21562 W Davison St · Detroit, MI 48223

$27,500

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 47 Days on market

Built 1947 4,792 sqft lot $37/sqft · 15% above area Est $24k · 15% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL! COZY RANCH LOCATED SOUTH OF I-96 AND WEST OF BURT ROAD. BRING YOUR IDEAS AND YOUR CONTRACTOR! THIS HOME WOULD MAKE A GREAT STARTER HOME OR ADDITION TO YOUR INVESTMENT PORTFOLIO! FEATURES INCLUDE LIVING ROM, GOOD SIZED KITCHEN, TWO BEDROOMS, ONE BATHROOM, AND AN UNFINISHED BASEMENT. BUY AS A PACKAGE WITH THE TWO NEIGHBORING HOMES ( MLS 20261028221, 20261028302)! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

Key facts

• 4,792 sq ft lot
• Built 1947
• Listed 47 days

Property features AI

Finance

• Financial info: Annual tax: $675

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Ground-level entry; One story
• Construction: Block construction; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 40 x 120 (0.11 acre)

Interior

• Bedrooms: Total of 4 rooms (includes living areas and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: One-level layout; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $27k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.5% vs local median 10.0% 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: 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: Gompers Elementarymiddle School (math 24% / reading 24%, grade F, #980 of 1,397 statewide, top 74%, 838 students, 91% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 89% FRL track the district average.
• Market conditions: 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 95% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $190 of loan paydown is wiped out by about $825 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 + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,675 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1947 — 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: 3.70% ✓
• Cap rate: 30.50%
• Cash-on-cash: 86.44%
• DSCR: 4.85
• GRM: 2.3

CMA / ARV

• ARV (median comp): $23,967
• List price: $27,500
• Delta: 14.74%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12937 Trinity St	0.30mi	2/1.0	729 (-2%)	14mo	$15,500	$21	71
14024 Lamphere St	0.47mi	2/1.0	736 (-1%)	16mo	$37,000	$50	63
14437 Dacosta St	0.70mi	2/1.0	707 (-5%)	2mo	$66,995	$95	58
14371 Dacosta St	0.64mi	3/1.0 (+1)	755 (+2%)	7mo	$4,200	$6	57
14128 Patton St	0.66mi	2/1.0	696 (-6%)	18mo	$11,500	$17	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 87.0%
• Equity multiple: 5.02×
• Total profit: $30,923
• Equity at exit: $4,100

10-year hold

• IRR: 90.1%
• Equity multiple: 10.43×
• Total profit: $72,626
• Equity at exit: $2,378

Cash invested: $7,700 (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 48223

• Active inventory: 161
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,017 high
• Mortgage (P&I): −$144
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $555

Break-even live

Break-even rent $315

Max offer price $27,500

Occupancy floor 40%

Sensitivity live

Price	-10% $570	-5% $562	+0% $555	+5% $547	+10% $539
Rent	-10% $474	-5% $515	+0% $555	+5% $595	+10% $635
Rate	-1.0pp $569	-0.5pp $562	base $555	+0.5pp $548	+1.0pp $540

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: $6,875
• Closing costs: $825
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	46d	6	0.13mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	46d	1	0.22mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	7d	4	0.24mi
23620 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	46d	1	0.91mi
23616 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	46d	1	0.91mi
23604 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	46d	1	0.91mi
23612 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	46d	1	0.91mi
23608 Schoolcraft Rd Detroit, MI	1.0	1.0	550	$895	$1.63	46d	1	0.91mi
23600 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$995	$1.33	46d	1	0.91mi
23624 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	46d	1	0.93mi
14088 Riverview St Unit 208 Detroit, MI	2.0	1.0	750	$985	$1.31	46d	1	0.94mi
14088 Riverview St Unit 207 Detroit, MI	2.0	1.0	750	$975	$1.30	46d	1	0.94mi
14088 Riverview St Unit 108 Detroit, MI	2.0	1.0	750	$900	$1.20	46d	1	0.94mi
23632 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	46d	1	0.94mi
14090 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	46d	1	0.94mi
14084 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	46d	1	0.94mi
14094 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	46d	1	0.94mi
23636 Schoolcraft Rd Unit 111 Detroit, MI	1.0	1.0	550	$795	$1.45	46d	1	0.94mi
23636 Schoolcraft Rd Unit 211 Detroit, MI	1.0	1.0	750	$950	$1.27	46d	1	0.94mi
23636 Schoolcraft Rd Apt 212 Detroit, MI	2.0	1.0	750	$985	$1.31	46d	1	0.94mi
23636 Schoolcraft Rd Unit 210 Detroit, MI	1.0	1.0	550	$845	$1.54	26d	1	0.94mi
23628 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	46d	1	0.94mi
23636 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$975	$1.30	46d	1	0.94mi
14108 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	46d	1	0.94mi
14104 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	46d	1	0.94mi
23646 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$800	$1.07	46d	1	0.96mi
14120 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	46d	1	0.96mi
14116 Riverview St Detroit, MI	1.0	1.0	550	$795	$1.45	46d	1	0.96mi
14134 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	46d	1	0.96mi
14130 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	46d	1	0.96mi
23654 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	46d	1	0.97mi
14080 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	46d	1	0.97mi
14076 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	46d	1	0.97mi
14100 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	46d	1	0.97mi
23642 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$800	$1.07	46d	1	0.97mi
23650 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	46d	1	0.97mi
23658 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	46d	1	0.97mi
23648 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$1,050	$1.40	46d	1	0.97mi
14138 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	46d	1	0.97mi
14004 Riverview St Detroit, MI	1.0	1.0	750	$840	$1.12	46d	1	0.98mi

Listing history 17 events

1. 2026-06-22
   days on market $27,500 Active 47 DOM
2. 2026-06-21
   days on market $27,500 Active 46 DOM
3. 2026-06-18
   days on market $27,500 Active 43 DOM
4. 2026-06-17
   days on market $27,500 Active 42 DOM
5. 2026-06-15
   days on market $27,500 Active 40 DOM
6. 2026-06-13
   days on market $27,500 Active 38 DOM
7. 2026-06-13
   days on market $27,500 Active 37 DOM
8. 2026-06-09
   days on market $27,500 Active 34 DOM
9. 2026-06-08
   days on market $27,500 Active 33 DOM
10. 2026-06-07
    days on market $27,500 Active 32 DOM
11. 2026-06-04
    days on market $27,500 Active 29 DOM
12. 2026-06-03
    days on market $27,500 Active 28 DOM
13. 2026-06-02
    days on market $27,500 Active 27 DOM
14. 2026-06-01
    days on market $27,500 Active 26 DOM
15. 2026-05-31
    days on market $27,500 Active 25 DOM
16. 2026-05-01
    listed $27,500 Active 579-char remark

    Show marketing remark (579 chars)

    INVESTOR SPECIAL! COZY RANCH LOCATED SOUTH OF I-96 AND WEST OF BURT ROAD. BRING YOUR IDEAS AND YOUR CONTRACTOR! THIS HOME WOULD MAKE A GREAT STARTER HOME OR ADDITION TO YOUR INVESTMENT PORTFOLIO! FEATURES INCLUDE LIVING ROM, GOOD SIZED KITCHEN, TWO BEDROOMS, ONE BATHROOM, AND AN UNFINISHED BASEMENT. BUY AS A PACKAGE WITH THE TWO NEIGHBORING HOMES ( MLS 20261028221, 20261028302)! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

17. 2026-05-01
    listed $27,500 Active 579-char remark

    Show marketing remark (579 chars)

    INVESTOR SPECIAL! COZY RANCH LOCATED SOUTH OF I-96 AND WEST OF BURT ROAD. BRING YOUR IDEAS AND YOUR CONTRACTOR! THIS HOME WOULD MAKE A GREAT STARTER HOME OR ADDITION TO YOUR INVESTMENT PORTFOLIO! FEATURES INCLUDE LIVING ROM, GOOD SIZED KITCHEN, TWO BEDROOMS, ONE BATHROOM, AND AN UNFINISHED BASEMENT. BUY AS A PACKAGE WITH THE TWO NEIGHBORING HOMES ( MLS 20261028221, 20261028302)! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,115 · $93/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,201
• − Mortgage interest: −$1,540
• − Property taxes: −$1,115
• − Insurance: −$138
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$800
• Taxable income: $6,656
• Est. tax owed @ 24.0%: −$1,598
• After-tax cash flow: $5,059/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · 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: ▼ -303.41%
• Current HPI: 138.2779
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-01 Listed $27,500 MiRealSource-MiMLS
• 2026-05-01 Listed $27,500 REALCOMP

Property tax history

+12.7%/yr

Latest (2025): $1,115 · +364.4% YoY. Source: county tax records.