17375 Winston St · Detroit, MI 48219

$72,000

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 41 Days on market

Built 1947 8,712 sqft lot ↓ 10% since listing

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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 +7.5/15.0
• 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

Located on a quiet residential street in Detroit's northwest side, this solid home offers great potential in a desirable neighborhood. Featuring approximately 1,404 square feet of living space on a generous 8,712 sq ft lot, the property includes a spacious layout and partially finished basement. The home does require cosmetic updates, presenting an excellent opportunity for buyers looking to personalize a home or investors seeking value in a well-established area. Conveniently located near schools, shopping and major roadways. A great chance to bring your vision and make this home your own.

Key facts

• Spacious layout
• 8,712 sq ft lot
• Garage

Tags

• QUIET RESIDENTIAL STREET
• SPACIOUS LAYOUT
• PARTIALLY FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 37% of the median local income ($44k/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 $498 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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. 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. 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.
7. 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.
8. 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: 1.87% ✓
• Cap rate: 15.71%
• Cash-on-cash: 33.62%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $175,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17213 Brady	0.25mi	3/1.5	1,500 (+7%)	2mo	$187,500	$125	73
25009 Curtis	0.29mi	3/1.0	1,570 (+12%)	6mo	$155,000	$99	62
18655 Salem St	0.57mi	2/1.0 (-1)	1,444 (+3%)	5mo	$80,000	$55	59
18516 Olympia	0.70mi	3/1.5	1,392 (-1%)	5mo	$180,000	$129	59
23421 W Mcnichols Rd	0.74mi	3/2.0	1,397 (-0%)	3mo	$200,000	$143	59
17714 Salem St	0.21mi	3/2.0	1,200 (-14%)	4mo	$150,000	$125	58
18305 Wormer Ave	0.42mi	4/2.5 (+1)	1,296 (-8%)	1mo	$200,000	$154	56
16186 Fenton St	0.66mi	2/1.0 (-1)	1,488 (+6%)	4mo	$60,000	$40	51
16101 Salem St	0.73mi	3/2.0	1,333 (-5%)	3mo	$70,000	$53	51
17363 Olympia St	0.54mi	3/2.5	1,528 (+9%)	4mo	$229,900	$150	50
25608 Pickford	0.66mi	2/1.0 (-1)	1,260 (-10%)	1mo	$120,000	$95	46
17444 Beech Daly Rd	0.62mi	3/2.0	1,250 (-11%)	4mo	$196,000	$157	46

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: 34.5%
• Equity multiple: 2.56×
• Total profit: $31,436
• Equity at exit: $10,735

10-year hold

• IRR: 43.9%
• Equity multiple: 6.26×
• Total profit: $106,129
• Equity at exit: $6,225

Cash invested: $20,160 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $565

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 53%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	24d	1	0.08mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	43d	1	0.33mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	43d	1	0.42mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	17d	1	0.47mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	12d	1	0.62mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.70mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	24d	1	0.71mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	0.81mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	43d	1	0.97mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	43d	1	0.99mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	5d	1	1.05mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	43d	1	1.22mi
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	24d	1	1.28mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	1.32mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	11d	1	1.46mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	5d	1	1.46mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	43d	1	1.46mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	16d	1	1.46mi
19501 Redfern St Detroit, MI	2.0	1.5	1816	$1,350	$0.74	43d	1	1.48mi

Listing history 6 events

1. 2026-04-23
   status Pending

   Show marketing remark (597 chars)

   Located on a quiet residential street in Detroit's northwest side, this solid home offers great potential in a desirable neighborhood. Featuring approximately 1,404 square feet of living space on a generous 8,712 sq ft lot, the property includes a spacious layout and partially finished basement. The home does require cosmetic updates, presenting an excellent opportunity for buyers looking to personalize a home or investors seeking value in a well-established area. Conveniently located near schools, shopping and major roadways. A great chance to bring your vision and make this home your own.

2. 2026-04-23
   status Pending 597-char remark

   Show marketing remark (597 chars)

   Located on a quiet residential street in Detroit's northwest side, this solid home offers great potential in a desirable neighborhood. Featuring approximately 1,404 square feet of living space on a generous 8,712 sq ft lot, the property includes a spacious layout and partially finished basement. The home does require cosmetic updates, presenting an excellent opportunity for buyers looking to personalize a home or investors seeking value in a well-established area. Conveniently located near schools, shopping and major roadways. A great chance to bring your vision and make this home your own.

3. 2026-03-25
   price $72,000 597-char remark

   Show marketing remark (597 chars)

   Located on a quiet residential street in Detroit's northwest side, this solid home offers great potential in a desirable neighborhood. Featuring approximately 1,404 square feet of living space on a generous 8,712 sq ft lot, the property includes a spacious layout and partially finished basement. The home does require cosmetic updates, presenting an excellent opportunity for buyers looking to personalize a home or investors seeking value in a well-established area. Conveniently located near schools, shopping and major roadways. A great chance to bring your vision and make this home your own.

4. 2026-03-25
   price $72,000

   Show marketing remark (597 chars)

   Located on a quiet residential street in Detroit's northwest side, this solid home offers great potential in a desirable neighborhood. Featuring approximately 1,404 square feet of living space on a generous 8,712 sq ft lot, the property includes a spacious layout and partially finished basement. The home does require cosmetic updates, presenting an excellent opportunity for buyers looking to personalize a home or investors seeking value in a well-established area. Conveniently located near schools, shopping and major roadways. A great chance to bring your vision and make this home your own.

5. 2026-03-13
   listed $79,900 Active

   Show marketing remark (597 chars)

   Located on a quiet residential street in Detroit's northwest side, this solid home offers great potential in a desirable neighborhood. Featuring approximately 1,404 square feet of living space on a generous 8,712 sq ft lot, the property includes a spacious layout and partially finished basement. The home does require cosmetic updates, presenting an excellent opportunity for buyers looking to personalize a home or investors seeking value in a well-established area. Conveniently located near schools, shopping and major roadways. A great chance to bring your vision and make this home your own.

6. 2026-03-13
   listed $79,900 Active 597-char remark

   Show marketing remark (597 chars)

   Located on a quiet residential street in Detroit's northwest side, this solid home offers great potential in a desirable neighborhood. Featuring approximately 1,404 square feet of living space on a generous 8,712 sq ft lot, the property includes a spacious layout and partially finished basement. The home does require cosmetic updates, presenting an excellent opportunity for buyers looking to personalize a home or investors seeking value in a well-established area. Conveniently located near schools, shopping and major roadways. A great chance to bring your vision and make this home your own.

ⓘ 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 ≥98°F today · 15 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: $16,138
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,095
• Taxable income: $5,988
• Est. tax owed @ 24.0%: −$1,437
• After-tax cash flow: $5,341/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

-9.9% since first listed

6 events — show timeline

• 2026-04-23 Pending — REALCOMP
• 2026-04-23 Pending — MiRealSource-MiMLS
• 2026-03-25 Price Changed $72,000 MiRealSource-MiMLS
• 2026-03-25 Price Changed $72,000 REALCOMP
• 2026-03-13 Listed $79,900 MiRealSource-MiMLS
• 2026-03-13 Listed $79,900 REALCOMP

Property tax history

-16.6%/yr

Latest (2025): $130 · -84.3% YoY. Source: county tax records.