5014 Saint Clair St · Detroit, MI 48213

$29,900

6 bd · 2.5 ba · 2,602 sqft · Townhouse public records · 56 Days on market

Built 1917 5,227 sqft lot ↓ 14% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity in the heart of Detroit! This 2-story multi-family property features two spacious units, each offering 3 bedrooms and 1 full bathroom, making it ideal for investors looking to expand their rental portfolio or house-hack. With strong rental potential and separate living spaces, this property is perfect for generating steady cash flow. The home does need some TLC, offering the perfect chance to add value and build equity with your own updates and improvements. Whether you’re a seasoned investor or just getting started, this is a solid opportunity in a growing Detroit market—don’t miss out!

Key facts

• 5,227 sq ft lot
• Built 1917
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath townhouse listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 50.9% 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: 190 active listings in the ZIP; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,678/mo this rent would consume 59% of the median local household income ($34k/yr) (locally 1202% 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 $207 of loan paydown is wiped out by about $897 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 + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1917 — 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. 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?
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: 5.61% ✓
• Cap rate: 50.87%
• Cash-on-cash: 159.22%
• DSCR: 8.08
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.88×
• Total profit: $65,932
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 18.75×
• Total profit: $148,634
• Equity at exit: $2,585

Cash invested: $8,372 (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 48213

• Active inventory: 190
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $1,111

Break-even live

Break-even rent $272

Max offer price $29,900

Occupancy floor 29%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-17
   status Pending

   Show marketing remark (641 chars)

   Great investment opportunity in the heart of Detroit! This 2-story multi-family property features two spacious units, each offering 3 bedrooms and 1 full bathroom, making it ideal for investors looking to expand their rental portfolio or house-hack. With strong rental potential and separate living spaces, this property is perfect for generating steady cash flow. The home does need some TLC, offering the perfect chance to add value and build equity with your own updates and improvements. Whether you’re a seasoned investor or just getting started, this is a solid opportunity in a growing Detroit market—don’t miss out!

2. 2026-04-17
   status Pending 641-char remark

   Show marketing remark (641 chars)

   Great investment opportunity in the heart of Detroit! This 2-story multi-family property features two spacious units, each offering 3 bedrooms and 1 full bathroom, making it ideal for investors looking to expand their rental portfolio or house-hack. With strong rental potential and separate living spaces, this property is perfect for generating steady cash flow. The home does need some TLC, offering the perfect chance to add value and build equity with your own updates and improvements. Whether you’re a seasoned investor or just getting started, this is a solid opportunity in a growing Detroit market—don’t miss out!

3. 2026-04-08
   price $29,900 641-char remark

   Show marketing remark (641 chars)

   Great investment opportunity in the heart of Detroit! This 2-story multi-family property features two spacious units, each offering 3 bedrooms and 1 full bathroom, making it ideal for investors looking to expand their rental portfolio or house-hack. With strong rental potential and separate living spaces, this property is perfect for generating steady cash flow. The home does need some TLC, offering the perfect chance to add value and build equity with your own updates and improvements. Whether you’re a seasoned investor or just getting started, this is a solid opportunity in a growing Detroit market—don’t miss out!

4. 2026-04-08
   price $29,900

   Show marketing remark (641 chars)

   Great investment opportunity in the heart of Detroit! This 2-story multi-family property features two spacious units, each offering 3 bedrooms and 1 full bathroom, making it ideal for investors looking to expand their rental portfolio or house-hack. With strong rental potential and separate living spaces, this property is perfect for generating steady cash flow. The home does need some TLC, offering the perfect chance to add value and build equity with your own updates and improvements. Whether you’re a seasoned investor or just getting started, this is a solid opportunity in a growing Detroit market—don’t miss out!

5. 2026-02-19
   listed $34,900 Active

   Show marketing remark (641 chars)

   Great investment opportunity in the heart of Detroit! This 2-story multi-family property features two spacious units, each offering 3 bedrooms and 1 full bathroom, making it ideal for investors looking to expand their rental portfolio or house-hack. With strong rental potential and separate living spaces, this property is perfect for generating steady cash flow. The home does need some TLC, offering the perfect chance to add value and build equity with your own updates and improvements. Whether you’re a seasoned investor or just getting started, this is a solid opportunity in a growing Detroit market—don’t miss out!

6. 2026-02-19
   listed $34,900 Active 641-char remark

   Show marketing remark (641 chars)

   Great investment opportunity in the heart of Detroit! This 2-story multi-family property features two spacious units, each offering 3 bedrooms and 1 full bathroom, making it ideal for investors looking to expand their rental portfolio or house-hack. With strong rental potential and separate living spaces, this property is perfect for generating steady cash flow. The home does need some TLC, offering the perfect chance to add value and build equity with your own updates and improvements. Whether you’re a seasoned investor or just getting started, this is a solid opportunity in a growing Detroit market—don’t miss out!

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $548 · $46/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 ≥96°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: $20,138
• − Mortgage interest: −$1,675
• − Property taxes: −$548
• − Insurance: −$150
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$870
• Taxable income: $13,673
• Est. tax owed @ 24.0%: −$3,282
• After-tax cash flow: $10,048/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

-14.3% since first listed

6 events — show timeline

• 2026-04-17 Pending — REALCOMP
• 2026-04-17 Pending — MiRealSource-MiMLS
• 2026-04-08 Price Changed $29,900 MiRealSource-MiMLS
• 2026-04-08 Price Changed $29,900 REALCOMP
• 2026-02-19 Listed $34,900 MiRealSource-MiMLS
• 2026-02-19 Listed $34,900 REALCOMP

Property tax history

+0.4%/yr

Latest (2025): $548 · -22.4% YoY. Source: county tax records.