17227 Curtis St · Detroit, MI 48235

$84,000

3 bd · 1.0 ba · 717 sqft · SingleFamily public records · 13 Days on market

Built 1947 4,356 sqft lot Est $71k · 18% over

---

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 +29.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 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

Investors: Don't Miss Out on Tenant Occupied Bungalow This beautifully remodeled 3-bedroom, 1-bathroom bungalow is primed for your portfolio. Situated on a well-maintained block, the home boasts new doors, windows, fresh paint, and updated electrical and plumbing systems. Enjoy modern living with new light fixtures throughout, along with a newer hot water tank and furnace. The bathroom features stylish new tile and a contemporary vanity, while the kitchen shines with a tiled backsplash and brand-new countertops. This gem won't last long - reach out today to seize this opportunity! Currently rented at $1100 a month.

Key facts

• Updated electrical
• New doors
• Fresh paint

Tags

• REMODELED BUNGALOW
• NEW DOORS
• NEW WINDOWS
• FRESH PAINT
• UPDATED ELECTRICAL
• UPDATED PLUMBING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Paved road access; Lot approximately 0.1 acres (40 x 110)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 5 total rooms; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).

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 (+3.2%/yr); 283 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% of the median local income ($39k/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 $581 of loan paydown is wiped out by about $3k 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 + 3.2% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.8% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.57% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.20%
• DSCR: 1.68
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $70,983
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17227 Curtis St	0.00mi	3/1.0	717 (0%)	2mo	$77,000	$107	98
18262 Gilchrist St	0.09mi	2/1.0 (-1)	728 (+2%)	8mo	$55,000	$76	81
18247 Harlow St	0.18mi	2/1.0 (-1)	728 (+2%)	10mo	$90,000	$124	76
18410 Forrer St	0.57mi	3/1.0	689 (-4%)	2mo	$60,000	$87	65
19307 Fenmore St	0.71mi	2/1.0 (-1)	725 (+1%)	3mo	$72,500	$100	58
18950 Biltmore St	0.46mi	2/1.0 (-1)	781 (+9%)	1mo	$46,000	$59	58
19195 Fenmore St	0.67mi	2/1.0 (-1)	720 (+0%)	8mo	$79,500	$110	57
7648 Outer Dr	0.22mi	2/1.0 (-1)	808 (+13%)	14mo	$80,000	$99	52
18416 Curtis St	0.53mi	3/1.0	820 (+14%)	5mo	$72,500	$88	47
19213 Ashton Ave	0.74mi	2/1.0 (-1)	710 (-1%)	15mo	$32,000	$45	46
17706 Stahelin Ave	0.72mi	3/1.0	818 (+14%)	0mo	$106,000	$130	43
18509 Prevost St	0.51mi	2/1.0 (-1)	793 (+11%)	13mo	$32,500	$41	42

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.25×
• Total profit: $5,819
• Equity at exit: $12,525

10-year hold

• IRR: 16.0%
• Equity multiple: 2.33×
• Total profit: $31,356
• Equity at exit: $7,263

Cash invested: $23,520 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$265 /mo · $3,182/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $298

Break-even live

Break-even rent $938

Max offer price $84,000

Occupancy floor 72%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	43d	1	0.11mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	12d	1	0.91mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	14d	1	1.20mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	1.30mi

Listing history 10 events

1. 2026-06-18
   days on market $84,000 Active 13 DOM
2. 2026-06-17
   days on market $84,000 Active 12 DOM
3. 2026-06-16
   days on market $84,000 Active 11 DOM
4. 2026-06-15
   days on market $84,000 Active 10 DOM
5. 2026-06-13
   days on market $84,000 Active 8 DOM
6. 2026-06-13
   days on market $84,000 Active 7 DOM
7. 2026-06-09
   days on market $84,000 Active 4 DOM
8. 2026-06-08
   days on market $84,000 Active 3 DOM
9. 2026-06-07
   remarks 621-char remark
10. 2026-06-07
    listed $84,000 Active 2 DOM

ⓘ 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: $3,182 · $265/mo
• Projected year-2 tax: $3,182 · $265/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 ≥98°F today · 14 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: $15,778
• − Mortgage interest: −$4,705
• − Property taxes: −$3,182
• − Insurance: −$420
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$2,444
• Taxable income: $2,502
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $2,976/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+34.4% since first listed

44 events — show timeline

• 2026-06-05 Listed $84,000 MiRealSource-MiMLS
• 2026-06-05 Listed $84,000 REALCOMP
• 2026-04-17 Sold (MLS) $77,000 REALCOMP
• 2026-04-17 Sold (MLS) $77,000 MiRealSource-MiMLS
• 2026-04-17 Sold (MLS) $77,000 SW Michigan MLS
• 2026-04-07 Pending — REALCOMP
• 2026-04-07 Pending — MiRealSource-MiMLS
• 2026-04-07 Pending — SW Michigan MLS
• 2026-03-31 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-17 Price Changed $85,000 MiRealSource-MiMLS
• 2026-03-17 Relisted — REALCOMP
• 2026-03-17 Price Changed $85,000 REALCOMP
• 2026-03-17 Relisted — MiRealSource-MiMLS
• 2026-03-17 Price Changed $85,000 SW Michigan MLS
• 2026-03-17 Relisted — SW Michigan MLS
• 2026-02-12 Listing Removed — SW Michigan MLS
• 2026-02-12 Listing Removed — MiRealSource-MiMLS
• 2026-02-10 Price Changed $89,000 MiRealSource-MiMLS
• 2026-02-09 Price Changed $89,000 REALCOMP
• 2026-02-09 Price Changed $89,000 SW Michigan MLS
• 2025-10-23 Price Changed $90,000 MiRealSource-MiMLS
• 2025-10-23 Price Changed $90,000 REALCOMP
• 2025-10-23 Price Changed $90,000 SW Michigan MLS
• 2025-09-27 Price Changed $93,000 MiRealSource-MiMLS
• 2025-09-26 Price Changed $93,000 REALCOMP
• 2025-09-26 Price Changed $93,000 SW Michigan MLS
• 2025-08-13 Listed $93,500 REALCOMP
• 2025-08-13 Listed $93,500 MiRealSource-MiMLS
• 2025-08-13 Listed $93,500 SW Michigan MLS
• 2021-03-22 Sold (Public Records) $64,500 Public Records
• 2019-12-06 Pending — REALCOMP
• 2019-12-05 Sold (Public Records) $52,500 Public Records
• 2019-12-03 Listing Removed — REALCOMP
• 2019-11-22 Sold (MLS) $52,500 MiRealSource-MiMLS
• 2019-11-22 Sold (MLS) $52,500 REALCOMP
• 2019-10-25 Pending — MiRealSource-MiMLS
• 2019-10-25 Pending — REALCOMP
• 2019-10-23 Relisted — REALCOMP
• 2019-10-15 Listing Removed — REALCOMP
• 2019-10-02 Price Changed $58,000 MiRealSource-MiMLS
• 2019-10-02 Price Changed $58,000 REALCOMP
• 2019-09-26 Listed $62,500 MiRealSource-MiMLS
• 2019-09-26 Listed $62,500 REALCOMP

Property tax history

+11.0%/yr

Latest (2025): $3,182 · -1.9% YoY. Source: county tax records.