5285 Maplewood St · Detroit, MI 48204

$120,000

5 bd · 2.0 ba · 2,328 sqft · Townhouse public records · 131 Days on market

Built 1916 4,792 sqft lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Welcome to 5285 Maplewood Avenue, a spacious and historic residence located in Detroit, Michigan. This property, built in 1916, offers a generous 2,328 square feet of living space, featuring five bedrooms and two bathrooms. The home's layout provides ample space for both relaxation and entertainment, with well-proportioned rooms that can accommodate various lifestyle needs. The property's historical charm is evident in its architectural details, reflecting the character of early 20th-century Detroit residences. Situated in a well-established neighborhood, 5285 Maplewood Avenue offers convenient access to local amenities, schools, and transportation routes, making it a practical choice for those seeking a blend of historic charm and modern living. Whether you're looking for a family home or an investment opportunity, this property presents a unique chance to own a piece of Detroit's architectural heritage.

Key facts

• Historic residence
• Convenient access
• 4,792 sq ft lot

Tags

• HISTORIC RESIDENCE
• ARCHITECTURAL DETAILS
• WELL-ESTABLISHED NEIGHBORHOOD
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% 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: 244 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $1,743/mo this rent would consume 61% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $120k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1916 — 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: 1.45% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.20%
• DSCR: 1.77
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 3.86×
• Total profit: $96,102
• Equity at exit: $108,106

10-year hold

• IRR: 31.9%
• Equity multiple: 8.71×
• Total profit: $259,011
• Equity at exit: $233,134

Cash invested: $33,600 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,743 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$216 /mo · $2,593/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $482

Break-even live

Break-even rent $1,133

Max offer price $120,000

Occupancy floor 67%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	16d	1	0.72mi
2509 Gladstone St Unit NA Detroit, MI	6.0	3.0	3008	$2,000	$0.66	10d	1	1.40mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	16d	1	1.42mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	16d	1	1.47mi

Listing history 41 events

1. 2026-01-03
   status Pending 918-char remark

   Show marketing remark (918 chars)

   Welcome to 5285 Maplewood Avenue, a spacious and historic residence located in Detroit, Michigan. This property, built in 1916, offers a generous 2,328 square feet of living space, featuring five bedrooms and two bathrooms. The home's layout provides ample space for both relaxation and entertainment, with well-proportioned rooms that can accommodate various lifestyle needs. The property's historical charm is evident in its architectural details, reflecting the character of early 20th-century Detroit residences. Situated in a well-established neighborhood, 5285 Maplewood Avenue offers convenient access to local amenities, schools, and transportation routes, making it a practical choice for those seeking a blend of historic charm and modern living. Whether you're looking for a family home or an investment opportunity, this property presents a unique chance to own a piece of Detroit's architectural heritage.

2. 2026-01-03
   status Pending

   Show marketing remark (918 chars)

   Welcome to 5285 Maplewood Avenue, a spacious and historic residence located in Detroit, Michigan. This property, built in 1916, offers a generous 2,328 square feet of living space, featuring five bedrooms and two bathrooms. The home's layout provides ample space for both relaxation and entertainment, with well-proportioned rooms that can accommodate various lifestyle needs. The property's historical charm is evident in its architectural details, reflecting the character of early 20th-century Detroit residences. Situated in a well-established neighborhood, 5285 Maplewood Avenue offers convenient access to local amenities, schools, and transportation routes, making it a practical choice for those seeking a blend of historic charm and modern living. Whether you're looking for a family home or an investment opportunity, this property presents a unique chance to own a piece of Detroit's architectural heritage.

3. 2025-12-18
   status Active 918-char remark

   Show marketing remark (918 chars)

   Welcome to 5285 Maplewood Avenue, a spacious and historic residence located in Detroit, Michigan. This property, built in 1916, offers a generous 2,328 square feet of living space, featuring five bedrooms and two bathrooms. The home's layout provides ample space for both relaxation and entertainment, with well-proportioned rooms that can accommodate various lifestyle needs. The property's historical charm is evident in its architectural details, reflecting the character of early 20th-century Detroit residences. Situated in a well-established neighborhood, 5285 Maplewood Avenue offers convenient access to local amenities, schools, and transportation routes, making it a practical choice for those seeking a blend of historic charm and modern living. Whether you're looking for a family home or an investment opportunity, this property presents a unique chance to own a piece of Detroit's architectural heritage.

4. 2025-12-18
   status Active

   Show marketing remark (918 chars)

   Welcome to 5285 Maplewood Avenue, a spacious and historic residence located in Detroit, Michigan. This property, built in 1916, offers a generous 2,328 square feet of living space, featuring five bedrooms and two bathrooms. The home's layout provides ample space for both relaxation and entertainment, with well-proportioned rooms that can accommodate various lifestyle needs. The property's historical charm is evident in its architectural details, reflecting the character of early 20th-century Detroit residences. Situated in a well-established neighborhood, 5285 Maplewood Avenue offers convenient access to local amenities, schools, and transportation routes, making it a practical choice for those seeking a blend of historic charm and modern living. Whether you're looking for a family home or an investment opportunity, this property presents a unique chance to own a piece of Detroit's architectural heritage.

5. 2025-11-05
   historical Accepting Backup Offers 918-char remark

   Show marketing remark (918 chars)

   Welcome to 5285 Maplewood Avenue, a spacious and historic residence located in Detroit, Michigan. This property, built in 1916, offers a generous 2,328 square feet of living space, featuring five bedrooms and two bathrooms. The home's layout provides ample space for both relaxation and entertainment, with well-proportioned rooms that can accommodate various lifestyle needs. The property's historical charm is evident in its architectural details, reflecting the character of early 20th-century Detroit residences. Situated in a well-established neighborhood, 5285 Maplewood Avenue offers convenient access to local amenities, schools, and transportation routes, making it a practical choice for those seeking a blend of historic charm and modern living. Whether you're looking for a family home or an investment opportunity, this property presents a unique chance to own a piece of Detroit's architectural heritage.

6. 2025-11-05
   historical Active Under Contract

   Show marketing remark (918 chars)

   Welcome to 5285 Maplewood Avenue, a spacious and historic residence located in Detroit, Michigan. This property, built in 1916, offers a generous 2,328 square feet of living space, featuring five bedrooms and two bathrooms. The home's layout provides ample space for both relaxation and entertainment, with well-proportioned rooms that can accommodate various lifestyle needs. The property's historical charm is evident in its architectural details, reflecting the character of early 20th-century Detroit residences. Situated in a well-established neighborhood, 5285 Maplewood Avenue offers convenient access to local amenities, schools, and transportation routes, making it a practical choice for those seeking a blend of historic charm and modern living. Whether you're looking for a family home or an investment opportunity, this property presents a unique chance to own a piece of Detroit's architectural heritage.

7. 2025-10-22
   price $120,000 918-char remark

   Show marketing remark (918 chars)

   Welcome to 5285 Maplewood Avenue, a spacious and historic residence located in Detroit, Michigan. This property, built in 1916, offers a generous 2,328 square feet of living space, featuring five bedrooms and two bathrooms. The home's layout provides ample space for both relaxation and entertainment, with well-proportioned rooms that can accommodate various lifestyle needs. The property's historical charm is evident in its architectural details, reflecting the character of early 20th-century Detroit residences. Situated in a well-established neighborhood, 5285 Maplewood Avenue offers convenient access to local amenities, schools, and transportation routes, making it a practical choice for those seeking a blend of historic charm and modern living. Whether you're looking for a family home or an investment opportunity, this property presents a unique chance to own a piece of Detroit's architectural heritage.

8. 2025-10-21
   price $120,000
9. 2025-08-25
   listed $130,000 Active 918-char remark

   Show marketing remark (918 chars)

   Welcome to 5285 Maplewood Avenue, a spacious and historic residence located in Detroit, Michigan. This property, built in 1916, offers a generous 2,328 square feet of living space, featuring five bedrooms and two bathrooms. The home's layout provides ample space for both relaxation and entertainment, with well-proportioned rooms that can accommodate various lifestyle needs. The property's historical charm is evident in its architectural details, reflecting the character of early 20th-century Detroit residences. Situated in a well-established neighborhood, 5285 Maplewood Avenue offers convenient access to local amenities, schools, and transportation routes, making it a practical choice for those seeking a blend of historic charm and modern living. Whether you're looking for a family home or an investment opportunity, this property presents a unique chance to own a piece of Detroit's architectural heritage.

10. 2025-08-25
    listed $130,000 Active

    Show marketing remark (918 chars)

    Welcome to 5285 Maplewood Avenue, a spacious and historic residence located in Detroit, Michigan. This property, built in 1916, offers a generous 2,328 square feet of living space, featuring five bedrooms and two bathrooms. The home's layout provides ample space for both relaxation and entertainment, with well-proportioned rooms that can accommodate various lifestyle needs. The property's historical charm is evident in its architectural details, reflecting the character of early 20th-century Detroit residences. Situated in a well-established neighborhood, 5285 Maplewood Avenue offers convenient access to local amenities, schools, and transportation routes, making it a practical choice for those seeking a blend of historic charm and modern living. Whether you're looking for a family home or an investment opportunity, this property presents a unique chance to own a piece of Detroit's architectural heritage.

11. 2025-08-25
    historical

    Show marketing remark (918 chars)

    Welcome to 5285 Maplewood Avenue, a spacious and historic residence located in Detroit, Michigan. This property, built in 1916, offers a generous 2,328 square feet of living space, featuring five bedrooms and two bathrooms. The home's layout provides ample space for both relaxation and entertainment, with well-proportioned rooms that can accommodate various lifestyle needs. The property's historical charm is evident in its architectural details, reflecting the character of early 20th-century Detroit residences. Situated in a well-established neighborhood, 5285 Maplewood Avenue offers convenient access to local amenities, schools, and transportation routes, making it a practical choice for those seeking a blend of historic charm and modern living. Whether you're looking for a family home or an investment opportunity, this property presents a unique chance to own a piece of Detroit's architectural heritage.

12. 2025-08-25
    historical

    Show marketing remark (918 chars)

    Welcome to 5285 Maplewood Avenue, a spacious and historic residence located in Detroit, Michigan. This property, built in 1916, offers a generous 2,328 square feet of living space, featuring five bedrooms and two bathrooms. The home's layout provides ample space for both relaxation and entertainment, with well-proportioned rooms that can accommodate various lifestyle needs. The property's historical charm is evident in its architectural details, reflecting the character of early 20th-century Detroit residences. Situated in a well-established neighborhood, 5285 Maplewood Avenue offers convenient access to local amenities, schools, and transportation routes, making it a practical choice for those seeking a blend of historic charm and modern living. Whether you're looking for a family home or an investment opportunity, this property presents a unique chance to own a piece of Detroit's architectural heritage.

13. 2025-06-27
    listed $150,000 Active
14. 2025-06-27
    listed $150,000 Active
15. 2025-06-27
    historical
16. 2025-06-27
    historical
17. 2025-04-29
    listed $155,000 Active
18. 2025-04-29
    listed $155,000 Active
19. 2025-04-29
    historical
20. 2025-04-29
    historical
21. 2025-04-11
    listed $165,000 Active
22. 2025-04-11
    listed $165,000 Active
23. 2025-04-11
    historical
24. 2025-04-11
    historical
25. 2025-03-21
    listed $180,000 Active
26. 2025-03-21
    historical
27. 2025-03-21
    listed $180,000 Active
28. 2025-03-21
    historical
29. 2025-03-21
    listed $179,900 Active
30. 2025-03-21
    listed $179,900 Active
31. 2023-08-28
    soldstatus $54,000
32. 2023-08-23
    soldstatus $54,000 Sold
33. 2023-08-23
    soldstatus $54,000 Closed
34. 2023-06-27
    status Pending
35. 2023-06-27
    status Pending
36. 2023-06-20
    status Active
37. 2023-06-20
    status Active
38. 2023-04-26
    status Pending
39. 2023-04-26
    status Pending
40. 2023-01-13
    listed $54,000 Active
41. 2023-01-13
    listed $54,000 Active

ⓘ 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: $2,593 · $216/mo
• Projected year-2 tax: $2,593 · $216/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: $20,918
• − Mortgage interest: −$6,722
• − Property taxes: −$2,593
• − Insurance: −$600
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$3,491
• Taxable income: $4,165
• Est. tax owed @ 24.0%: −$1,000
• After-tax cash flow: $4,781/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+122.2% since first listed

41 events — show timeline

• 2026-01-03 Pending — MiRealSource-MiMLS
• 2026-01-03 Pending — REALCOMP
• 2025-12-18 Relisted — MiRealSource-MiMLS
• 2025-12-18 Relisted — REALCOMP
• 2025-11-05 Contingent — MiRealSource-MiMLS
• 2025-11-05 Contingent — REALCOMP
• 2025-10-22 Price Changed $120,000 MiRealSource-MiMLS
• 2025-10-21 Price Changed $120,000 REALCOMP
• 2025-08-25 Listing Removed — MiRealSource-MiMLS
• 2025-08-25 Listing Removed — REALCOMP
• 2025-08-25 Listed $130,000 REALCOMP
• 2025-08-25 Listed $130,000 MiRealSource-MiMLS
• 2025-06-27 Listing Removed — MiRealSource-MiMLS
• 2025-06-27 Listing Removed — REALCOMP
• 2025-06-27 Listed $150,000 MiRealSource-MiMLS
• 2025-06-27 Listed $150,000 REALCOMP
• 2025-04-29 Listed $155,000 REALCOMP
• 2025-04-29 Listing Removed — MiRealSource-MiMLS
• 2025-04-29 Listing Removed — REALCOMP
• 2025-04-29 Listed $155,000 MiRealSource-MiMLS
• 2025-04-11 Listing Removed — REALCOMP
• 2025-04-11 Listing Removed — MiRealSource-MiMLS
• 2025-04-11 Listed $165,000 MiRealSource-MiMLS
• 2025-04-11 Listed $165,000 REALCOMP
• 2025-03-21 Listed $180,000 REALCOMP
• 2025-03-21 Listing Removed — REALCOMP
• 2025-03-21 Listed $179,900 MiRealSource-MiMLS
• 2025-03-21 Listing Removed — MiRealSource-MiMLS
• 2025-03-21 Listed $180,000 MiRealSource-MiMLS
• 2025-03-21 Listed $179,900 REALCOMP
• 2023-08-28 Sold (Public Records) $54,000 Public Records
• 2023-08-23 Sold (MLS) $54,000 MiRealSource-MiMLS
• 2023-08-23 Sold (MLS) $54,000 REALCOMP
• 2023-06-27 Pending — MiRealSource-MiMLS
• 2023-06-27 Pending — REALCOMP
• 2023-06-20 Relisted — MiRealSource-MiMLS
• 2023-06-20 Relisted — REALCOMP
• 2023-04-26 Pending — MiRealSource-MiMLS
• 2023-04-26 Pending — REALCOMP
• 2023-01-13 Listed $54,000 MiRealSource-MiMLS
• 2023-01-13 Listed $54,000 REALCOMP

Property tax history

+6.3%/yr

Latest (2025): $2,593 · -24.0% YoY. Source: county tax records.