2253 Glynn Ct · Detroit, MI 48206

$25,000

4 bd · 1.5 ba · 1,958 sqft · SingleFamily public records · 45 Days on market

Built 1920 4,792 sqft lot $13/sqft · 85% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Here is a fire damaged property near Boston-Edison. Full rehab and then some required. Room sizes are estimated. Exterior viewings only.

Key facts

• 4,792 sq ft lot
• Built 1920
• Listed 44 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; Ground-level entry with steps; Brick exterior
• Construction: Brick/Mortar foundation
• Exterior features: Paved road access; Lot approximately 40 x 117 (0.11 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Radiant heating; No central cooling
• Interior features: Full unfinished basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 65.8% 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: 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); 273 active listings in the ZIP; 40 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).
• At $1,789/mo this rent would consume 48% of the median local household income ($45k/yr) (locally 646% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 3 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 7.15% ✓
• Cap rate: 65.82%
• Cash-on-cash: 212.60%
• DSCR: 10.46
• GRM: 1.2

CMA / ARV

• ARV (median comp): $163,034
• List price: $25,000
• Delta: -84.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2660 Webb St	0.48mi	4/1.5	1,956 (-0%)	2mo	$61,000	$31	76
2437 Longfellow St	0.28mi	4/1.5	1,841 (-6%)	2mo	$135,000	$73	75
2016 Atkinson St	0.37mi	5/2.5 (+1)	2,001 (+2%)	3mo	$130,000	$65	68
2281 Atkinson St	0.38mi	4/1.5	2,103 (+7%)	4mo	$325,000	$155	67
2011 Atkinson St	0.40mi	4/2.0	2,084 (+6%)	3mo	$245,000	$118	66
2910 Lawrence St	0.50mi	3/1.0 (-1)	1,986 (+1%)	6mo	$111,500	$56	62
2220 Webb St	0.36mi	4/2.5	1,848 (-6%)	12mo	$130,000	$70	60
2677 Collingwood St	0.36mi	3/2.0 (-1)	2,136 (+9%)	6mo	$199,900	$94	56
1423 Longfellow St	0.60mi	3/2.5 (-1)	1,915 (-2%)	6mo	$135,000	$70	55
9400 Wildemere St	0.63mi	3/1.5 (-1)	2,080 (+6%)	4mo	$42,000	$20	52
1485 Longfellow St	0.55mi	4/2.5	2,215 (+13%)	5mo	$195,000	$88	44
3240 Lawrence St	0.66mi	3/2.5 (-1)	2,200 (+12%)	4mo	$306,000	$139	36

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: —
• Equity multiple: 12.29×
• Total profit: $79,009
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 27.86×
• Total profit: $187,985
• Equity at exit: $2,162

Cash invested: $7,000 (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: 273
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $1,240

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 26%

Sensitivity live

Price	-10% $1,257	-5% $1,249	+0% $1,240	+5% $1,232	+10% $1,223
Rent	-10% $1,099	-5% $1,170	+0% $1,240	+5% $1,311	+10% $1,381
Rate	-1.0pp $1,253	-0.5pp $1,247	base $1,240	+0.5pp $1,234	+1.0pp $1,227

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	16d	1	0.25mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	45d	1	0.29mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	0d	1	0.32mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	23d	1	0.34mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	3d	1	0.35mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	45d	1	0.36mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	18d	1	0.42mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	5d	1	0.46mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	16d	1	0.50mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	3d	1	0.50mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	0d	1	0.50mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	45d	1	0.51mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	25d	1	0.53mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	18d	1	0.56mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	0d	1	0.59mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	4d	1	0.61mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	25d	1	0.63mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	18d	1	0.70mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	45d	1	0.76mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	45d	1	0.76mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	18d	1	0.76mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	18d	1	0.77mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	16d	1	0.81mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	45d	1	0.82mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	45d	1	0.86mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	45d	1	0.86mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	45d	1	0.87mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,453	$1.02	0d	1	1.01mi
1418 W Euclid St Detroit, MI	3.0	1.0	2264	$1,200	$0.53	45d	1	1.03mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	18d	1	1.04mi
1441 W Euclid St Detroit, MI	3.0	1.0	2380	$2,600	$1.09	25d	1	1.05mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	25d	1	1.05mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	18d	1	1.18mi
3747 Tyler St Detroit, MI	3.0	1.0	2600	$1,700	$0.65	25d	1	1.29mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	6d	1	1.31mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	3d	1	1.33mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	16d	1	1.33mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	45d	1	1.36mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	25d	1	1.36mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	25d	1	1.36mi

Listing history 17 events

1. 2026-06-21
   days on market $25,000 Active 45 DOM
2. 2026-06-18
   days on market $25,000 Active 42 DOM
3. 2026-06-17
   days on market $25,000 Active 41 DOM
4. 2026-06-15
   days on market $25,000 Active 39 DOM
5. 2026-06-13
   days on market $25,000 Active 37 DOM
6. 2026-06-13
   days on market $25,000 Active 36 DOM
7. 2026-06-09
   days on market $25,000 Active 33 DOM
8. 2026-06-08
   days on market $25,000 Active 32 DOM
9. 2026-06-07
   days on market $25,000 Active 31 DOM
10. 2026-06-04
    days on market $25,000 Active 28 DOM
11. 2026-06-03
    days on market $25,000 Active 27 DOM
12. 2026-06-02
    days on marketlisting id $25,000 Active 26 DOM
13. 2026-06-02
    listing id $25,000 Active 25 DOM
14. 2026-06-01
    days on market $25,000 Active 25 DOM
15. 2026-05-31
    days on market $25,000 Active 24 DOM
16. 2026-05-07
    listed $25,000 Active 136-char remark

    Show marketing remark (136 chars)

    Here is a fire damaged property near Boston-Edison. Full rehab and then some required. Room sizes are estimated. Exterior viewings only.

17. 2026-05-07
    listed $25,000 Active 136-char remark

    Show marketing remark (136 chars)

    Here is a fire damaged property near Boston-Edison. Full rehab and then some required. Room sizes are estimated. Exterior viewings only.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,462
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$727
• Taxable income: $15,401
• Est. tax owed @ 24.0%: −$3,696
• After-tax cash flow: $11,186/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

+0.0% since first listed

4 events — show timeline

• 2026-06-02 Relisted — REALCOMP
• 2026-06-01 Listing Removed — REALCOMP
• 2026-05-07 Listed $25,000 MiRealSource-MiMLS
• 2026-05-07 Listed $25,000 REALCOMP

Property tax history

+1.7%/yr

Latest (2025): $1,570 · +0.0% YoY. Source: county tax records.