplace that adds warmth and charm. The main level flows comfortably into the dining area, offering a layout that works well for both everyday living and gathering with friends. The kitchen sits just beyond, providing convenient access to the dining space and the rest of the main floor. Upstairs, you'll find four bedrooms offering flexibility for sleeping quarters, work-from-home space, or hobbies. A full bathroom serves the upper level, while a convenient half bath is located on the main floor. Additional living potential continues in the basement, providing space for storage, projects, or future finishing opportunities. Outside, the property sits on a manageable city lot with paved road access and a detached garage at the rear for parking and additional storage. Built in 1923, this two-story brick Colonial offers a blend of classic design, generous space, and a location surrounded by Detroit's rich architectural history. Schedule your showing and see it in person.

20. 2026-03-06
    price $135,000 1337-char remark

    Show marketing remark (1337 chars)

    Classic brick architecture and timeless character welcome you to this Detroit home located near the historic Boston Edison district. A covered front porch creates an inviting first impression and a perfect spot to relax while enjoying the neighborhood setting. Step inside to a spacious living room filled with natural light and anchored by a fireplace that adds warmth and charm. The main level flows comfortably into the dining area, offering a layout that works well for both everyday living and gathering with friends. The kitchen sits just beyond, providing convenient access to the dining space and the rest of the main floor. Upstairs, you’ll find four bedrooms offering flexibility for sleeping quarters, work-from-home space, or hobbies. A full bathroom serves the upper level, while a convenient half bath is located on the main floor. Additional living potential continues in the basement, providing space for storage, projects, or future finishing opportunities. Outside, the property sits on a manageable city lot with paved road access and a detached garage at the rear for parking and additional storage. Built in 1923, this two-story brick Colonial offers a blend of classic design, generous space, and a location surrounded by Detroit’s rich architectural history. Schedule your showing and see it in person.

21. 2026-03-05
    historical $130,000 1325-char remark

    Show marketing remark (1325 chars)

    Classic brick architecture and timeless character welcome you to this Detroit home located near the historic Boston Edison district. A covered front porch creates an inviting first impression and a perfect spot to relax while enjoying the neighborhood setting. Step inside to a spacious living room filled with natural light and anchored by a fireplace that adds warmth and charm. The main level flows comfortably into the dining area, offering a layout that works well for both everyday living and gathering with friends. The kitchen sits just beyond, providing convenient access to the dining space and the rest of the main floor. Upstairs, you'll find four bedrooms offering flexibility for sleeping quarters, work-from-home space, or hobbies. A full bathroom serves the upper level, while a convenient half bath is located on the main floor. Additional living potential continues in the basement, providing space for storage, projects, or future finishing opportunities. Outside, the property sits on a manageable city lot with paved road access and a detached garage at the rear for parking and additional storage. Built in 1923, this two-story brick Colonial offers a blend of classic design, generous space, and a location surrounded by Detroit's rich architectural history. Schedule your showing and see it in person.

22. 2026-02-24
    listed $1,550
23. 2026-01-19
    historical
24. 2026-01-19
    historical
25. 2025-12-03
    listed $140,000 Active
26. 2025-12-03
    listed $140,000 Active
27. 2025-12-01
    historical
28. 2025-12-01
    historical
29. 2025-11-10
    listed $180,000 Active
30. 2025-11-10
    listed $180,000 Active
31. 2025-10-19
    historical
32. 2025-10-19
    historical
33. 2025-09-18
    listed $190,000 Active
34. 2025-09-18
    listed $190,000 Active
35. 2025-09-01
    historical
36. 2025-09-01
    historical
37. 2025-07-15
    listed $190,000 Active
38. 2025-07-15
    listed $190,000 Active
39. 2024-01-25
    soldstatus $165,000

ⓘ 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: $2,647 · $221/mo
• Projected year-2 tax: $2,647 · $221/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 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,249
• − Mortgage interest: −$6,806
• − Property taxes: −$2,647
• − Insurance: −$608
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$3,535
• Taxable income: $1,734
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $3,100/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

-99.1% since first listed

27 events — show timeline

• 2026-05-01 Listed for Rent $1,550 APPFOLIO
• 2026-04-27 Rental Removed $1,550 APPFOLIO
• 2026-04-15 Price Changed $121,500 MiRealSource-MiMLS
• 2026-04-15 Price Changed $121,500 REALCOMP
• 2026-03-07 Listed $135,000 MiRealSource-MiMLS
• 2026-03-07 Listed $135,000 REALCOMP
• 2026-03-07 Price Changed $135,000 MiRealSource-MiMLS
• 2026-03-06 Price Changed $135,000 REALCOMP
• 2026-03-05 Coming Soon $130,000 MiRealSource-MiMLS
• 2026-02-24 Listed for Rent $1,550 APPFOLIO
• 2026-01-19 Listing Removed — REALCOMP
• 2026-01-19 Listing Removed — MiRealSource-MiMLS
• 2025-12-03 Listed $140,000 REALCOMP
• 2025-12-03 Listed $140,000 MiRealSource-MiMLS
• 2025-12-01 Listing Removed — REALCOMP
• 2025-12-01 Listing Removed — MiRealSource-MiMLS
• 2025-11-10 Listed $180,000 REALCOMP
• 2025-11-10 Listed $180,000 MiRealSource-MiMLS
• 2025-10-19 Listing Removed — MiRealSource-MiMLS
• 2025-10-19 Listing Removed — REALCOMP
• 2025-09-18 Listed $190,000 MiRealSource-MiMLS
• 2025-09-18 Listed $190,000 REALCOMP
• 2025-09-01 Listing Removed — MiRealSource-MiMLS
• 2025-09-01 Listing Removed — REALCOMP
• 2025-07-15 Listed $190,000 REALCOMP
• 2025-07-15 Listed $190,000 MiRealSource-MiMLS
• 2024-01-25 Sold (Public Records) $165,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $2,647 · -17.2% YoY. Source: county tax records.