16093 Liberal St · Detroit, MI 48205

$17,950

3 bd · 1.0 ba · 927 sqft · SingleFamily public records · 38 Days on market

Built 1944 5,227 sqft lot $19/sqft · 54% below area

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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 +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INTERIOR PHOTOS HAVE BEEN ADDED Investor / Handyman Special! 3 bedroom ranch for less than $30k! This would make a great rental property for an investor or a clean slate for a homeowner to update and live in. Property needs work and is being sold as-is. Roof is 10 years old. Buyers agent to verify all information. Easy showings. Ready to close asap!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1944

Property features AI

Exterior

• Parking: Detached garage and driveway; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Built with aluminum siding, block, brick, and wood siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.12 acres (40 x 125)

Interior

• Bedrooms: 3 total rooms (includes all living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $956 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $17k (3.0% below list) — sets the bar for market timing.
• Cap rate 70.2% vs local median 10.1% 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 (+1.3%/yr); 376 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 42% of the median local income ($39k/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 $124 of loan paydown is wiped out by about $538 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 + 1.3% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 27y ago; this cycle's ask has dropped $7k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,411 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1944 — 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: 7.62% ✓
• Cap rate: 70.20%
• Cash-on-cash: 228.25%
• DSCR: 11.16
• GRM: 1.1

CMA / ARV

• ARV (median comp): $39,286
• List price: $17,950
• Delta: -54.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16277 Liberal St	0.11mi	3/1.0	945 (+2%)	1mo	$25,000	$26	91
16301 Coram St	0.18mi	3/1.0	929 (+0%)	1mo	$19,500	$21	90
16209 Tacoma St	0.14mi	3/1.0	968 (+4%)	1mo	$62,900	$65	86
18746 Woodside St	0.40mi	3/1.0	921 (-1%)	2mo	$110,000	$119	79
16062 CARLISLE St	0.60mi	3/1.0	957 (+3%)	1mo	$42,000	$44	66
16062 Carlisle St	0.60mi	3/1.0	957 (+3%)	1mo	$42,000	$44	66
16260 Bringard Dr	0.42mi	3/1.0	1,036 (+12%)	0mo	$80,000	$77	60
12893 Payton St	0.51mi	3/1.0	1,020 (+10%)	2mo	$75,000	$74	58
12897 Riad St	0.51mi	3/1.0	831 (-10%)	1mo	$63,000	$76	58
18591 Kingsville St	0.39mi	2/1.0 (-1)	824 (-11%)	1mo	$74,000	$90	58
18905 Woodland St	0.54mi	3/1.5	1,023 (+10%)	1mo	$105,000	$103	55
15644 Carlisle St	0.67mi	3/1.0	1,055 (+14%)	0mo	$129,900	$123	45

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.09×
• Total profit: $55,741
• Equity at exit: $2,676

10-year hold

• IRR: —
• Equity multiple: 24.49×
• Total profit: $118,059
• Equity at exit: $1,552

Cash invested: $5,026 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $269/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $956

Break-even live

Break-even rent $157

Max offer price $17,950

Occupancy floor 25%

Sensitivity live

Price	-10% $968	-5% $962	+0% $956	+5% $950	+10% $944
Rent	-10% $848	-5% $902	+0% $956	+5% $1,010	+10% $1,064
Rate	-1.0pp $965	-0.5pp $961	base $956	+0.5pp $951	+1.0pp $947

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: $4,488
• Closing costs: $538
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	44d	1	0.11mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	44d	1	0.25mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	13d	1	0.26mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	25d	1	0.42mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	16d	1	0.53mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	0.60mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	18d	1	0.65mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	16d	1	0.71mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.72mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	15d	1	0.80mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	16d	1	0.82mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	0.82mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	0.84mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	18d	1	0.88mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	0.88mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	25d	1	0.97mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	0.97mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	0.98mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	1.04mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	1.05mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	1.08mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	4d	1	1.19mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	1.22mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	1.25mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	1.31mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	17d	1	1.37mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	25d	1	1.39mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	13d	1	1.42mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	1.45mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,640	$1.69	0d	14	1.48mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	1.49mi

Listing history 48 events

1. 2026-06-21
   days on market $17,950 Active 38 DOM
2. 2026-06-18
   price $17,950 Active 35 DOM
3. 2026-06-18
   days on market $18,900 Active 35 DOM
4. 2026-06-17
   days on market $18,900 Active 34 DOM
5. 2026-06-16
   price $18,900 Active 32 DOM
6. 2026-06-15
   days on market $19,900 Active 32 DOM

   Show marketing remark (351 chars)

   INTERIOR PHOTOS HAVE BEEN ADDED Investor / Handyman Special! 3 bedroom ranch for less than $30k! This would make a great rental property for an investor or a clean slate for a homeowner to update and live in. Property needs work and is being sold as-is. Roof is 10 years old. Buyers agent to verify all information. Easy showings. Ready to close asap!

7. 2026-06-13
   days on market $19,900 Active 30 DOM
8. 2026-06-13
   days on market $19,900 Active 29 DOM
9. 2026-06-10
   remarks 352-char remark

   Show marketing remark (351 chars)

   INTERIOR PHOTOS HAVE BEEN ADDED Investor / Handyman Special! 3 bedroom ranch for less than $30k! This would make a great rental property for an investor or a clean slate for a homeowner to update and live in. Property needs work and is being sold as-is. Roof is 10 years old. Buyers agent to verify all information. Easy showings. Ready to close asap!

10. 2026-06-10
    price $19,900 Active 26 DOM

    Show marketing remark (351 chars)

    INTERIOR PHOTOS HAVE BEEN ADDED Investor / Handyman Special! 3 bedroom ranch for less than $30k! This would make a great rental property for an investor or a clean slate for a homeowner to update and live in. Property needs work and is being sold as-is. Roof is 10 years old. Buyers agent to verify all information. Easy showings. Ready to close asap!

11. 2026-06-09
    days on market $20,000 Active 26 DOM
12. 2026-06-08
    days on market $20,000 Active 25 DOM
13. 2026-06-07
    days on market $20,000 Active 24 DOM
14. 2026-06-04
    days on market $20,000 Active 21 DOM
15. 2026-06-03
    days on market $20,000 Active 20 DOM
16. 2026-06-02
    days on market $20,000 Active 19 DOM
17. 2026-06-01
    days on market $20,000 Active 18 DOM
18. 2026-05-31
    days on market $20,000 Active 17 DOM
19. 2026-05-14
    listed $25,000 Active 319-char remark

    Show marketing remark (351 chars)

    INTERIOR PHOTOS HAVE BEEN ADDED Investor / Handyman Special! 3 bedroom ranch for less than $30k! This would make a great rental property for an investor or a clean slate for a homeowner to update and live in. Property needs work and is being sold as-is. Roof is 10 years old. Buyers agent to verify all information. Easy showings. Ready to close asap!

20. 2026-05-14
    listed $25,000 Active 319-char remark

    Show marketing remark (351 chars)

    INTERIOR PHOTOS HAVE BEEN ADDED Investor / Handyman Special! 3 bedroom ranch for less than $30k! This would make a great rental property for an investor or a clean slate for a homeowner to update and live in. Property needs work and is being sold as-is. Roof is 10 years old. Buyers agent to verify all information. Easy showings. Ready to close asap!

21. 2016-09-07
    soldstatus $21,000 Closed

    Show marketing remark (343 chars)

    Nice 3 bedroom 2 bath home on a nice basement. Nice street, quiet room for kids to play. Very good investment opportunity has tenant living there 2 yrs. Can stay if new buyers allow. Paying $680 per month includes water bill. Positive cash flow now. Has forced air heating and hot water. This home has new roof and all new windows. Pos: 0 days

22. 2016-09-07
    soldstatus $21,000

    Show marketing remark (343 chars)

    Nice 3 bedroom 2 bath home on a nice basement. Nice street, quiet room for kids to play. Very good investment opportunity has tenant living there 2 yrs. Can stay if new buyers allow. Paying $680 per month includes water bill. Positive cash flow now. Has forced air heating and hot water. This home has new roof and all new windows. Pos: 0 days

23. 2016-08-18
    status Pending
24. 2016-08-05
    listed $22,500 Active
25. 2016-08-04
    listed $22,500

    Show marketing remark (343 chars)

    Nice 3 bedroom 2 bath home on a nice basement. Nice street, quiet room for kids to play. Very good investment opportunity has tenant living there 2 yrs. Can stay if new buyers allow. Paying $680 per month includes water bill. Positive cash flow now. Has forced air heating and hot water. This home has new roof and all new windows. Pos: 0 days

26. 2015-11-10
    historical
27. 2015-11-09
    historical
28. 2015-05-11
    listed $19,600 Active
29. 2015-05-11
    listed $19,600
30. 2015-01-12
    historical
31. 2015-01-11
    historical
32. 2014-07-15
    listed $11,900
33. 2014-07-15
    listed $11,900 Active
34. 2012-06-26
    historical
35. 2011-12-26
    listed $26,900
36. 2011-08-31
    soldstatus $2,700
37. 2011-08-31
    soldstatus $2,700
38. 2011-07-20
    historical
39. 2011-05-31
    historical
40. 2011-05-31
    historical
41. 2011-05-27
    listed $2,500
42. 2011-05-27
    listed $2,500
43. 2011-05-05
    listed $4,900
44. 2011-05-05
    listed $4,900
45. 1999-05-12
    soldstatus $66,000
46. 1999-04-06
    soldstatus $66,000
47. 1999-02-18
    historical
48. 1999-02-01
    listed $67,900

ⓘ 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 ≥95°F today · 14 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: $16,406
• − Mortgage interest: −$1,005
• − Property taxes: −$269
• − Insurance: −$90
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$522
• Taxable income: $11,894
• Est. tax owed @ 24.0%: −$2,855
• After-tax cash flow: $8,617/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

-72.2% since first listed

36 events — show timeline

• 2026-06-15 Price Changed $18,900 MiRealSource-MiMLS
• 2026-06-15 Price Changed $18,900 REALCOMP
• 2026-06-10 Price Changed $19,900 MiRealSource-MiMLS
• 2026-06-09 Price Changed $19,900 REALCOMP
• 2026-05-26 Price Changed $20,000 MiRealSource-MiMLS
• 2026-05-26 Price Changed $20,000 REALCOMP
• 2026-05-14 Listed $25,000 REALCOMP
• 2026-05-14 Listed $25,000 MiRealSource-MiMLS
• 2016-09-07 Sold (MLS) $21,000 MiRealSource-MiMLS
• 2016-09-07 Sold (MLS) $21,000 REALCOMP
• 2016-08-18 Pending — MiRealSource-MiMLS
• 2016-08-05 Listed $22,500 MiRealSource-MiMLS
• 2016-08-04 Listed $22,500 REALCOMP
• 2015-11-10 Listing Removed — REALCOMP
• 2015-11-09 Listing Removed — MiRealSource-MiMLS
• 2015-05-11 Listed $19,600 REALCOMP
• 2015-05-11 Listed $19,600 MiRealSource-MiMLS
• 2015-01-12 Listing Removed — REALCOMP
• 2015-01-11 Listing Removed — MiRealSource-MiMLS
• 2014-07-15 Listed $11,900 REALCOMP
• 2014-07-15 Listed $11,900 MiRealSource-MiMLS
• 2012-06-26 Listing Removed — MiRealSource-MiMLS
• 2011-12-26 Listed $26,900 MiRealSource-MiMLS
• 2011-08-31 Sold (MLS) $2,700 MiRealSource-MiMLS
• 2011-08-31 Sold (MLS) $2,700 REALCOMP
• 2011-07-20 Listing Removed — MiRealSource-MiMLS
• 2011-05-31 Listing Removed — MiRealSource-MiMLS
• 2011-05-31 Listing Removed — REALCOMP
• 2011-05-27 Listed $2,500 MiRealSource-MiMLS
• 2011-05-27 Listed $2,500 REALCOMP
• 2011-05-05 Listed $4,900 MiRealSource-MiMLS
• 2011-05-05 Listed $4,900 REALCOMP
• 1999-05-12 Sold (Public Records) $66,000 Public Records
• 1999-04-06 Sold (MLS) $66,000 MiRealSource-MiMLS
• 1999-02-18 Listing Removed — MiRealSource-MiMLS
• 1999-02-01 Listed $67,900 MiRealSource-MiMLS

Property tax history

+8.0%/yr

Latest (2025): $3,716 · +0.6% YoY. Source: county tax records.