2241-2243 Clairmount Ave · Detroit, MI 48206

$150,000

6 bd · 2.5 ba · 2,564 sqft · Townhouse public records · 51 Days on market

Built 1953 4,356 sqft lot $59/sqft · 40% above area Est $108k · 40% 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
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• 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

Welcome to this 2-unit multi-family home built in 1953, offering a total of 2,564 sq ft of living space. Each unit features a spacious living room with a cozy fireplace, 3 bedrooms, and 1 full bathroom. Bright living areas are filled with natural light, creating a warm and inviting atmosphere. The kitchens provide ample space for meal preparation and everyday functionality. Enjoy the backyard, perfect for gardening or relaxing family cookouts. A great opportunity for both investors and owner-occupants alike.

Key facts

• Natural light
• Backyard
• Cozy fireplace

Tags

• MULTI-FAMILY HOME
• SPACIOUS LIVING ROOM
• COZY FIREPLACE
• NATURAL LIGHT
• AMPLE SPACE
• BACKYARD

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Two-story building
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Pets allowed (contact for details); Residential zoning

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Unfinished basement

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $823 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+5.2%/yr); 271 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,398/mo this rent would consume 64% of the median local household income ($45k/yr) (locally 646% 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 $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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $9k; list at $150k implies a 1614% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1953 — 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. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.50%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

• ARV (median comp): $107,500
• List price: $150,000
• Delta: 39.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.80×
• Total profit: $33,572
• Equity at exit: $22,365

10-year hold

• IRR: 29.0%
• Equity multiple: 3.86×
• Total profit: $120,223
• Equity at exit: $12,969

Cash invested: $42,000 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,398 high
• Mortgage (P&I): −$787
• Tax from tax record: −$223 /mo · $2,672/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $823

Break-even live

Break-even rent $1,357

Max offer price $150,000

Occupancy floor 61%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	14d	1	0.15mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	3d	1	0.22mi
2509 Gladstone St Unit NA Detroit, MI	6.0	3.0	3008	$2,000	$0.66	10d	1	0.31mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	21d	1	0.51mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	16d	1	0.97mi

Listing history 30 events

1. 2026-06-18
   price $150,000 Active 51 DOM

   Show marketing remark (513 chars)

   Welcome to this 2-unit multi-family home built in 1953, offering a total of 2,564 sq ft of living space. Each unit features a spacious living room with a cozy fireplace, 3 bedrooms, and 1 full bathroom. Bright living areas are filled with natural light, creating a warm and inviting atmosphere. The kitchens provide ample space for meal preparation and everyday functionality. Enjoy the backyard, perfect for gardening or relaxing family cookouts. A great opportunity for both investors and owner-occupants alike.

2. 2026-06-18
   days on market $160,000 Active 51 DOM

   Show marketing remark (513 chars)

   Welcome to this 2-unit multi-family home built in 1953, offering a total of 2,564 sq ft of living space. Each unit features a spacious living room with a cozy fireplace, 3 bedrooms, and 1 full bathroom. Bright living areas are filled with natural light, creating a warm and inviting atmosphere. The kitchens provide ample space for meal preparation and everyday functionality. Enjoy the backyard, perfect for gardening or relaxing family cookouts. A great opportunity for both investors and owner-occupants alike.

3. 2026-06-17
   days on market $160,000 Active 50 DOM
4. 2026-06-15
   days on market $160,000 Active 48 DOM
5. 2026-06-13
   days on market $160,000 Active 46 DOM
6. 2026-06-13
   days on market $160,000 Active 45 DOM
7. 2026-06-09
   days on market $160,000 Active 42 DOM
8. 2026-06-08
   days on market $160,000 Active 41 DOM
9. 2026-06-07
   days on market $160,000 Active 40 DOM
10. 2026-06-04
    days on market $160,000 Active 37 DOM
11. 2026-06-03
    days on market $160,000 Active 36 DOM
12. 2026-06-02
    days on market $160,000 Active 35 DOM
13. 2026-06-01
    days on market $160,000 Active 34 DOM
14. 2026-05-31
    days on market $160,000 Active 33 DOM
15. 2026-04-28
    listed $160,000 Active 513-char remark

    Show marketing remark (513 chars)

    Welcome to this 2-unit multi-family home built in 1953, offering a total of 2,564 sq ft of living space. Each unit features a spacious living room with a cozy fireplace, 3 bedrooms, and 1 full bathroom. Bright living areas are filled with natural light, creating a warm and inviting atmosphere. The kitchens provide ample space for meal preparation and everyday functionality. Enjoy the backyard, perfect for gardening or relaxing family cookouts. A great opportunity for both investors and owner-occupants alike.

16. 2026-04-28
    listed $160,000 Active 513-char remark

    Show marketing remark (513 chars)

    Welcome to this 2-unit multi-family home built in 1953, offering a total of 2,564 sq ft of living space. Each unit features a spacious living room with a cozy fireplace, 3 bedrooms, and 1 full bathroom. Bright living areas are filled with natural light, creating a warm and inviting atmosphere. The kitchens provide ample space for meal preparation and everyday functionality. Enjoy the backyard, perfect for gardening or relaxing family cookouts. A great opportunity for both investors and owner-occupants alike.

17. 2026-04-03
    historical
18. 2026-04-03
    historical
19. 2026-02-18
    listed $165,000 Active
20. 2026-02-18
    listed $165,000 Active
21. 2017-05-04
    soldstatus $8,750 Sold
22. 2017-05-04
    soldstatus $8,750 Closed
23. 2017-03-24
    status Pending
24. 2017-03-23
    status Pending
25. 2016-10-04
    status Active
26. 2016-10-04
    status Active
27. 2016-07-27
    status Pending
28. 2016-07-26
    status Pending
29. 2016-04-25
    listed $12,320 Active
30. 2016-04-25
    listed $12,320 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: $2,672 · $223/mo
• Projected year-2 tax: $2,672 · $223/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: $28,777
• − Mortgage interest: −$8,402
• − Property taxes: −$2,672
• − Insurance: −$750
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − Depreciation: −$4,364
• Taxable income: $7,984
• Est. tax owed @ 24.0%: −$1,916
• After-tax cash flow: $7,956/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

+1117.5% since first listed

18 events — show timeline

• 2026-06-18 Price Changed $150,000 MiRealSource-MiMLS
• 2026-06-18 Price Changed $150,000 REALCOMP
• 2026-04-28 Listed $160,000 REALCOMP
• 2026-04-28 Listed $160,000 MiRealSource-MiMLS
• 2026-04-03 Listing Removed — REALCOMP
• 2026-04-03 Listing Removed — MiRealSource-MiMLS
• 2026-02-18 Listed $165,000 REALCOMP
• 2026-02-18 Listed $165,000 MiRealSource-MiMLS
• 2017-05-04 Sold (MLS) $8,750 MiRealSource-MiMLS
• 2017-05-04 Sold (MLS) $8,750 REALCOMP
• 2017-03-24 Pending — MiRealSource-MiMLS
• 2017-03-23 Pending — REALCOMP
• 2016-10-04 Relisted — MiRealSource-MiMLS
• 2016-10-04 Relisted — REALCOMP
• 2016-07-27 Pending — MiRealSource-MiMLS
• 2016-07-26 Pending — REALCOMP
• 2016-04-25 Listed $12,320 MiRealSource-MiMLS
• 2016-04-25 Listed $12,320 REALCOMP

Property tax history

+1.4%/yr

Latest (2025): $2,672 · +7.4% YoY. Source: county tax records.