18821 Albany St · Detroit, MI 48234

$130,000

4 bd · 1.5 ba · 1,864 sqft · SingleFamily public records · 102 Days on market

Built 1961 4,356 sqft lot $70/sqft · 81% above area Est $97k · 34% 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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 18821 Albany St, Detroit - a beautifully upgraded home where no expense was spared. This stunning residence offers 4 spacious bedrooms and 2 full bathrooms, thoughtfully designed with both comfort and style in mind. With over 1,500 sq ft above ground and nearly 1,000 sq ft of additional finished space in the basement, the home provides over 2,500 sq ft of total living space for you and your family to enjoy. Step inside to find modern finishes, generous living areas, and a layout perfect for everyday living and entertaining. The fully finished basement features luxury tile flooring, creating a versatile space ideal for a family lounge, entertainment area, home gym, or additional living quarters. Every detail of this home reflects quality craftsmanship and thoughtful upgrades. Whether you're hosting gatherings or enjoying quiet evenings at home, 18821 Albany offers the perfect blend of space, comfort, and luxury. This is Detroit living at its finest - schedule your private showing today.

Key facts

• Luxury tile flooring
• Modern finishes
• 4,356 sq ft lot

Tags

• FULLY FINISHED BASEMENT
• LUXURY TILE FLOORING
• GENEROUS LIVING AREAS
• MODERN FINISHES

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% 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: Rents rising fast (+6.7%/yr); 226 active listings in the ZIP; 3 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 $1,569/mo this rent would consume 53% of the median local household income ($35k/yr) (locally 2372% 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 $899 of loan paydown is wiped out by about $4k 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 + 6.7% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $43k; list at $130k implies a 202% gain — meaningful room to come down on a strong offer.

Recommended offer $118,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 1.21% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $97,086
• List price: $130,000
• Delta: 33.90%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5524 E 7 Mile Rd	0.15mi	4/2.0	1,800 (-3%)	11mo	$145,000	$81	76
19207 Moenart St	0.34mi	3/2.0 (-1)	1,702 (-9%)	9mo	$71,000	$42	55
18826 Justine St	0.68mi	3/1.5 (-1)	1,851 (-1%)	10mo	$130,000	$70	54

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.19×
• Total profit: $6,757
• Equity at exit: $19,383

10-year hold

• IRR: 17.3%
• Equity multiple: 2.67×
• Total profit: $60,918
• Equity at exit: $11,240

Cash invested: $36,400 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $341

Break-even live

Break-even rent $1,137

Max offer price $130,000

Occupancy floor 73%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	16d	1	0.82mi
19458 Binder St Detroit, MI	3.0	1.5	1550	$1,500	$0.97	3d	1	1.06mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	43d	1	1.12mi

Listing history 23 events

1. 2026-06-18
   days on market $130,000 Active 102 DOM
2. 2026-06-17
   days on market $130,000 Active 101 DOM
3. 2026-06-15
   days on market $130,000 Active 99 DOM
4. 2026-06-13
   days on market $130,000 Active 97 DOM
5. 2026-06-13
   days on market $130,000 Active 96 DOM
6. 2026-06-09
   days on market $130,000 Active 93 DOM
7. 2026-06-08
   days on market $130,000 Active 92 DOM
8. 2026-06-07
   days on market $130,000 Active 91 DOM
9. 2026-06-04
   days on market $130,000 Active 88 DOM
10. 2026-06-03
    days on market $130,000 Active 87 DOM
11. 2026-06-01
    days on market $130,000 Active 85 DOM
12. 2026-05-31
    days on market $130,000 Active 84 DOM
13. 2026-05-03
    price $130,000 1015-char remark

    Show marketing remark (1023 chars)

    Welcome to 18821 Albany St, Detroit — a beautifully upgraded home where no expense was spared. This stunning residence offers 4 spacious bedrooms and 2 full bathrooms, thoughtfully designed with both comfort and style in mind. With over 1,500 sq ft above ground and nearly 1,000 sq ft of additional finished space in the basement, the home provides over 2,500 sq ft of total living space for you and your family to enjoy. Step inside to find modern finishes, generous living areas, and a layout perfect for everyday living and entertaining. The fully finished basement features luxury tile flooring, creating a versatile space ideal for a family lounge, entertainment area, home gym, or additional living quarters. Every detail of this home reflects quality craftsmanship and thoughtful upgrades. Whether you're hosting gatherings or enjoying quiet evenings at home, 18821 Albany offers the perfect blend of space, comfort, and luxury. This is Detroit living at its finest — schedule your private showing today.

14. 2026-05-03
    price $130,000 1023-char remark

    Show marketing remark (1023 chars)

    Welcome to 18821 Albany St, Detroit — a beautifully upgraded home where no expense was spared. This stunning residence offers 4 spacious bedrooms and 2 full bathrooms, thoughtfully designed with both comfort and style in mind. With over 1,500 sq ft above ground and nearly 1,000 sq ft of additional finished space in the basement, the home provides over 2,500 sq ft of total living space for you and your family to enjoy. Step inside to find modern finishes, generous living areas, and a layout perfect for everyday living and entertaining. The fully finished basement features luxury tile flooring, creating a versatile space ideal for a family lounge, entertainment area, home gym, or additional living quarters. Every detail of this home reflects quality craftsmanship and thoughtful upgrades. Whether you're hosting gatherings or enjoying quiet evenings at home, 18821 Albany offers the perfect blend of space, comfort, and luxury. This is Detroit living at its finest — schedule your private showing today.

15. 2026-04-09
    price $145,000 1015-char remark

    Show marketing remark (1015 chars)

    Welcome to 18821 Albany St, Detroit - a beautifully upgraded home where no expense was spared. This stunning residence offers 4 spacious bedrooms and 2 full bathrooms, thoughtfully designed with both comfort and style in mind. With over 1,500 sq ft above ground and nearly 1,000 sq ft of additional finished space in the basement, the home provides over 2,500 sq ft of total living space for you and your family to enjoy. Step inside to find modern finishes, generous living areas, and a layout perfect for everyday living and entertaining. The fully finished basement features luxury tile flooring, creating a versatile space ideal for a family lounge, entertainment area, home gym, or additional living quarters. Every detail of this home reflects quality craftsmanship and thoughtful upgrades. Whether you're hosting gatherings or enjoying quiet evenings at home, 18821 Albany offers the perfect blend of space, comfort, and luxury. This is Detroit living at its finest - schedule your private showing today.

16. 2026-04-08
    price $145,000 1023-char remark

    Show marketing remark (1023 chars)

    Welcome to 18821 Albany St, Detroit — a beautifully upgraded home where no expense was spared. This stunning residence offers 4 spacious bedrooms and 2 full bathrooms, thoughtfully designed with both comfort and style in mind. With over 1,500 sq ft above ground and nearly 1,000 sq ft of additional finished space in the basement, the home provides over 2,500 sq ft of total living space for you and your family to enjoy. Step inside to find modern finishes, generous living areas, and a layout perfect for everyday living and entertaining. The fully finished basement features luxury tile flooring, creating a versatile space ideal for a family lounge, entertainment area, home gym, or additional living quarters. Every detail of this home reflects quality craftsmanship and thoughtful upgrades. Whether you're hosting gatherings or enjoying quiet evenings at home, 18821 Albany offers the perfect blend of space, comfort, and luxury. This is Detroit living at its finest — schedule your private showing today.

17. 2026-03-23
    price $149,900 1015-char remark

    Show marketing remark (1023 chars)

    Welcome to 18821 Albany St, Detroit — a beautifully upgraded home where no expense was spared. This stunning residence offers 4 spacious bedrooms and 2 full bathrooms, thoughtfully designed with both comfort and style in mind. With over 1,500 sq ft above ground and nearly 1,000 sq ft of additional finished space in the basement, the home provides over 2,500 sq ft of total living space for you and your family to enjoy. Step inside to find modern finishes, generous living areas, and a layout perfect for everyday living and entertaining. The fully finished basement features luxury tile flooring, creating a versatile space ideal for a family lounge, entertainment area, home gym, or additional living quarters. Every detail of this home reflects quality craftsmanship and thoughtful upgrades. Whether you're hosting gatherings or enjoying quiet evenings at home, 18821 Albany offers the perfect blend of space, comfort, and luxury. This is Detroit living at its finest — schedule your private showing today.

18. 2026-03-23
    price $149,900 1023-char remark

    Show marketing remark (1023 chars)

    Welcome to 18821 Albany St, Detroit — a beautifully upgraded home where no expense was spared. This stunning residence offers 4 spacious bedrooms and 2 full bathrooms, thoughtfully designed with both comfort and style in mind. With over 1,500 sq ft above ground and nearly 1,000 sq ft of additional finished space in the basement, the home provides over 2,500 sq ft of total living space for you and your family to enjoy. Step inside to find modern finishes, generous living areas, and a layout perfect for everyday living and entertaining. The fully finished basement features luxury tile flooring, creating a versatile space ideal for a family lounge, entertainment area, home gym, or additional living quarters. Every detail of this home reflects quality craftsmanship and thoughtful upgrades. Whether you're hosting gatherings or enjoying quiet evenings at home, 18821 Albany offers the perfect blend of space, comfort, and luxury. This is Detroit living at its finest — schedule your private showing today.

19. 2026-03-09
    listed $159,900 Active 1023-char remark

    Show marketing remark (1023 chars)

    Welcome to 18821 Albany St, Detroit — a beautifully upgraded home where no expense was spared. This stunning residence offers 4 spacious bedrooms and 2 full bathrooms, thoughtfully designed with both comfort and style in mind. With over 1,500 sq ft above ground and nearly 1,000 sq ft of additional finished space in the basement, the home provides over 2,500 sq ft of total living space for you and your family to enjoy. Step inside to find modern finishes, generous living areas, and a layout perfect for everyday living and entertaining. The fully finished basement features luxury tile flooring, creating a versatile space ideal for a family lounge, entertainment area, home gym, or additional living quarters. Every detail of this home reflects quality craftsmanship and thoughtful upgrades. Whether you're hosting gatherings or enjoying quiet evenings at home, 18821 Albany offers the perfect blend of space, comfort, and luxury. This is Detroit living at its finest — schedule your private showing today.

20. 2026-03-08
    listed $159,900 Active 1015-char remark

    Show marketing remark (1015 chars)

    Welcome to 18821 Albany St, Detroit - a beautifully upgraded home where no expense was spared. This stunning residence offers 4 spacious bedrooms and 2 full bathrooms, thoughtfully designed with both comfort and style in mind. With over 1,500 sq ft above ground and nearly 1,000 sq ft of additional finished space in the basement, the home provides over 2,500 sq ft of total living space for you and your family to enjoy. Step inside to find modern finishes, generous living areas, and a layout perfect for everyday living and entertaining. The fully finished basement features luxury tile flooring, creating a versatile space ideal for a family lounge, entertainment area, home gym, or additional living quarters. Every detail of this home reflects quality craftsmanship and thoughtful upgrades. Whether you're hosting gatherings or enjoying quiet evenings at home, 18821 Albany offers the perfect blend of space, comfort, and luxury. This is Detroit living at its finest - schedule your private showing today.

21. 1997-12-01
    soldstatus $43,000
22. 1997-02-23
    historical
23. 1997-01-08
    listed $27,500

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,824
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$3,782
• Taxable income: $2,148
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $3,575/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

+372.7% since first listed

11 events — show timeline

• 2026-05-03 Price Changed $130,000 MiRealSource-MiMLS
• 2026-05-03 Price Changed $130,000 REALCOMP
• 2026-04-09 Price Changed $145,000 MiRealSource-MiMLS
• 2026-04-08 Price Changed $145,000 REALCOMP
• 2026-03-23 Price Changed $149,900 MiRealSource-MiMLS
• 2026-03-23 Price Changed $149,900 REALCOMP
• 2026-03-09 Listed $159,900 REALCOMP
• 2026-03-08 Listed $159,900 MiRealSource-MiMLS
• 1997-12-01 Sold (Public Records) $43,000 Public Records
• 1997-02-23 Listing Removed — REALCOMP
• 1997-01-08 Listed $27,500 REALCOMP

Property tax history

-31.3%/yr

Latest (2025): $23 · -54.8% YoY. Source: county tax records.