18925 Runyon St · Detroit, MI 48234

$77,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 302 Days on market

Built 1950 3,920 sqft lot $92/sqft · 27% above area Est $60k · 27% over ↓ 9% since listing

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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 +4.2/5.0
• 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 charming home on Detroit!!!! this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

Key facts

• Close to restaurants
• Newer windows
• Close to shops

Tags

• NEWER WINDOWS
• UPDATED KITCHEN
• UPDATED BATHROOM
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPS
• CLOSE TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $473 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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: Rents rising fast (+6.7%/yr); 226 active listings in the ZIP; 32 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 44% 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 $532 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 302 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $67,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 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 1950 — 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: 1.67% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.31%
• DSCR: 2.17
• GRM: 5.0

CMA / ARV

• ARV (median comp): $60,442
• List price: $77,000
• Delta: 27.39%
• 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
19140 Algonac St	0.19mi	2/1.0 (-1)	892 (+6%)	1mo	$46,000	$52	75
19361 Beland St	0.31mi	3/1.0	901 (+7%)	2mo	$47,500	$53	72
17401 Albion St	0.65mi	2/1.0 (-1)	865 (+3%)	1mo	$50,000	$58	59
19735 Annott St	0.59mi	3/1.0	780 (-7%)	4mo	$69,500	$89	57
19367 Algonac St	0.34mi	3/1.5	942 (+12%)	8mo	$54,000	$57	56
19422 Algonac St. St	0.38mi	3/1.5	942 (+12%)	8mo	$65,000	$69	54
18488 Waltham St	0.69mi	3/1.0	902 (+7%)	4mo	$56,000	$62	53
19145 Strasburg St	0.47mi	3/1.5	931 (+11%)	7mo	$90,000	$97	52
18982 Hamburg St	0.54mi	3/1.0	952 (+13%)	3mo	$45,000	$47	50
19161 Hamburg St	0.53mi	3/1.0	960 (+14%)	2mo	$116,000	$121	50
19544 Hamburg St	0.67mi	3/1.0	962 (+14%)	8mo	$50,000	$52	38
19633 Barlow St	0.74mi	3/1.5	962 (+14%)	3mo	$72,000	$75	37

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: 24.3%
• Equity multiple: 2.05×
• Total profit: $22,635
• Equity at exit: $11,481

10-year hold

• IRR: 34.4%
• Equity multiple: 4.74×
• Total profit: $80,653
• Equity at exit: $6,658

Cash invested: $21,560 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$404
• Tax from tax record: −$105 /mo · $1,265/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $473

Break-even live

Break-even rent $685

Max offer price $77,000

Occupancy floor 58%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	43d	1	0.28mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	17d	1	0.28mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	43d	1	0.40mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	0.55mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	0.61mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	0.63mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	17d	1	0.81mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	21d	1	0.83mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	0.83mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	43d	1	0.90mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	0.91mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	17d	1	0.97mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	17d	1	0.98mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	1.02mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	43d	1	1.09mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.12mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	17d	1	1.14mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	1.14mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	17d	1	1.19mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	4d	1	1.23mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	17d	1	1.24mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	1.33mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	17d	1	1.33mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	1.33mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	1.34mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	11d	1	1.35mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	17d	1	1.37mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	24d	1	1.38mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	43d	1	1.38mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	1.41mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	24d	1	1.42mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	4d	1	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $77,000 Active 302 DOM
2. 2026-06-17
   days on market $77,000 Active 301 DOM
3. 2026-06-15
   days on market $77,000 Active 299 DOM
4. 2026-06-13
   days on market $77,000 Active 297 DOM
5. 2026-06-13
   days on market $77,000 Active 296 DOM
6. 2026-06-09
   days on market $77,000 Active 293 DOM
7. 2026-06-08
   days on market $77,000 Active 292 DOM
8. 2026-06-07
   days on market $77,000 Active 291 DOM
9. 2026-06-04
   days on market $77,000 Active 288 DOM
10. 2026-06-03
    days on market $77,000 Active 287 DOM
11. 2026-06-01
    days on market $77,000 Active 285 DOM
12. 2026-05-31
    days on market $77,000 Active 284 DOM
13. 2026-03-10
    price $77,000 264-char remark

    Show marketing remark (264 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

14. 2026-03-09
    price $77,000 264-char remark

    Show marketing remark (264 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

15. 2026-01-23
    price $82,000 264-char remark

    Show marketing remark (264 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

16. 2026-01-22
    price $82,000 264-char remark

    Show marketing remark (264 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

17. 2025-08-14
    listed $90,000 Active 264-char remark

    Show marketing remark (264 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

18. 2025-08-14
    listed $90,000 Active 264-char remark

    Show marketing remark (264 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

19. 2021-09-21
    soldstatus $84,900

ⓘ 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: $1,265 · $105/mo
• Projected year-2 tax: $1,265 · $105/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 ≥96°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: $15,402
• − Mortgage interest: −$4,313
• − Property taxes: −$1,265
• − Insurance: −$385
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,240
• Taxable income: $4,734
• Est. tax owed @ 24.0%: −$1,136
• After-tax cash flow: $4,536/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

-9.3% since first listed

7 events — show timeline

• 2026-03-10 Price Changed $77,000 MiRealSource-MiMLS
• 2026-03-09 Price Changed $77,000 REALCOMP
• 2026-01-23 Price Changed $82,000 MiRealSource-MiMLS
• 2026-01-22 Price Changed $82,000 REALCOMP
• 2025-08-14 Listed $90,000 REALCOMP
• 2025-08-14 Listed $90,000 MiRealSource-MiMLS
• 2021-09-21 Sold (Public Records) $84,900 Public Records

Property tax history

-0.0%/yr

Latest (2025): $1,265 · -9.0% YoY. Source: county tax records.