18112 Justine St · Detroit, MI 48234

$90,000

3 bd · 1.0 ba · 1,017 sqft · SingleFamily public records · 24 Days on market

Built 1956 5,663 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully fully renovated brick ranch featuring 3 bedrooms and 1.5 bathrooms. This move-in ready home offers fresh paint, updated flooring, and modern finishes throughout. The updated kitchen includes new cabinetry, sleek countertops, and contemporary fixtures. Spacious bedrooms provide comfort and flexibility, while both bathrooms have been tastefully updated. The solid brick exterior adds timeless curb appeal, with a well-maintained yard perfect for everyday living. All mechanics will be installed prior to closing , home is being monitored via security cameras. Pre-approved buyers only.

Key facts

• Fully renovated
• Updated kitchen
• New cabinetry

Tags

• FULLY RENOVATED
• UPDATED KITCHEN
• NEW CABINETRY
• SLEEK COUNTERTOPS
• CONTEMPORARY FIXTURES
• SOLID BRICK EXTERIOR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 44% of the median local income ($35k/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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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. 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.
6. 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.
7. 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: 1.44% ✓
• Cap rate: 11.97%
• Cash-on-cash: 20.27%
• DSCR: 1.90
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $45,765
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17833 Binder St	0.36mi	3/1.0	1,000 (-2%)	4mo	$46,000	$46	77
18905 Dean St	0.40mi	3/1.0	990 (-3%)	6mo	$88,900	$90	72
19155 Ryan Rd	0.51mi	3/1.0	1,068 (+5%)	2mo	$45,000	$42	66
19392 Justine St	0.65mi	3/1.0	1,000 (-2%)	3mo	$45,000	$45	64
3952 Stockton St	0.30mi	3/1.0	1,149 (+13%)	1mo	$55,000	$48	64
19322 Shields St	0.59mi	3/1.0	1,050 (+3%)	6mo	$43,000	$41	62
19235 Lamont St	0.55mi	2/1.0 (-1)	960 (-6%)	1mo	$40,000	$42	59
19416 Lamont St	0.71mi	3/1.5	1,065 (+5%)	1mo	$9,000	$8	56
19227 Ryan Rd	0.57mi	3/1.0	919 (-10%)	1mo	$38,000	$41	56
19366 Fenelon St	0.68mi	3/1.5	1,108 (+9%)	4mo	$70,000	$63	48
17955 Charest St	0.63mi	3/1.0	880 (-14%)	4mo	$51,800	$59	44
18660 Klinger St	0.57mi	4/2.0 (+1)	880 (-14%)	0mo	$21,000	$24	42

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: 16.6%
• Equity multiple: 1.70×
• Total profit: $17,579
• Equity at exit: $13,419

10-year hold

• IRR: 27.7%
• Equity multiple: 3.88×
• Total profit: $72,590
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,299 high
• Mortgage (P&I): −$472
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $426

Break-even live

Break-even rent $760

Max offer price $90,000

Occupancy floor 62%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	17d	1	0.22mi
18557 Wexford St Detroit, MI	3.0	1.0	1216	$1,250	$1.03	24d	1	0.40mi
18677 Moenart St Detroit, MI	2.0	1.0	1470	$1,200	$0.82	43d	1	0.44mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	1d	1	0.51mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	16d	1	0.51mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	0.52mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	43d	1	0.57mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	21d	1	0.57mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	0.71mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	23d	1	0.72mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	0.73mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	0.76mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.79mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.82mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.96mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	1.00mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	16d	1	1.01mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	1.02mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	24d	1	1.07mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	1.11mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	16d	1	1.15mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	1.22mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	43d	1	1.23mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	16d	1	1.31mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	1.34mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	21d	1	1.39mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	1.43mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	1.46mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	43d	1	1.49mi

Listing history 4 events

1. 2026-04-24
   status Pending 597-char remark

   Show marketing remark (597 chars)

   Beautifully fully renovated brick ranch featuring 3 bedrooms and 1.5 bathrooms. This move-in ready home offers fresh paint, updated flooring, and modern finishes throughout. The updated kitchen includes new cabinetry, sleek countertops, and contemporary fixtures. Spacious bedrooms provide comfort and flexibility, while both bathrooms have been tastefully updated. The solid brick exterior adds timeless curb appeal, with a well-maintained yard perfect for everyday living. All mechanics will be installed prior to closing , home is being monitored via security cameras. Pre-approved buyers only.

2. 2026-04-24
   status Pending

   Show marketing remark (597 chars)

   Beautifully fully renovated brick ranch featuring 3 bedrooms and 1.5 bathrooms. This move-in ready home offers fresh paint, updated flooring, and modern finishes throughout. The updated kitchen includes new cabinetry, sleek countertops, and contemporary fixtures. Spacious bedrooms provide comfort and flexibility, while both bathrooms have been tastefully updated. The solid brick exterior adds timeless curb appeal, with a well-maintained yard perfect for everyday living. All mechanics will be installed prior to closing , home is being monitored via security cameras. Pre-approved buyers only.

3. 2026-03-30
   listed $90,000 Active 597-char remark

   Show marketing remark (597 chars)

   Beautifully fully renovated brick ranch featuring 3 bedrooms and 1.5 bathrooms. This move-in ready home offers fresh paint, updated flooring, and modern finishes throughout. The updated kitchen includes new cabinetry, sleek countertops, and contemporary fixtures. Spacious bedrooms provide comfort and flexibility, while both bathrooms have been tastefully updated. The solid brick exterior adds timeless curb appeal, with a well-maintained yard perfect for everyday living. All mechanics will be installed prior to closing , home is being monitored via security cameras. Pre-approved buyers only.

4. 2026-03-30
   listed $90,000 Active

   Show marketing remark (597 chars)

   Beautifully fully renovated brick ranch featuring 3 bedrooms and 1.5 bathrooms. This move-in ready home offers fresh paint, updated flooring, and modern finishes throughout. The updated kitchen includes new cabinetry, sleek countertops, and contemporary fixtures. Spacious bedrooms provide comfort and flexibility, while both bathrooms have been tastefully updated. The solid brick exterior adds timeless curb appeal, with a well-maintained yard perfect for everyday living. All mechanics will be installed prior to closing , home is being monitored via security cameras. Pre-approved buyers only.

ⓘ 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: $1,091 · $91/mo
• Projected year-2 tax: $1,239 · $103/mo
• Expected delta: +$147/yr (+$12/mo · 13.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,587
• − Mortgage interest: −$5,041
• − Property taxes: −$1,091
• − Insurance: −$450
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,618
• Taxable income: $3,892
• Est. tax owed @ 24.0%: −$934
• After-tax cash flow: $4,174/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

+0.0% since first listed

4 events — show timeline

• 2026-04-24 Pending — MiRealSource-MiMLS
• 2026-04-24 Pending — REALCOMP
• 2026-03-30 Listed $90,000 REALCOMP
• 2026-03-30 Listed $90,000 MiRealSource-MiMLS

Property tax history

-4.6%/yr

Latest (2025): $1,091 · -53.8% YoY. Source: county tax records.