17667 Patton St · Detroit, MI 48219

$69,900

3 bd · 1.0 ba · 1,214 sqft · SingleFamily public records · 70 Days on market

Built 1937 8,712 sqft lot $58/sqft · at area comps Est $68k · 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

Detroit gem, a cedar home with a newer roof and furnace. Wood floors and a fireplace. Diamond in the rough.

Key facts

• Newer furnace
• Newer roof
• Wood floor

Tags

• CEDAR HOME
• NEWER ROOF
• NEWER FURNACE
• WOOD FLOOR
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $576 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 10.0% 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); 309 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $483 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 70 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $26k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $70k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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: 1.95% ✓
• Cap rate: 16.19%
• Cash-on-cash: 35.34%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (median comp): $68,409
• List price: $69,900
• Delta: 2.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16871 Pierson St	0.50mi	3/1.0	1,242 (+2%)	3mo	$130,000	$105	70
18424 Fielding St	0.25mi	3/1.0	1,100 (-9%)	3mo	$40,000	$36	70
18525 Burt Rd	0.36mi	3/1.5	1,091 (-10%)	6mo	$95,000	$87	60
19019 Annchester Rd	0.72mi	3/1.0	1,200 (-1%)	6mo	$49,901	$42	59
19211 Pierson St	0.68mi	3/1.0	1,272 (+5%)	2mo	$69,000	$54	59
18995 Fielding St	0.48mi	3/1.0	1,042 (-14%)	5mo	$102,500	$98	50
18522 Annchester Rd	0.63mi	3/1.0	1,087 (-10%)	6mo	$125,000	$115	48
18425 Burgess	0.58mi	3/2.0	1,339 (+10%)	6mo	$116,000	$87	46
16616 Blackstone St	0.73mi	2/1.0 (-1)	1,102 (-9%)	0mo	$45,000	$41	45
17635 Grandville	0.67mi	3/2.0	1,092 (-10%)	7mo	$134,500	$123	42
17376 Edinborough Rd	0.62mi	3/1.5	1,383 (+14%)	5mo	$97,000	$70	42
17216 Chapel St	0.54mi	4/2.0 (+1)	1,367 (+13%)	5mo	$170,000	$124	40

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: 36.6%
• Equity multiple: 2.67×
• Total profit: $32,625
• Equity at exit: $10,422

10-year hold

• IRR: 45.8%
• Equity multiple: 6.55×
• Total profit: $108,621
• Equity at exit: $6,044

Cash invested: $19,572 (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: 309
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$367
• Tax from tax record: −$106 /mo · $1,267/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $576

Break-even live

Break-even rent $634

Max offer price $69,900

Occupancy floor 53%

Sensitivity live

Price	-10% $616	-5% $596	+0% $576	+5% $557	+10% $537
Rent	-10% $469	-5% $523	+0% $576	+5% $630	+10% $684
Rate	-1.0pp $612	-0.5pp $594	base $576	+0.5pp $558	+1.0pp $540

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	45d	1	0.02mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	26d	1	0.17mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	18d	1	0.21mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	26d	1	0.26mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	18d	1	0.31mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	26d	1	0.34mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	16d	1	0.36mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	6d	1	0.37mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	13d	1	0.42mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	4d	1	0.43mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	26d	1	0.43mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	26d	2	0.46mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	45d	2	0.46mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	18d	1	0.46mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	18d	1	0.47mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	18d	1	0.48mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	45d	1	0.49mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	45d	1	0.52mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	45d	1	0.64mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	45d	1	0.67mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	45d	1	0.80mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	0.80mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	16d	1	0.82mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,323	$1.73	0d	1	0.84mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	45d	1	0.86mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	0.87mi
19367 Plainview Ave Detroit, MI	3.0	2.0	1208	$1,400	$1.16	0d	1	0.89mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	45d	1	0.90mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	45d	1	0.94mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	0.96mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	18d	1	1.04mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	45d	1	1.04mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	19d	1	1.04mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	1.04mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	45d	1	1.05mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,025	$1.40	0d	1	1.07mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	45d	1	1.07mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	45d	1	1.10mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	26d	1	1.16mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	45d	1	1.16mi

Listing history 29 events

1. 2026-06-22
   price $69,900 Active 70 DOM
2. 2026-06-21
   days on market $70,000 Active 70 DOM
3. 2026-06-18
   days on market $70,000 Active 67 DOM
4. 2026-06-17
   pricedays on market $70,000 Active 66 DOM
5. 2026-06-15
   days on market $74,900 Active 64 DOM
6. 2026-06-13
   days on market $74,900 Active 62 DOM
7. 2026-06-13
   pricedays on market $74,900 Active 61 DOM
8. 2026-06-09
   days on market $79,900 Active 58 DOM
9. 2026-06-08
   days on market $79,900 Active 57 DOM
10. 2026-06-07
    days on market $79,900 Active 56 DOM
11. 2026-06-04
    days on market $79,900 Active 53 DOM
12. 2026-06-03
    days on market $79,900 Active 52 DOM
13. 2026-06-02
    days on market $79,900 Active 51 DOM
14. 2026-06-01
    days on market $79,900 Active 50 DOM
15. 2026-05-31
    days on market $79,900 Active 49 DOM
16. 2026-05-17
    price $84,900 107-char remark

    Show marketing remark (107 chars)

    Detroit gem, a cedar home with a newer roof and furnace. Wood floors and a fireplace. Diamond in the rough.

17. 2026-05-16
    price $84,900 107-char remark

    Show marketing remark (107 chars)

    Detroit gem, a cedar home with a newer roof and furnace. Wood floors and a fireplace. Diamond in the rough.

18. 2026-05-02
    price $87,800 107-char remark

    Show marketing remark (107 chars)

    Detroit gem, a cedar home with a newer roof and furnace. Wood floors and a fireplace. Diamond in the rough.

19. 2026-05-01
    status Active 107-char remark

    Show marketing remark (107 chars)

    Detroit gem, a cedar home with a newer roof and furnace. Wood floors and a fireplace. Diamond in the rough.

20. 2026-05-01
    price $87,800 107-char remark

    Show marketing remark (107 chars)

    Detroit gem, a cedar home with a newer roof and furnace. Wood floors and a fireplace. Diamond in the rough.

21. 2026-05-01
    status Active 107-char remark

    Show marketing remark (107 chars)

    Detroit gem, a cedar home with a newer roof and furnace. Wood floors and a fireplace. Diamond in the rough.

22. 2026-04-12
    historical 107-char remark

    Show marketing remark (107 chars)

    Detroit gem, a cedar home with a newer roof and furnace. Wood floors and a fireplace. Diamond in the rough.

23. 2026-04-12
    historical 107-char remark

    Show marketing remark (107 chars)

    Detroit gem, a cedar home with a newer roof and furnace. Wood floors and a fireplace. Diamond in the rough.

24. 2026-04-07
    price $89,900 107-char remark

    Show marketing remark (107 chars)

    Detroit gem, a cedar home with a newer roof and furnace. Wood floors and a fireplace. Diamond in the rough.

25. 2026-04-07
    price $89,900 107-char remark

    Show marketing remark (107 chars)

    Detroit gem, a cedar home with a newer roof and furnace. Wood floors and a fireplace. Diamond in the rough.

26. 2026-03-24
    listed $95,900 Active 107-char remark

    Show marketing remark (107 chars)

    Detroit gem, a cedar home with a newer roof and furnace. Wood floors and a fireplace. Diamond in the rough.

27. 2026-03-24
    listed $95,900 Active 107-char remark

    Show marketing remark (107 chars)

    Detroit gem, a cedar home with a newer roof and furnace. Wood floors and a fireplace. Diamond in the rough.

28. 2001-04-06
    soldstatus $42,362
29. 1994-07-06
    soldstatus $33,500

ⓘ 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: $1,267 · $106/mo
• Projected year-2 tax: $1,267 · $106/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 ≥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: $16,369
• − Mortgage interest: −$3,915
• − Property taxes: −$1,267
• − Insurance: −$350
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$2,033
• Taxable income: $6,185
• Est. tax owed @ 24.0%: −$1,484
• After-tax cash flow: $5,432/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

+153.4% since first listed

14 events — show timeline

• 2026-05-17 Price Changed $84,900 MiRealSource-MiMLS
• 2026-05-16 Price Changed $84,900 REALCOMP
• 2026-05-02 Price Changed $87,800 MiRealSource-MiMLS
• 2026-05-01 Relisted — REALCOMP
• 2026-05-01 Price Changed $87,800 REALCOMP
• 2026-05-01 Relisted — MiRealSource-MiMLS
• 2026-04-12 Listing Removed — REALCOMP
• 2026-04-12 Listing Removed — MiRealSource-MiMLS
• 2026-04-07 Price Changed $89,900 MiRealSource-MiMLS
• 2026-04-07 Price Changed $89,900 REALCOMP
• 2026-03-24 Listed $95,900 REALCOMP
• 2026-03-24 Listed $95,900 MiRealSource-MiMLS
• 2001-04-06 Sold (Public Records) $42,362 Public Records
• 1994-07-06 Sold (Public Records) $33,500 Public Records

Property tax history

-2.9%/yr

Latest (2025): $1,267 · -37.2% YoY. Source: county tax records.