17696 Woodbine St · Detroit, MI 48219

$69,000

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 6 Days on market

Built 1948 5,663 sqft lot Est $70k · at est.

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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 +8.0/15.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity to purchase a home in Detroit's west side. Put a little work into this property and it will be a great buy for either investors or homeowners alike.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Cap rate 13.3% vs local median 10.0% 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 (+8.0%/yr); 309 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($44k/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 $477 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 + 8.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 19y 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 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,000

Questions for the listing agent

1. Built in 1948 — 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: 1.85% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.96%
• DSCR: 2.11
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $69,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17727 Woodbine St	0.04mi	3/1.5	850 (0%)	0mo	$58,000	$68	96
17679 Woodbine St	0.03mi	3/1.0	850 (0%)	6mo	$90,000	$106	94
17630 Brady	0.48mi	3/1.0	916 (+8%)	1mo	$164,000	$179	64
18680 Five Points St	0.58mi	2/1.5 (-1)	837 (-2%)	1mo	$95,000	$114	63
18671 Five Points St	0.59mi	2/1.0 (-1)	876 (+3%)	2mo	$72,000	$82	60
18293 Codding St	0.42mi	3/1.0	962 (+13%)	1mo	$30,000	$31	57
16865 Five Points St	0.70mi	2/1.0 (-1)	850 (0%)	7mo	$140,000	$165	57
17324 Salem St	0.41mi	2/1.0 (-1)	954 (+12%)	2mo	$74,900	$79	54
16618 Salem St	0.74mi	2/1.0 (-1)	833 (-2%)	4mo	$47,500	$57	53
23450 Margareta St	0.53mi	3/1.0	957 (+13%)	4mo	$45,000	$47	52
17770 Redfern St	0.74mi	3/1.0	800 (-6%)	6mo	$45,000	$56	50
16841 Winston St	0.63mi	3/1.0	954 (+12%)	4mo	$95,500	$100	47

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.10×
• Total profit: $21,262
• Equity at exit: $10,288

10-year hold

• IRR: 36.0%
• Equity multiple: 5.27×
• Total profit: $82,582
• Equity at exit: $5,966

Cash invested: $19,320 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 309
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$362
• Tax from tax record: −$216 /mo · $2,592/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $402

Break-even live

Break-even rent $768

Max offer price $69,000

Occupancy floor 64%

Sensitivity live

Price	-10% $441	-5% $421	+0% $402	+5% $382	+10% $363
Rent	-10% $301	-5% $351	+0% $402	+5% $452	+10% $503
Rate	-1.0pp $437	-0.5pp $419	base $402	+0.5pp $384	+1.0pp $366

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	45d	1	0.16mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	26d	1	0.41mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	14d	1	0.52mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	45d	3	0.55mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	19d	1	0.61mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	45d	1	0.62mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	26d	1	0.68mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	26d	1	0.69mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	45d	1	0.71mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	45d	1	0.71mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	45d	1	0.71mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	45d	2	0.82mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	6d	1	0.84mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	45d	1	0.89mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	19d	1	0.92mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	26d	1	1.03mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	45d	1	1.03mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	45d	1	1.14mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	18d	1	1.15mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	18d	1	1.26mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	45d	1	1.28mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	6d	1	1.28mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	6d	1	1.28mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	18d	1	1.28mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	45d	1	1.29mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	45d	1	1.30mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	6d	1	1.30mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	12d	1	1.30mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	26d	1	1.31mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	6d	1	1.37mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	45d	1	1.37mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	18d	1	1.37mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	45d	1	1.38mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	26d	2	1.39mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	45d	2	1.39mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	26d	1	1.41mi
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	26d	1	1.44mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	12d	1	1.45mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	45d	1	1.50mi

Listing history 50 events

1. 2026-04-13
   status Pending 170-char remark

   Show marketing remark (170 chars)

   Excellent opportunity to purchase a home in Detroit's west side. Put a little work into this property and it will be a great buy for either investors or homeowners alike.

2. 2026-04-13
   status Pending 170-char remark

   Show marketing remark (170 chars)

   Excellent opportunity to purchase a home in Detroit's west side. Put a little work into this property and it will be a great buy for either investors or homeowners alike.

3. 2026-04-11
   historical Accepting Backup Offers 170-char remark

   Show marketing remark (170 chars)

   Excellent opportunity to purchase a home in Detroit's west side. Put a little work into this property and it will be a great buy for either investors or homeowners alike.

4. 2026-04-11
   historical Active Under Contract 170-char remark

   Show marketing remark (170 chars)

   Excellent opportunity to purchase a home in Detroit's west side. Put a little work into this property and it will be a great buy for either investors or homeowners alike.

5. 2026-04-08
   listed $69,000 Active 170-char remark

   Show marketing remark (170 chars)

   Excellent opportunity to purchase a home in Detroit's west side. Put a little work into this property and it will be a great buy for either investors or homeowners alike.

6. 2026-04-07
   listed $69,000 Active 170-char remark

   Show marketing remark (170 chars)

   Excellent opportunity to purchase a home in Detroit's west side. Put a little work into this property and it will be a great buy for either investors or homeowners alike.

7. 2025-08-13
   historical Accepting Backup Offers
8. 2025-08-13
   historical Active Under Contract
9. 2025-08-13
   historical
10. 2025-08-01
    price $69,000
11. 2025-07-31
    price $69,000
12. 2025-07-09
    listed $79,000 Active
13. 2025-07-09
    listed $79,000 Active
14. 2024-12-17
    historical
15. 2024-12-16
    historical
16. 2024-08-27
    price $90,000
17. 2024-08-26
    price $90,000
18. 2024-08-26
    price $90,000
19. 2024-05-16
    listed $99,000 Active
20. 2024-05-16
    listed $99,000 Active
21. 2024-01-24
    soldstatus $75,000
22. 2023-08-18
    historical
23. 2023-08-18
    historical
24. 2023-08-05
    listed $65,000 Active
25. 2023-08-05
    listed $65,000 Active
26. 2023-07-07
    historical
27. 2023-07-03
    historical
28. 2020-05-12
    soldstatus $50,000
29. 2020-05-07
    soldstatus $50,000
30. 2020-04-10
    soldstatus $50,000 Sold
31. 2020-04-10
    soldstatus $50,000 Closed
32. 2020-03-03
    status Pending
33. 2020-03-03
    status Pending
34. 2020-01-28
    listed $60,000 Active
35. 2020-01-28
    listed $60,000 Active
36. 2017-12-27
    soldstatus $32,000 Sold
37. 2017-12-27
    soldstatus $32,000 Closed
38. 2017-12-18
    status Pending
39. 2017-12-18
    listed $32,000 Active
40. 2017-12-18
    listed $32,000
41. 2017-12-18
    historical
42. 2016-04-04
    soldstatus $46,500
43. 2013-01-08
    soldstatus $15,000
44. 2013-01-08
    soldstatus $15,000
45. 2012-11-02
    historical
46. 2012-08-15
    listed $17,500
47. 2012-08-15
    listed $17,500
48. 2012-06-14
    historical
49. 2012-06-14
    historical
50. 2007-09-18
    listed $30,000

ⓘ 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: $2,592 · $216/mo
• Projected year-2 tax: $2,592 · $216/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,319
• − Mortgage interest: −$3,865
• − Property taxes: −$2,592
• − Insurance: −$345
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$2,007
• Taxable income: $4,059
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $3,849/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+130.0% since first listed

51 events — show timeline

• 2026-04-13 Pending — REALCOMP
• 2026-04-13 Pending — MiRealSource-MiMLS
• 2026-04-11 Contingent — MiRealSource-MiMLS
• 2026-04-11 Contingent — REALCOMP
• 2026-04-08 Listed $69,000 REALCOMP
• 2026-04-07 Listed $69,000 MiRealSource-MiMLS
• 2025-08-13 Contingent — MiRealSource-MiMLS
• 2025-08-13 Contingent — REALCOMP
• 2025-08-13 Listing Removed — MiRealSource-MiMLS
• 2025-08-01 Price Changed $69,000 MiRealSource-MiMLS
• 2025-07-31 Price Changed $69,000 REALCOMP
• 2025-07-09 Listed $79,000 REALCOMP
• 2025-07-09 Listed $79,000 MiRealSource-MiMLS
• 2024-12-17 Listing Removed — MiRealSource-MiMLS
• 2024-12-16 Listing Removed — REALCOMP
• 2024-08-27 Price Changed $90,000 MiRealSource-MiMLS
• 2024-08-26 Price Changed $90,000 REALCOMP
• 2024-08-26 Price Changed $90,000 SW Michigan MLS
• 2024-05-16 Listed $99,000 MiRealSource-MiMLS
• 2024-05-16 Listed $99,000 REALCOMP
• 2024-01-24 Sold (Public Records) $75,000 Public Records
• 2023-08-18 Listing Removed — MiRealSource-MiMLS
• 2023-08-18 Listing Removed — REALCOMP
• 2023-08-05 Listed $65,000 MiRealSource-MiMLS
• 2023-08-05 Listed $65,000 REALCOMP
• 2023-07-07 Rental Removed — APPFOLIO
• 2023-07-03 Rental Removed — REALSOURCE
• 2020-05-12 Sold (Public Records) $50,000 Public Records
• 2020-05-07 Sold (Public Records) $50,000 Public Records
• 2020-04-10 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2020-04-10 Sold (MLS) $50,000 REALCOMP
• 2020-03-03 Pending — MiRealSource-MiMLS
• 2020-03-03 Pending — REALCOMP
• 2020-01-28 Listed $60,000 MiRealSource-MiMLS
• 2020-01-28 Listed $60,000 REALCOMP
• 2017-12-27 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2017-12-27 Sold (MLS) $32,000 REALCOMP
• 2017-12-18 Pending — REALCOMP
• 2017-12-18 Listing Removed — MiRealSource-MiMLS
• 2017-12-18 Listed $32,000 MiRealSource-MiMLS
• 2017-12-18 Listed $32,000 REALCOMP
• 2016-04-04 Sold (Public Records) $46,500 Public Records
• 2013-01-08 Sold (MLS) $15,000 REALCOMP
• 2013-01-08 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2012-11-02 Listing Removed — MiRealSource-MiMLS
• 2012-08-15 Listed $17,500 REALCOMP
• 2012-08-15 Listed $17,500 MiRealSource-MiMLS
• 2012-06-14 Listing Removed — REALCOMP
• 2012-06-14 Listing Removed — MiRealSource-MiMLS
• 2007-09-18 Listed $30,000 REALCOMP
• 2007-09-18 Listed $30,000 MiRealSource-MiMLS

Property tax history

+6.3%/yr

Latest (2025): $2,592 · -40.1% YoY. Source: county tax records.