18776 Kingsville St · Detroit, MI 48225

$118,000

3 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 13 Days on market

Built 1948 4,792 sqft lot

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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 +20.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +6.6/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3 bed, 1.5 bath investment opportunity with a strong rental history. Tenant occupied by a reliable long-term tenant currently paying $1,500/month, recently transitioned to a month-to-month lease to provide flexibility for the next owner. The home has been fully renovated and features a new roof installed within the last year, making this a solid turnkey opportunity for investors or future owner-occupants planning ahead. Photos shown are from prior to the current tenant moving in. Please be respectful of the tenant and do not disturb. Showings permitted with an accepted offer only. BATVAI

Key facts

• Fully renovated
• New roof
• 4,792 sq ft lot

Tags

• FULLY RENOVATED
• NEW ROOF

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction; Above-grade finished area and additional finished space below grade
• Exterior features: Paved road access; Lot about 0.11 acres (40 x 114)

Interior

• Bedrooms: Total rooms: 3
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Cap rate 7.9% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+5.1%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $816 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 24y 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.
• Current owner paid $35k; list at $118k implies a 237% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,000

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: 1.16% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.80%
• DSCR: 1.26
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $76,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12893 Payton St	0.27mi	3/1.0	1,020 (-1%)	1mo	$75,000	$74	84
18905 Woodland St	0.45mi	3/1.5	1,023 (-1%)	1mo	$105,000	$103	75
18746 Woodside St	0.28mi	3/1.0	921 (-11%)	2mo	$110,000	$119	68
16301 Coram St	0.32mi	3/1.0	929 (-10%)	1mo	$19,500	$21	68
11640 Somerset Ave	0.62mi	3/2.0	1,028 (-0%)	0mo	$70,000	$68	66
11545 Roxbury St	0.62mi	3/1.0	1,003 (-3%)	1mo	$65,000	$65	66
16277 Liberal St	0.44mi	3/1.0	945 (-8%)	1mo	$25,000	$26	64
12519 Riad St	0.43mi	3/1.0	1,135 (+10%)	0mo	$100,000	$88	63
16209 Tacoma St	0.58mi	3/1.0	968 (-6%)	1mo	$62,900	$65	62
16107 Manning St	0.54mi	3/1.0	925 (-10%)	2mo	$61,000	$66	56
16291 Fairmount Dr	0.75mi	3/1.0	977 (-5%)	2mo	$112,000	$115	55
19745 Kelly Rd Rd	0.50mi	3/1.0	1,176 (+14%)	1mo	$105,000	$89	53

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 · 5.1% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.82×
• Total profit: $-5,905
• Equity at exit: $17,594

10-year hold

• IRR: 7.6%
• Equity multiple: 1.63×
• Total profit: $20,965
• Equity at exit: $10,202

Cash invested: $33,040 (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 48225

• Rents YoY: 5.1%
• Active inventory: 133
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$619
• Tax from tax record: −$254 /mo · $3,049/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $160

Break-even live

Break-even rent $1,167

Max offer price $118,000

Occupancy floor 83%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.15mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.23mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.25mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	12d	1	0.26mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.33mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	0.33mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	3d	1	0.35mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	15d	1	0.36mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.38mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	44d	1	0.41mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.42mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.43mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.51mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	0.52mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	44d	1	0.54mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	17d	1	0.55mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.57mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	44d	1	0.58mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	24d	1	0.59mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	0.60mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.61mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	44d	1	0.62mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.62mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	44d	1	0.65mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	0.70mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	0.74mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.81mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	0.83mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	24d	1	0.83mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	5d	1	0.87mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	15d	1	0.92mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.92mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.94mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	1.01mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	1.02mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	1.03mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	44d	1	1.09mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	1.09mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	1.11mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	44d	1	1.11mi

Listing history 10 events

1. 2026-06-18
   days on market $118,000 Active 13 DOM
2. 2026-06-17
   days on market $118,000 Active 12 DOM
3. 2026-06-16
   days on market $118,000 Active 11 DOM
4. 2026-06-15
   days on market $118,000 Active 10 DOM
5. 2026-06-13
   days on market $118,000 Active 8 DOM
6. 2026-06-13
   days on market $118,000 Active 7 DOM
7. 2026-06-09
   days on market $118,000 Active 4 DOM
8. 2026-06-08
   days on market $118,000 Active 3 DOM
9. 2026-06-07
   remarks 610-char remark
10. 2026-06-07
    listed $118,000 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: $3,049 · $254/mo
• Projected year-2 tax: $3,049 · $254/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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,433
• − Mortgage interest: −$6,610
• − Property taxes: −$3,049
• − Insurance: −$590
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,433
• Taxable income: $122
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $1,888/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): 16,098
• Household income: $61,750
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 410.0

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 (65%)
• Race & ethnicity: Black 65% White 28% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Lithuanian 1% German 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Arabic 2% 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: ▼ -150.40%
• Current HPI: 181.4961
• Rent YoY: ▲ 5.10%
• 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

+31.1% since first listed

35 events — show timeline

• 2026-06-05 Listed $118,000 REALCOMP
• 2026-06-05 Listed $118,000 MiRealSource-MiMLS
• 2025-11-08 Listing Removed — REALCOMP
• 2025-11-08 Listing Removed — MiRealSource-MiMLS
• 2025-09-20 Listed $165,000 REALCOMP
• 2025-09-20 Listed $165,000 MiRealSource-MiMLS
• 2024-03-10 Rental Removed $1,500 REALCOMP
• 2024-02-17 Listed for Rent $1,500 REALCOMP
• 2023-12-20 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2023-12-20 Sold (MLS) $35,000 REALCOMP
• 2023-11-29 Pending — MiRealSource-MiMLS
• 2023-11-29 Pending — REALCOMP
• 2023-09-01 Listed $45,000 MiRealSource-MiMLS
• 2023-09-01 Listed $45,000 REALCOMP
• 2022-10-31 Listing Removed — MiRealSource-MiMLS
• 2022-10-31 Listing Removed — REALCOMP
• 2022-08-30 Price Changed $64,900 MiRealSource-MiMLS
• 2022-08-29 Price Changed $64,900 REALCOMP
• 2022-08-04 Listed $69,900 MiRealSource-MiMLS
• 2022-08-04 Listed $69,900 REALCOMP
• 2022-08-03 Coming Soon — MiRealSource-MiMLS
• 2022-08-03 Coming Soon — REALCOMP
• 2015-08-26 Sold (Public Records) $58,580 Public Records
• 2010-02-09 Sold (MLS) $15,950 MiRealSource-MiMLS
• 2009-10-27 Listing Removed — MiRealSource-MiMLS
• 2009-10-16 Listed $13,000 MiRealSource-MiMLS
• 2009-07-13 Listing Removed — MiRealSource-MiMLS
• 2008-11-07 Listed $25,000 MiRealSource-MiMLS
• 2008-11-06 Listing Removed — MiRealSource-MiMLS
• 2008-11-06 Listing Removed — REALCOMP
• 2008-05-06 Listed $30,000 MiRealSource-MiMLS
• 2008-05-06 Listed $30,000 REALCOMP
• 2002-08-19 Sold (MLS) $89,000 MiRealSource-MiMLS
• 2002-07-17 Listing Removed — MiRealSource-MiMLS
• 2002-07-08 Listed $90,000 MiRealSource-MiMLS

Property tax history

+5.1%/yr

Latest (2025): $3,049 · +4.2% YoY. Source: county tax records.