225 W Longwood Pl · Detroit, MI 48203

$79,000

6 bd · 3.0 ba · 2,704 sqft · Townhouse public records · 205 Days on market

Built 1924 6,098 sqft lot $29/sqft · 31% above area Est $60k · 31% over

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Why this score? — see what drove the C 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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLID BRICK 2 FAMILLY FLAT. NEEDS RENOVATIONS AND REHAB, BUT HAS STRONG BONES FOR BUILD OUT.

Key facts

• Strong bones
• Brick flat
• 6,098 sq ft lot

Tags

• BRICK FLAT
• STRONG BONES

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath townhouse listed at $79k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% 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: 216 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,665/mo this rent would consume 52% of the median local household income ($38k/yr) (locally 1192% 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 $546 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 2.11% ✓
• Cap rate: 17.01%
• Cash-on-cash: 38.28%
• DSCR: 2.70
• GRM: 4.0

CMA / ARV

• ARV (median comp): $60,429
• List price: $79,000
• Delta: 30.73%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.4%
• Equity multiple: 2.46×
• Total profit: $32,208
• Equity at exit: $11,779

10-year hold

• IRR: 41.3%
• Equity multiple: 4.90×
• Total profit: $86,182
• Equity at exit: $6,830

Cash invested: $22,120 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$162 /mo · $1,947/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $706

Break-even live

Break-even rent $771

Max offer price $79,000

Occupancy floor 53%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Geneva St Highland Park, MI	5.0	1.0	1920	$1,450	$0.76	11d	1	0.34mi

Listing history 17 events

1. 2026-06-18
   days on market $79,000 Active 205 DOM
2. 2026-06-17
   days on market $79,000 Active 204 DOM
3. 2026-06-15
   days on market $79,000 Active 202 DOM
4. 2026-06-13
   days on market $79,000 Active 200 DOM
5. 2026-06-13
   days on market $79,000 Active 199 DOM
6. 2026-06-09
   statusdays on market $79,000 Active 196 DOM
7. 2026-05-06
   status Pending 92-char remark

   Show marketing remark (92 chars)

   SOLID BRICK 2 FAMILLY FLAT. NEEDS RENOVATIONS AND REHAB, BUT HAS STRONG BONES FOR BUILD OUT.

8. 2026-05-06
   status Pending 92-char remark

   Show marketing remark (92 chars)

   SOLID BRICK 2 FAMILLY FLAT. NEEDS RENOVATIONS AND REHAB, BUT HAS STRONG BONES FOR BUILD OUT.

9. 2026-03-30
   price $79,000 92-char remark

   Show marketing remark (92 chars)

   SOLID BRICK 2 FAMILLY FLAT. NEEDS RENOVATIONS AND REHAB, BUT HAS STRONG BONES FOR BUILD OUT.

10. 2026-03-30
    price $79,000 92-char remark

    Show marketing remark (92 chars)

    SOLID BRICK 2 FAMILLY FLAT. NEEDS RENOVATIONS AND REHAB, BUT HAS STRONG BONES FOR BUILD OUT.

11. 2025-12-14
    price $85,000 92-char remark

    Show marketing remark (92 chars)

    SOLID BRICK 2 FAMILLY FLAT. NEEDS RENOVATIONS AND REHAB, BUT HAS STRONG BONES FOR BUILD OUT.

12. 2025-12-13
    price $85,000 92-char remark

    Show marketing remark (92 chars)

    SOLID BRICK 2 FAMILLY FLAT. NEEDS RENOVATIONS AND REHAB, BUT HAS STRONG BONES FOR BUILD OUT.

13. 2025-11-06
    status Active 92-char remark

    Show marketing remark (92 chars)

    SOLID BRICK 2 FAMILLY FLAT. NEEDS RENOVATIONS AND REHAB, BUT HAS STRONG BONES FOR BUILD OUT.

14. 2025-11-05
    historical 92-char remark

    Show marketing remark (92 chars)

    SOLID BRICK 2 FAMILLY FLAT. NEEDS RENOVATIONS AND REHAB, BUT HAS STRONG BONES FOR BUILD OUT.

15. 2025-10-22
    listed $90,000 Active 92-char remark

    Show marketing remark (92 chars)

    SOLID BRICK 2 FAMILLY FLAT. NEEDS RENOVATIONS AND REHAB, BUT HAS STRONG BONES FOR BUILD OUT.

16. 2025-10-21
    listed $90,000 Active 92-char remark

    Show marketing remark (92 chars)

    SOLID BRICK 2 FAMILLY FLAT. NEEDS RENOVATIONS AND REHAB, BUT HAS STRONG BONES FOR BUILD OUT.

17. 2007-05-24
    soldstatus $53,500

ⓘ 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: $1,947 · $162/mo
• Projected year-2 tax: $1,947 · $162/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,977
• − Mortgage interest: −$4,425
• − Property taxes: −$1,947
• − Insurance: −$395
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$2,298
• Taxable income: $7,715
• Est. tax owed @ 24.0%: −$1,852
• After-tax cash flow: $6,617/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): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -90.13%
• Current HPI: 297.0176
• 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

+47.7% since first listed

11 events — show timeline

• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-05-06 Pending — REALCOMP
• 2026-03-30 Price Changed $79,000 MiRealSource-MiMLS
• 2026-03-30 Price Changed $79,000 REALCOMP
• 2025-12-14 Price Changed $85,000 MiRealSource-MiMLS
• 2025-12-13 Price Changed $85,000 REALCOMP
• 2025-11-06 Relisted — REALCOMP
• 2025-11-05 Listing Removed — REALCOMP
• 2025-10-22 Listed $90,000 REALCOMP
• 2025-10-21 Listed $90,000 MiRealSource-MiMLS
• 2007-05-24 Sold (Public Records) $53,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,947 · -51.0% YoY. Source: county tax records.