18482 Braile St · Detroit, MI 48219

$45,000

2 bd · 1.0 ba · 688 sqft · SingleFamily public records · 4 Days on market

Built 1941 3,920 sqft lot Est $44k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.5/15.0
• 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

Welcome to this beautiful 2 bedroom 1 bathroom ranch With a One car garage & fenced in backyard ! great for first time buyers or investment property with great potential on return! Tenant Occupied MTM , 24 hour Notice to Show .

Key facts

• 3,920 sq ft lot
• Garage
• Built 1941

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 1-car garage
• Security: No security details provided
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One level; Entry at ground level; Vinyl siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 40 x 102 (0.09 acres)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedrooms not specifically listed
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Unfinished basement; Total of 4 rooms; Ground-level entry
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 20.2% 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; 22 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).

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 ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $17k; list at $45k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.31% ✓
• Cap rate: 20.16%
• Cash-on-cash: 49.53%
• DSCR: 3.20
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $44,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17743 Trinity St	0.29mi	2/1.0	662 (-4%)	3mo	$85,000	$128	78
18538 Trinity St	0.18mi	3/1.0 (+1)	780 (+13%)	2mo	$46,500	$60	63
17370 Stout St	0.53mi	2/1.0	745 (+8%)	2mo	$37,000	$50	60
19401 Stout St	0.54mi	2/1.0	750 (+9%)	2mo	$28,000	$37	58
19352 Evergreen Rd	0.61mi	2/1.0	752 (+9%)	2mo	$75,000	$100	54
17185 Bentler St	0.74mi	2/1.0	690 (+0%)	13mo	$43,000	$62	54
19350 Westbrook St	0.56mi	2/1.0	648 (-6%)	14mo	$84,000	$130	52
19360 Westbrook St	0.57mi	2/1.0	766 (+11%)	9mo	$49,000	$64	47
18411 Grandville Ave	0.70mi	2/1.0	748 (+9%)	14mo	$60,000	$80	41
19335 Westbrook St	0.55mi	2/1.0	778 (+13%)	14mo	$37,500	$48	41
18914 Annchester Rd	0.56mi	3/1.0 (+1)	786 (+14%)	16mo	$50,000	$64	31
19719 Blackstone St St	0.72mi	3/1.0 (+1)	786 (+14%)	13mo	$110,000	$140	27

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: 52.7%
• Equity multiple: 3.49×
• Total profit: $31,329
• Equity at exit: $6,710

10-year hold

• IRR: 59.9%
• Equity multiple: 8.54×
• Total profit: $94,958
• 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: 3.6×

Monthly cashflow live

• Estimated rent: $1,039 high
• Mortgage (P&I): −$236
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $520

Break-even live

Break-even rent $381

Max offer price $45,000

Occupancy floor 45%

Sensitivity live

Price	-10% $545	-5% $533	+0% $520	+5% $507	+10% $495
Rent	-10% $438	-5% $479	+0% $520	+5% $561	+10% $602
Rate	-1.0pp $543	-0.5pp $531	base $520	+0.5pp $508	+1.0pp $497

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.18mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	0.51mi
18400 Lahser Rd Detroit, MI	1.0	1.0	620	$950	$1.53	25d	1	0.62mi
18450 Lahser Rd Apt 1 Detroit, MI	1.0	1.0	650	$820	$1.26	5d	1	0.62mi
18350 Lahser Rd Detroit, MI	1.0	1.0	600	$950	$1.58	44d	1	0.62mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	0.68mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.69mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	25d	2	0.69mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.69mi
17644 Lahser Rd Unit 7 Detroit, MI	1.0	1.0	600	$995	$1.66	25d	1	0.71mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	5d	2	0.73mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	0.87mi
16885 Lahser Rd Unit 1A Detroit, MI	1.0	1.0	650	$750	$1.15	5d	1	1.02mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	44d	1	1.02mi
16854 Lahser Rd Detroit, MI	1.0	1.0	680	$885	$1.30	13d	1	1.02mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.15mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	1.17mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	44d	2	1.32mi
22045 Michigan 102 Detroit, MI	1.0	1.0	750	$775	$1.03	44d	1	1.36mi
19255 Shiawassee Dr Apt 105 Detroit, MI	1.0	1.0	680	$950	$1.40	5d	1	1.45mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	44d	2	1.46mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	1.46mi

Listing history 5 events

1. 2026-06-18
   days on market $45,000 Active 4 DOM
2. 2026-06-17
   statusdays on market $45,000 Active 3 DOM
3. 2026-06-13
   statusdays on market $45,000 Pending 2 DOM
4. 2026-06-08
   remarks 233-char remark

   Show marketing remark (233 chars)

   Welcome to this beautiful 2 bedroom 1 bathroom ranch With a One car garage & fenced in backyard ! great for first time buyers or investment property with great potential on return! Tenant Occupied MTM , 24 hour Notice to Show .

5. 2026-06-08
   listed $45,000 Active 1 DOM

   Show marketing remark (233 chars)

   Welcome to this beautiful 2 bedroom 1 bathroom ranch With a One car garage & fenced in backyard ! great for first time buyers or investment property with great potential on return! Tenant Occupied MTM , 24 hour Notice to Show .

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $623 · $52/mo
• Expected delta: +$70/yr (+$6/mo · 12.7%)

ⓘ 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 ≥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: $12,468
• − Mortgage interest: −$2,521
• − Property taxes: −$552
• − Insurance: −$225
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$1,309
• Taxable income: $5,866
• Est. tax owed @ 24.0%: −$1,408
• After-tax cash flow: $4,833/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

+164.9% since first listed

7 events — show timeline

• 2026-06-08 Listed $45,000 MiRealSource-MiMLS
• 2026-06-08 Listed $45,000 REALCOMP
• 2025-07-22 Listing Removed — MiRealSource-MiMLS
• 2025-07-22 Listing Removed — REALCOMP
• 2025-06-18 Listed $47,500 REALCOMP
• 2025-06-18 Listed $47,500 MiRealSource-MiMLS
• 1992-07-10 Sold (Public Records) $16,988 Public Records

Property tax history

+0.8%/yr

Latest (2025): $552 · -35.1% YoY. Source: county tax records.