18606 Mackay St · Detroit, MI 48234

$80,000

2 bd · 1.0 ba · 828 sqft · SingleFamily public records · 34 Days on market

Built 1950 $97/sqft · 70% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to your ideal home or investment opportunity! This charming 2-bedroom, 1-bathroom residence with a spacious 2-car garage is nestled on a serene street, offering both comfort and convenience. Recently remodeled in 2023, this home boasts brand new features throughout. From the new roof to the pristine windows, furnace, and hot water tank, every corner of this property exudes modern elegance and worry-free living for years ahead. Don't miss the chance to make this turnkey gem yours – a perfect choice for those seeking a new home or a lucrative investment. Schedule a showing today and experience the possibilities!

Key facts

• Updated electrical
• Newer furnace
• Large front porch

Tags

• LARGE FRONT PORCH
• UPDATED KITCHEN
• LARGE EATING AREA
• UPDATED ELECTRICAL
• NEWER FURNACE
• LARGE BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% 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; 22 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 41% 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 $553 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 + 6.7% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1950 — 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: 1.50% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.59%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $46,966
• List price: $80,000
• Delta: 70.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18877 Fleming St	0.18mi	2/1.0	870 (+5%)	3mo	$9,900	$11	81
18128 Fleming St	0.19mi	2/1.0	950 (+15%)	1mo	$21,500	$23	66
17867 Mackay St	0.38mi	2/1.0	771 (-7%)	6mo	$30,000	$39	66
17955 Charest St	0.44mi	3/1.0 (+1)	880 (+6%)	4mo	$51,800	$59	61
18654 Klinger St	0.42mi	3/2.0 (+1)	860 (+4%)	7mo	$22,000	$26	59
19235 Fleming St	0.38mi	2/1.0	720 (-13%)	6mo	$57,000	$79	56
17885 Binder St	0.73mi	3/1.0 (+1)	844 (+2%)	6mo	$75,000	$89	53
17888 Marx St	0.47mi	3/1.0 (+1)	937 (+13%)	2mo	$34,000	$36	50
19164 Dequindre St	0.41mi	3/1.5 (+1)	918 (+11%)	8mo	$80,000	$87	49
17139 Mackay St	0.73mi	3/1.0 (+1)	896 (+8%)	1mo	$30,000	$33	46
19255 Binder St	0.73mi	2/1.0	719 (-13%)	3mo	$38,500	$54	41
19619 Norwood St	0.75mi	3/1.0 (+1)	941 (+14%)	2mo	$30,500	$32	36

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: 17.1%
• Equity multiple: 1.72×
• Total profit: $16,205
• Equity at exit: $11,928

10-year hold

• IRR: 28.2%
• Equity multiple: 3.96×
• Total profit: $66,391
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$420
• Tax from tax record: −$111 /mo · $1,336/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $384

Break-even live

Break-even rent $714

Max offer price $80,000

Occupancy floor 63%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	0.13mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	0.21mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.23mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	0.25mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	0.36mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.64mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	0.73mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.74mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	0.84mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.00mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	44d	1	1.01mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	1.03mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.29mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	1.31mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	1.33mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.35mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	1.37mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	24d	1	1.43mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	1.45mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	1.45mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	24d	1	1.45mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	1.49mi

Listing history 26 events

1. 2026-06-15
   days on market $80,000 Active 34 DOM
2. 2026-06-13
   days on market $80,000 Active 32 DOM
3. 2026-06-13
   days on market $80,000 Active 31 DOM
4. 2026-06-09
   days on market $80,000 Active 28 DOM
5. 2026-06-08
   days on market $80,000 Active 27 DOM
6. 2026-06-07
   days on market $80,000 Active 26 DOM
7. 2026-06-04
   days on market $80,000 Active 23 DOM
8. 2026-06-03
   days on market $80,000 Active 22 DOM
9. 2026-06-01
   days on market $80,000 Active 20 DOM
10. 2026-05-31
    days on market $80,000 Active 19 DOM
11. 2026-05-12
    listed $80,000 Active 232-char remark
12. 2024-04-15
    soldstatus $72,000
13. 2024-04-05
    soldstatus $72,000 Sold 631-char remark

    Show marketing remark (644 chars)

    Welcome to your ideal home or investment opportunity! This charming 2-bedroom, 1-bathroom residence with a spacious 2-car garage is nestled on a serene street, offering both comfort and convenience. Recently remodeled in 2023, this home boasts brand new features throughout. From the new roof to the pristine windows, furnace, and hot water tank, every corner of this property exudes modern elegance and worry-free living for years ahead. Don't miss the chance to make this turnkey gem yours – a perfect choice for those seeking a new home or a lucrative investment. Schedule a showing today and experience the possibilities!

14. 2024-04-05
    soldstatus $72,000 Closed

    Show marketing remark (644 chars)

    Welcome to your ideal home or investment opportunity! This charming 2-bedroom, 1-bathroom residence with a spacious 2-car garage is nestled on a serene street, offering both comfort and convenience. Recently remodeled in 2023, this home boasts brand new features throughout. From the new roof to the pristine windows, furnace, and hot water tank, every corner of this property exudes modern elegance and worry-free living for years ahead. Don't miss the chance to make this turnkey gem yours – a perfect choice for those seeking a new home or a lucrative investment. Schedule a showing today and experience the possibilities!

15. 2023-10-26
    status Pending 631-char remark

    Show marketing remark (644 chars)

    Welcome to your ideal home or investment opportunity! This charming 2-bedroom, 1-bathroom residence with a spacious 2-car garage is nestled on a serene street, offering both comfort and convenience. Recently remodeled in 2023, this home boasts brand new features throughout. From the new roof to the pristine windows, furnace, and hot water tank, every corner of this property exudes modern elegance and worry-free living for years ahead. Don't miss the chance to make this turnkey gem yours – a perfect choice for those seeking a new home or a lucrative investment. Schedule a showing today and experience the possibilities!

16. 2023-10-26
    status Pending

    Show marketing remark (644 chars)

    Welcome to your ideal home or investment opportunity! This charming 2-bedroom, 1-bathroom residence with a spacious 2-car garage is nestled on a serene street, offering both comfort and convenience. Recently remodeled in 2023, this home boasts brand new features throughout. From the new roof to the pristine windows, furnace, and hot water tank, every corner of this property exudes modern elegance and worry-free living for years ahead. Don't miss the chance to make this turnkey gem yours – a perfect choice for those seeking a new home or a lucrative investment. Schedule a showing today and experience the possibilities!

17. 2023-09-05
    price $72,000

    Show marketing remark (631 chars)

    Welcome to your ideal home or investment opportunity! This charming 2-bedroom, 1-bathroom residence with a spacious 2-car garage is nestled on a serene street, offering both comfort and convenience. Recently remodeled in 2023, this home boasts brand new features throughout. From the new roof to the pristine windows, furnace, and hot water tank, every corner of this property exudes modern elegance and worry-free living for years ahead. Don't miss the chance to make this turnkey gem yours – a perfect choice for those seeking a new home or a lucrative investment. Schedule a showing today and experience the possibilities!

18. 2023-09-05
    price $72,000 631-char remark

    Show marketing remark (631 chars)

    Welcome to your ideal home or investment opportunity! This charming 2-bedroom, 1-bathroom residence with a spacious 2-car garage is nestled on a serene street, offering both comfort and convenience. Recently remodeled in 2023, this home boasts brand new features throughout. From the new roof to the pristine windows, furnace, and hot water tank, every corner of this property exudes modern elegance and worry-free living for years ahead. Don't miss the chance to make this turnkey gem yours – a perfect choice for those seeking a new home or a lucrative investment. Schedule a showing today and experience the possibilities!

19. 2023-08-27
    listed $75,000 Active

    Show marketing remark (631 chars)

    Welcome to your ideal home or investment opportunity! This charming 2-bedroom, 1-bathroom residence with a spacious 2-car garage is nestled on a serene street, offering both comfort and convenience. Recently remodeled in 2023, this home boasts brand new features throughout. From the new roof to the pristine windows, furnace, and hot water tank, every corner of this property exudes modern elegance and worry-free living for years ahead. Don't miss the chance to make this turnkey gem yours – a perfect choice for those seeking a new home or a lucrative investment. Schedule a showing today and experience the possibilities!

20. 2023-08-27
    listed $75,000 Active 631-char remark

    Show marketing remark (631 chars)

    Welcome to your ideal home or investment opportunity! This charming 2-bedroom, 1-bathroom residence with a spacious 2-car garage is nestled on a serene street, offering both comfort and convenience. Recently remodeled in 2023, this home boasts brand new features throughout. From the new roof to the pristine windows, furnace, and hot water tank, every corner of this property exudes modern elegance and worry-free living for years ahead. Don't miss the chance to make this turnkey gem yours – a perfect choice for those seeking a new home or a lucrative investment. Schedule a showing today and experience the possibilities!

21. 2023-08-24
    historical $75,000

    Show marketing remark (631 chars)

    Welcome to your ideal home or investment opportunity! This charming 2-bedroom, 1-bathroom residence with a spacious 2-car garage is nestled on a serene street, offering both comfort and convenience. Recently remodeled in 2023, this home boasts brand new features throughout. From the new roof to the pristine windows, furnace, and hot water tank, every corner of this property exudes modern elegance and worry-free living for years ahead. Don't miss the chance to make this turnkey gem yours – a perfect choice for those seeking a new home or a lucrative investment. Schedule a showing today and experience the possibilities!

22. 2023-08-24
    historical $75,000 631-char remark

    Show marketing remark (631 chars)

    Welcome to your ideal home or investment opportunity! This charming 2-bedroom, 1-bathroom residence with a spacious 2-car garage is nestled on a serene street, offering both comfort and convenience. Recently remodeled in 2023, this home boasts brand new features throughout. From the new roof to the pristine windows, furnace, and hot water tank, every corner of this property exudes modern elegance and worry-free living for years ahead. Don't miss the chance to make this turnkey gem yours – a perfect choice for those seeking a new home or a lucrative investment. Schedule a showing today and experience the possibilities!

23. 2010-12-01
    soldstatus $6,000
24. 2010-06-25
    listed $8,000
25. 2007-01-17
    historical
26. 2006-09-22
    listed $55,000

ⓘ 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: $1,336 · $111/mo
• Projected year-2 tax: $1,336 · $111/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: $14,409
• − Mortgage interest: −$4,481
• − Property taxes: −$1,336
• − Insurance: −$400
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$2,327
• Taxable income: $3,559
• Est. tax owed @ 24.0%: −$854
• After-tax cash flow: $3,758/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

+30.9% since first listed

15 events — show timeline

• 2024-04-15 Sold (Public Records) $72,000 Public Records
• 2024-04-05 Sold (MLS) $72,000 MiRealSource-MiMLS
• 2024-04-05 Sold (MLS) $72,000 REALCOMP
• 2023-10-26 Pending — REALCOMP
• 2023-10-26 Pending — MiRealSource-MiMLS
• 2023-09-05 Price Changed $72,000 MiRealSource-MiMLS
• 2023-09-05 Price Changed $72,000 REALCOMP
• 2023-08-27 Listed $75,000 MiRealSource-MiMLS
• 2023-08-27 Listed $75,000 REALCOMP
• 2023-08-24 Coming Soon $75,000 MiRealSource-MiMLS
• 2023-08-24 Coming Soon $75,000 REALCOMP
• 2010-12-01 Sold (MLS) $6,000 REALCOMP
• 2010-06-25 Listed $8,000 REALCOMP
• 2007-01-17 Listing Removed — REALCOMP
• 2006-09-22 Listed $55,000 REALCOMP

Property tax history

+1.9%/yr

Latest (2025): $1,336 · +12.9% YoY. Source: county tax records.