18485 Monte Vista St · Detroit, MI 48221

$149,900

3 bd · 1.0 ba · 944 sqft · SingleFamily public records · 49 Days on market

Built 1940 3,920 sqft lot $159/sqft · 84% above area Est $192k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well-maintained brick bungalow located in a good neighborhood. Nice entrance foyer. Refinished hardwood floors throughout. Freshly painted. Newer light fixtures. Formal dining room. Fireplace in living room, with decorative framing and mantel. Living room and dining room have coved ceilings. Spacious primary bedroom, with sitting area and walk-in closet. Finished basement for additional living and entertainment space, includes bar area. 2-car garage. Privacy fenced backyard. Down the street from Home Depot. Great home looking for a new owner.

Key facts

• Brick bungalow
• Formal dining room
• Newer light fixtures

Tags

• BRICK BUNGALOW
• ENTRANCE FOYER
• REFINISHED HARDWOOD FLOORS
• NEWER LIGHT FIXTURES
• FORMAL DINING ROOM
• FIREPLACE IN LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (13.1% below list).
• Recommended offer: $130k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 (+3.4%/yr); 349 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• It's been on market 49 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 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 $127k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,251 (13.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 9.6

CMA / ARV

• ARV (median comp): $192,141
• List price: $149,900
• Delta: -21.98%
• 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
18081 Meyers Rd	0.28mi	2/1.5 (-1)	946 (+0%)	6mo	$75,000	$79	75
18619 Birwood St	0.18mi	3/1.0	1,000 (+6%)	12mo	$139,900	$140	71
18636 Washburn St	0.37mi	3/1.5	967 (+2%)	7mo	$62,500	$65	71
19161 Meyers Rd	0.37mi	2/1.0 (-1)	894 (-5%)	3mo	$87,500	$98	67
17365 Meyers Rd	0.53mi	2/1.0 (-1)	942 (-0%)	4mo	$49,000	$52	66
10710 Curtis St	0.19mi	2/1.0 (-1)	865 (-8%)	11mo	$37,500	$43	63
19483 Meyers Rd	0.64mi	2/1.0 (-1)	926 (-2%)	6mo	$41,000	$44	57
17308 Pinehurst St	0.59mi	3/1.0	1,000 (+6%)	10mo	$75,000	$75	55
18000 Ilene St	0.45mi	3/2.0	1,057 (+12%)	2mo	$135,000	$128	54
18675 Washburn St	0.35mi	4/1.5 (+1)	1,042 (+10%)	12mo	$137,500	$132	49
19439 Wyoming Ave	0.70mi	2/1.0 (-1)	870 (-8%)	6mo	$65,000	$75	44
18235 Tracey St	0.69mi	3/2.0	1,055 (+12%)	4mo	$67,000	$64	41

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-29,928
• Equity at exit: $22,351

10-year hold

• IRR: -12.4%
• Equity multiple: 0.25×
• Total profit: $-31,458
• Equity at exit: $12,961

Cash invested: $41,972 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$786
• Tax from tax record: −$279 /mo · $3,351/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-99

Break-even live

Break-even rent $1,428

Max offer price $132,445

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	43d	1	0.16mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	0.56mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	43d	2	0.63mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.75mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	17d	1	0.83mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	5d	1	0.85mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	0.93mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	43d	1	0.98mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	5d	1	0.99mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	1.06mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	1.07mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	2d	1	1.09mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	1.11mi
20429 Monte Vista St Detroit, MI	3.0	1.0	872	$1,300	$1.49	17d	1	1.15mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	43d	1	1.16mi
20460 Griggs St Detroit, MI	2.0	1.0	910	$1,100	$1.21	17d	1	1.20mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	17d	1	1.21mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	1.24mi
20445 Kentucky St Detroit, MI	3.0	1.0	1046	$1,200	$1.15	24d	1	1.25mi
20515 Ilene St Detroit, MI	3.0	1.0	891	$1,450	$1.63	43d	1	1.26mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	10d	1	1.27mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	43d	1	1.27mi
20458 Indiana St Detroit, MI	3.0	1.0	1049	$1,300	$1.24	17d	1	1.29mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	16d	1	1.35mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	43d	1	1.35mi
17551 Santa Rosa Dr Detroit, MI	2.0	1.0	1036	$1,095	$1.06	43d	1	1.36mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	1.37mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	43d	1	1.39mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	24d	1	1.41mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	43d	1	1.42mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	43d	1	1.43mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	43d	1	1.44mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	17d	1	1.46mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	1.47mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	1.47mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	1.49mi

Listing history 19 events

1. 2026-05-31
   status $149,900 Pending 49 DOM
2. 2026-04-11
   listed $149,900 Active 553-char remark

   Show marketing remark (553 chars)

   Very well-maintained brick bungalow located in a good neighborhood. Nice entrance foyer. Refinished hardwood floors throughout. Freshly painted. Newer light fixtures. Formal dining room. Fireplace in living room, with decorative framing and mantel. Living room and dining room have coved ceilings. Spacious primary bedroom, with sitting area and walk-in closet. Finished basement for additional living and entertainment space, includes bar area. 2-car garage. Privacy fenced backyard. Down the street from Home Depot. Great home looking for a new owner.

3. 2026-04-11
   listed $149,900 Active 553-char remark

   Show marketing remark (553 chars)

   Very well-maintained brick bungalow located in a good neighborhood. Nice entrance foyer. Refinished hardwood floors throughout. Freshly painted. Newer light fixtures. Formal dining room. Fireplace in living room, with decorative framing and mantel. Living room and dining room have coved ceilings. Spacious primary bedroom, with sitting area and walk-in closet. Finished basement for additional living and entertainment space, includes bar area. 2-car garage. Privacy fenced backyard. Down the street from Home Depot. Great home looking for a new owner.

4. 2024-05-09
   soldstatus $127,000
5. 2024-05-02
   soldstatus $127,000 Sold
6. 2024-05-02
   soldstatus $127,000 Closed
7. 2024-04-02
   status Pending
8. 2024-04-02
   status Pending
9. 2024-03-30
   listed $120,000 Active
10. 2024-03-30
    listed $120,000 Active
11. 2024-03-28
    historical $120,000
12. 2024-03-28
    historical $120,000
13. 2021-06-15
    soldstatus $95,000 Sold
14. 2021-06-15
    soldstatus $95,000 Closed
15. 2021-05-11
    soldstatus $95,000
16. 2021-04-07
    status Pending
17. 2021-04-07
    status Pending
18. 2021-04-01
    listed $85,000 Active
19. 2021-04-01
    listed $85,000 Active

ⓘ 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: $3,351 · $279/mo
• Projected year-2 tax: $3,351 · $279/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 ≥97°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: $15,630
• − Mortgage interest: −$8,397
• − Property taxes: −$3,351
• − Insurance: −$750
• − Repairs & maintenance: −$1,250
• − Management: −$1,250
• − Depreciation: −$4,361
• Taxable loss: −$3,729
• Est. tax savings @ 24.0%: +$895
• After-tax cash flow: $-291/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): 41,392
• Household income: $57,878
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1646.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 4% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -433.14%
• Current HPI: 280.5434
• Rent YoY: ▲ 3.44%
• 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

+76.4% since first listed

18 events — show timeline

• 2026-04-11 Listed $149,900 REALCOMP
• 2026-04-11 Listed $149,900 MiRealSource-MiMLS
• 2024-05-09 Sold (Public Records) $127,000 Public Records
• 2024-05-02 Sold (MLS) $127,000 MiRealSource-MiMLS
• 2024-05-02 Sold (MLS) $127,000 REALCOMP
• 2024-04-02 Pending — MiRealSource-MiMLS
• 2024-04-02 Pending — REALCOMP
• 2024-03-30 Listed $120,000 MiRealSource-MiMLS
• 2024-03-30 Listed $120,000 REALCOMP
• 2024-03-28 Coming Soon $120,000 MiRealSource-MiMLS
• 2024-03-28 Coming Soon $120,000 REALCOMP
• 2021-06-15 Sold (MLS) $95,000 MiRealSource-MiMLS
• 2021-06-15 Sold (MLS) $95,000 REALCOMP
• 2021-05-11 Sold (Public Records) $95,000 Public Records
• 2021-04-07 Pending — MiRealSource-MiMLS
• 2021-04-07 Pending — REALCOMP
• 2021-04-01 Listed $85,000 MiRealSource-MiMLS
• 2021-04-01 Listed $85,000 REALCOMP

Property tax history

+5.5%/yr

Latest (2025): $3,351 · +31.4% YoY. Source: county tax records.