1735 Clairmount St · Detroit, MI 48206

$275,000

6 bd · 2.0 ba · 2,350 sqft · SingleFamily public records · 4 Days on market

Built 1917 3,485 sqft lot Est $244k · 13% over

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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 +15.2/30.0
• DSCR +4.7/10.0
• Rent growth +3.8/5.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a beautifully renovated brick duplex in the heart of New Midtown. This 2-story historic property anchors the corner of 12th and Clairmount, with an expansive driveway and a fenced back yard. Both units, 1733 & 1735 Clairmount, are identical. Each offers 3 bedrooms and a full bath across more than 2,500 total square feet. Step inside to spacious living and dining rooms centered on classic wood-burning fireplaces. Historic character meets modern updates throughout. The fully updated kitchens shine with new cabinets, new counters, new flooring, and new appliances. Fresh windows, plumbing, and electrical bring peace of mind from top to bottom. Bedrooms feature warm wood floors and ceiling fans. The renovated full bath offers clean, modern ceramic finishes. Downstairs, large basements deliver plenty of storage and flex space. Central air and forced-air natural gas heat keep both units comfortable year-round. Outside, enjoy the fenced yard, porch, and patio, plus that rare, expansive driveway for easy parking. The location is unbeatable. Take in fantastic views of Gordon Park and The Congregation Detroit, just minutes from downtown, the Fisher Theatre, and quick expressway access. Live in one and rent the other, or hold both as a turnkey investment. Seller is VERY open to off-market showings. Schedule your showing and see it in person.

Key facts

• Expansive driveway
• Fenced back yard
• Historic property

Tags

• RENOVATED BRICK DUPLEX
• EXPANSIVE DRIVEWAY
• FENCED BACK YARD
• HISTORIC PROPERTY
• FULLY UPDATED KITCHENS
• NEW CABINETS

Property features AI

Exterior

• Parking: Parking details not provided
• Security: No specific security features listed
• Utilities: Public water; Public sewer (assumed); Natural gas service; Gas water heater; Electric power (assumed)
• Home design: Residential 2-story home; Built in 1917; Basement foundation; Frontage approximately 30 feet
• Construction: Brick and vinyl siding construction; Basement foundation
• Exterior features: Brick and vinyl siding exterior; Exterior balcony; Fenced yard; Patio; Porch; Paved street access

Interior

• Kitchen: Kitchen on entry level with ceramic flooring (approx. 11 x 8); Dining room on entry level with wood flooring (approx. 14 x 11)
• Bedrooms: Bedroom 1 on entry level with wood floors (approx. 11 x 10); Bedroom 2 on entry level with wood floors (approx. 11 x 9); Bedroom 3 on entry level with wood floors (approx. 8 wide); Bedroom 4 on second level (approx. 11 x 9); Bedroom 5 on second level (approx. 11 x 8); Bedroom 6 on second level (approx. 11 x 12)
• Flooring: Wood flooring in living areas and bedrooms; Ceramic flooring in kitchen and primary bathroom
• Bathrooms: 2 full bathrooms; Bathroom on entry level with ceramic flooring (approx. 8 x 6); Bathroom on second level (approx. 8 x 6)
• Heating & cooling: Forced air heating; Central A/C; Natural gas heat and gas water heater
• Interior features: Natural fireplace; Cable/internet available; Unfinished basement
• Laundry & utility: Basement present (unfinished)

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (13.0% below list).
• Recommended offer: $239k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 271 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $2,393/mo this rent would consume 64% 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y ago 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 $65k; list at $275k implies a 323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $239,325 (13.0% below list)

Questions for the listing agent

1. Built in 1917 — 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. 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?
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: 0.87% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $244,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1419 Atkinson St	0.28mi	5/2.5 (-1)	2,274 (-3%)	1mo	$225,000	$99	73
1651 Edison St St	0.15mi	5/3.5 (-1)	2,400 (+2%)	9mo	$304,000	$127	71
1667 Edison St	0.14mi	5/2.5 (-1)	2,569 (+9%)	2mo	$439,900	$171	70
1441 Longfellow St	0.32mi	5/2.5 (-1)	2,463 (+5%)	2mo	$166,000	$67	68
1642 Edison St	0.18mi	6/3.5	2,224 (-5%)	11mo	$239,900	$108	68
1731 Longfellow St	0.20mi	5/2.5 (-1)	2,521 (+7%)	6mo	$395,000	$157	66
1530 Longfellow St	0.28mi	5/3.5 (-1)	2,418 (+3%)	7mo	$190,000	$79	65
2544 Atkinson St	0.53mi	5/2.5 (-1)	2,429 (+3%)	3mo	$225,000	$93	60
2016 Atkinson St	0.18mi	5/2.5 (-1)	2,001 (-15%)	3mo	$130,000	$65	57
686 Atkinson St S	0.72mi	5/2.5 (-1)	2,384 (+1%)	1mo	$195,000	$82	56
8451 LA Salle Blvd	0.54mi	5/2.5 (-1)	2,500 (+6%)	9mo	$260,000	$104	49
2505 Chicago Blvd	0.55mi	5/3.5 (-1)	2,444 (+4%)	11mo	$275,000	$113	48

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: -11.7%
• Equity multiple: 0.57×
• Total profit: $-33,193
• Equity at exit: $41,003

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $1,927
• Equity at exit: $23,777

Cash invested: $77,000 (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: 271
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,393 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$240 /mo · $2,880/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $94

Break-even live

Break-even rent $2,274

Max offer price $275,000

Occupancy floor 91%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	3d	1	0.19mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	15d	1	0.38mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	22d	1	0.46mi
2509 Gladstone St Unit NA Detroit, MI	6.0	3.0	3008	$2,000	$0.66	10d	1	0.50mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	17d	1	1.20mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	15d	1	1.38mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	2d	1	1.38mi

Listing history 7 events

1. 2026-06-18
   days on market $275,000 Active 4 DOM
2. 2026-06-17
   days on market $275,000 Active 3 DOM
3. 2026-06-16
   days on market $275,000 Active 2 DOM
4. 2026-06-15
   listing id $275,000 Active 1 DOM
5. 2026-06-13
   statusdays on market $275,000 Active 1 DOM

   Show marketing remark (1368 chars)

   Welcome to a beautifully renovated brick duplex in the heart of New Midtown. This 2-story historic property anchors the corner of 12th and Clairmount, with an expansive driveway and a fenced back yard. Both units, 1733 & 1735 Clairmount, are identical. Each offers 3 bedrooms and a full bath across more than 2,500 total square feet. Step inside to spacious living and dining rooms centered on classic wood-burning fireplaces. Historic character meets modern updates throughout. The fully updated kitchens shine with new cabinets, new counters, new flooring, and new appliances. Fresh windows, plumbing, and electrical bring peace of mind from top to bottom. Bedrooms feature warm wood floors and ceiling fans. The renovated full bath offers clean, modern ceramic finishes. Downstairs, large basements deliver plenty of storage and flex space. Central air and forced-air natural gas heat keep both units comfortable year-round. Outside, enjoy the fenced yard, porch, and patio, plus that rare, expansive driveway for easy parking. The location is unbeatable. Take in fantastic views of Gordon Park and The Congregation Detroit, just minutes from downtown, the Fisher Theatre, and quick expressway access. Live in one and rent the other, or hold both as a turnkey investment. Seller is VERY open to off-market showings. Schedule your showing and see it in person.

6. 2026-06-13
   remarks 695-char remark

   Show marketing remark (1368 chars)

   Welcome to a beautifully renovated brick duplex in the heart of New Midtown. This 2-story historic property anchors the corner of 12th and Clairmount, with an expansive driveway and a fenced back yard. Both units, 1733 & 1735 Clairmount, are identical. Each offers 3 bedrooms and a full bath across more than 2,500 total square feet. Step inside to spacious living and dining rooms centered on classic wood-burning fireplaces. Historic character meets modern updates throughout. The fully updated kitchens shine with new cabinets, new counters, new flooring, and new appliances. Fresh windows, plumbing, and electrical bring peace of mind from top to bottom. Bedrooms feature warm wood floors and ceiling fans. The renovated full bath offers clean, modern ceramic finishes. Downstairs, large basements deliver plenty of storage and flex space. Central air and forced-air natural gas heat keep both units comfortable year-round. Outside, enjoy the fenced yard, porch, and patio, plus that rare, expansive driveway for easy parking. The location is unbeatable. Take in fantastic views of Gordon Park and The Congregation Detroit, just minutes from downtown, the Fisher Theatre, and quick expressway access. Live in one and rent the other, or hold both as a turnkey investment. Seller is VERY open to off-market showings. Schedule your showing and see it in person.

7. 2026-06-13
   listed $275,000 Coming Soon 2 DOM

   Show marketing remark (1368 chars)

   Welcome to a beautifully renovated brick duplex in the heart of New Midtown. This 2-story historic property anchors the corner of 12th and Clairmount, with an expansive driveway and a fenced back yard. Both units, 1733 & 1735 Clairmount, are identical. Each offers 3 bedrooms and a full bath across more than 2,500 total square feet. Step inside to spacious living and dining rooms centered on classic wood-burning fireplaces. Historic character meets modern updates throughout. The fully updated kitchens shine with new cabinets, new counters, new flooring, and new appliances. Fresh windows, plumbing, and electrical bring peace of mind from top to bottom. Bedrooms feature warm wood floors and ceiling fans. The renovated full bath offers clean, modern ceramic finishes. Downstairs, large basements deliver plenty of storage and flex space. Central air and forced-air natural gas heat keep both units comfortable year-round. Outside, enjoy the fenced yard, porch, and patio, plus that rare, expansive driveway for easy parking. The location is unbeatable. Take in fantastic views of Gordon Park and The Congregation Detroit, just minutes from downtown, the Fisher Theatre, and quick expressway access. Live in one and rent the other, or hold both as a turnkey investment. Seller is VERY open to off-market showings. Schedule your showing and see it in person.

ⓘ 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: $2,880 · $240/mo
• Projected year-2 tax: $3,558 · $296/mo
• Expected delta: +$677/yr (+$56/mo · 23.5%)

ⓘ 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 ≥96°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: $28,719
• − Mortgage interest: −$15,404
• − Property taxes: −$2,880
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − Depreciation: −$8,000
• Taxable loss: −$3,535
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $1,976/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

+114.8% since first listed

19 events — show timeline

• 2026-06-13 Listed $275,000 MiRealSource-MiMLS
• 2026-06-13 Listed $275,000 MiRealSource-MiMLS
• 2026-06-11 Coming Soon $275,000 MiRealSource-MiMLS
• 2026-06-10 Coming Soon $275,000 MiRealSource-MiMLS
• 2026-06-10 Coming Soon $275,000 MiRealSource-MiMLS
• 2022-02-04 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2022-02-04 Sold (MLS) $65,000 REALCOMP
• 2022-01-24 Pending — MiRealSource-MiMLS
• 2022-01-24 Pending — REALCOMP
• 2022-01-13 Price Changed $80,000 MiRealSource-MiMLS
• 2022-01-13 Price Changed $80,000 REALCOMP
• 2021-12-31 Price Changed $100,000 MiRealSource-MiMLS
• 2021-12-31 Price Changed $100,000 REALCOMP
• 2021-12-30 Relisted — MiRealSource-MiMLS
• 2021-12-23 Listing Removed — MiRealSource-MiMLS
• 2021-12-03 Price Changed $118,000 MiRealSource-MiMLS
• 2021-12-02 Price Changed $118,000 REALCOMP
• 2021-08-24 Listed $128,000 MiRealSource-MiMLS
• 2021-08-24 Listed $128,000 REALCOMP

Property tax history

+10.9%/yr

Latest (2025): $2,880 · -10.2% YoY. Source: county tax records.