17809 Mcdougall St · Detroit, MI 48212

$84,900

3 bd · 1.0 ba · 922 sqft · SingleFamily public records · 162 Days on market

Built 1962 3,049 sqft lot $92/sqft · 141% above area ↓ 15% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this TURNKEY and FULLY RENOVATED 3-bedroom, 1-bathroom home that's truly move-in ready, blending modern updates with comfortable everyday living. Step inside to an inviting, bright open layout featuring brand-new flooring throughout, fresh neutral paint, a completely updated kitchen with contemporary fixtures and ample cabinetry, and a sleek modern bathroom designed for relaxation. You're just minutes from essential amenities, shopping, parks, Eastern Market's vibrant energy, downtown Detroit's entertainment and dining scene, and easy access to major highways for seamless commutes. This turnkey renovated beauty won't last long – contact us today to schedule your private showing and make it yours! BATVAI. All data approximate.

Key facts

• 3,049 sq ft lot
• Built 1962
• Listed 161 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $457 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 166 active listings in the ZIP; 19 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 39% of the median local income ($38k/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 $587 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 + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1962 — 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: 1.48% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.07%
• DSCR: 2.03
• GRM: 5.6

CMA / ARV

• ARV (median comp): $35,229
• List price: $84,900
• Delta: 141.00%
• 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
17955 Charest St	0.15mi	3/1.0	880 (-5%)	4mo	$51,800	$59	82
17139 Mackay St	0.40mi	3/1.0	896 (-3%)	1mo	$30,000	$33	76
17892 Mitchell St	0.08mi	3/1.0	1,051 (+14%)	7mo	$32,500	$31	67
18128 Fleming St	0.48mi	2/1.0 (-1)	950 (+3%)	1mo	$21,500	$23	67
17888 Marx St	0.62mi	3/1.0	937 (+2%)	2mo	$34,000	$36	66
17833 Binder St	0.38mi	3/1.0	1,000 (+8%)	4mo	$46,000	$46	64
17885 Binder St	0.39mi	3/1.0	844 (-8%)	6mo	$75,000	$89	63
18547 Anglin St	0.42mi	3/1.0	1,000 (+8%)	6mo	$93,000	$93	62
18660 Klinger St	0.50mi	4/2.0 (+1)	880 (-5%)	0mo	$21,000	$24	60
18877 Fleming St	0.70mi	2/1.0 (-1)	870 (-6%)	3mo	$9,900	$11	51
17569 Orleans St	0.71mi	3/1.0	1,002 (+9%)	6mo	$85,000	$85	47
13826 Gallagher St	0.51mi	2/1.0 (-1)	800 (-13%)	3mo	$90,000	$113	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.65×
• Total profit: $15,336
• Equity at exit: $12,659

10-year hold

• IRR: 24.6%
• Equity multiple: 3.14×
• Total profit: $50,778
• Equity at exit: $7,341

Cash invested: $23,772 (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 48212

• Home prices YoY: -34.2%
• Active inventory: 166
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$445
• Tax from tax record: −$53 /mo · $631/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $457

Break-even live

Break-even rent $675

Max offer price $84,900

Occupancy floor 59%

Sensitivity live

Price	-10% $505	-5% $481	+0% $457	+5% $433	+10% $409
Rent	-10% $358	-5% $408	+0% $457	+5% $507	+10% $556
Rate	-1.0pp $500	-0.5pp $479	base $457	+0.5pp $435	+1.0pp $413

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	0.41mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.45mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	0.61mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	44d	1	0.63mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	0.65mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	0.70mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	0.84mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	0.88mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.97mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	1.06mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.19mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	1.21mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.23mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	1.28mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	1.28mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	1.31mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	24d	1	1.37mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	1.39mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $84,900 Active 162 DOM
2. 2026-06-17
   days on market $84,900 Active 161 DOM
3. 2026-06-15
   days on market $84,900 Active 159 DOM
4. 2026-06-13
   days on market $84,900 Active 157 DOM
5. 2026-06-13
   days on market $84,900 Active 156 DOM
6. 2026-06-09
   days on market $84,900 Active 153 DOM
7. 2026-06-08
   days on market $84,900 Active 152 DOM
8. 2026-06-07
   days on market $84,900 Active 151 DOM
9. 2026-06-04
   days on market $84,900 Active 148 DOM
10. 2026-06-03
    days on market $84,900 Active 147 DOM
11. 2026-06-01
    days on market $84,900 Active 145 DOM
12. 2026-05-31
    days on market $84,900 Active 144 DOM
13. 2026-05-07
    price $84,900 765-char remark

    Show marketing remark (765 chars)

    Welcome to this TURNKEY and FULLY RENOVATED 3-bedroom, 1-bathroom home that's truly move-in ready, blending modern updates with comfortable everyday living. Step inside to an inviting, bright open layout featuring brand-new flooring throughout, fresh neutral paint, a completely updated kitchen with contemporary fixtures and ample cabinetry, and a sleek modern bathroom designed for relaxation. You're just minutes from essential amenities, shopping, parks, Eastern Market's vibrant energy, downtown Detroit's entertainment and dining scene, and easy access to major highways for seamless commutes. This turnkey renovated beauty won't last long – contact us today to schedule your private showing and make it yours! BATVAI. All data approximate.

14. 2026-05-06
    price $84,900 752-char remark

    Show marketing remark (752 chars)

    Welcome to this TURNKEY and FULLY RENOVATED 3-bedroom, 1-bathroom home that's truly move-in ready, blending modern updates with comfortable everyday living. Step inside to an inviting, bright open layout featuring brand-new flooring throughout, fresh neutral paint, a completely updated kitchen with contemporary fixtures and ample cabinetry, and a sleek modern bathroom designed for relaxation. You're just minutes from essential amenities, shopping, parks, Eastern Market's vibrant energy, downtown Detroit's entertainment and dining scene, and easy access to major highways for seamless commutes. This turnkey renovated beauty won't last long – contact us today to schedule your private showing and make it yours! BATVAI. All data approximate.

15. 2026-04-30
    price $89,900 765-char remark

    Show marketing remark (765 chars)

    Welcome to this TURNKEY and FULLY RENOVATED 3-bedroom, 1-bathroom home that's truly move-in ready, blending modern updates with comfortable everyday living. Step inside to an inviting, bright open layout featuring brand-new flooring throughout, fresh neutral paint, a completely updated kitchen with contemporary fixtures and ample cabinetry, and a sleek modern bathroom designed for relaxation. You're just minutes from essential amenities, shopping, parks, Eastern Market's vibrant energy, downtown Detroit's entertainment and dining scene, and easy access to major highways for seamless commutes. This turnkey renovated beauty won't last long – contact us today to schedule your private showing and make it yours! BATVAI. All data approximate.

16. 2026-04-29
    price $89,900 752-char remark

    Show marketing remark (752 chars)

    Welcome to this TURNKEY and FULLY RENOVATED 3-bedroom, 1-bathroom home that's truly move-in ready, blending modern updates with comfortable everyday living. Step inside to an inviting, bright open layout featuring brand-new flooring throughout, fresh neutral paint, a completely updated kitchen with contemporary fixtures and ample cabinetry, and a sleek modern bathroom designed for relaxation. You're just minutes from essential amenities, shopping, parks, Eastern Market's vibrant energy, downtown Detroit's entertainment and dining scene, and easy access to major highways for seamless commutes. This turnkey renovated beauty won't last long – contact us today to schedule your private showing and make it yours! BATVAI. All data approximate.

17. 2026-01-08
    listed $99,900 Active 765-char remark

    Show marketing remark (752 chars)

    Welcome to this TURNKEY and FULLY RENOVATED 3-bedroom, 1-bathroom home that's truly move-in ready, blending modern updates with comfortable everyday living. Step inside to an inviting, bright open layout featuring brand-new flooring throughout, fresh neutral paint, a completely updated kitchen with contemporary fixtures and ample cabinetry, and a sleek modern bathroom designed for relaxation. You're just minutes from essential amenities, shopping, parks, Eastern Market's vibrant energy, downtown Detroit's entertainment and dining scene, and easy access to major highways for seamless commutes. This turnkey renovated beauty won't last long – contact us today to schedule your private showing and make it yours! BATVAI. All data approximate.

18. 2026-01-08
    listed $99,900 Active 752-char remark

    Show marketing remark (752 chars)

    Welcome to this TURNKEY and FULLY RENOVATED 3-bedroom, 1-bathroom home that's truly move-in ready, blending modern updates with comfortable everyday living. Step inside to an inviting, bright open layout featuring brand-new flooring throughout, fresh neutral paint, a completely updated kitchen with contemporary fixtures and ample cabinetry, and a sleek modern bathroom designed for relaxation. You're just minutes from essential amenities, shopping, parks, Eastern Market's vibrant energy, downtown Detroit's entertainment and dining scene, and easy access to major highways for seamless commutes. This turnkey renovated beauty won't last long – contact us today to schedule your private showing and make it yours! BATVAI. All data approximate.

19. 2026-01-07
    historical $99,900 765-char remark

    Show marketing remark (765 chars)

    Welcome to this TURNKEY and FULLY RENOVATED 3-bedroom, 1-bathroom home that's truly move-in ready, blending modern updates with comfortable everyday living. Step inside to an inviting, bright open layout featuring brand-new flooring throughout, fresh neutral paint, a completely updated kitchen with contemporary fixtures and ample cabinetry, and a sleek modern bathroom designed for relaxation. You're just minutes from essential amenities, shopping, parks, Eastern Market's vibrant energy, downtown Detroit's entertainment and dining scene, and easy access to major highways for seamless commutes. This turnkey renovated beauty won't last long – contact us today to schedule your private showing and make it yours! BATVAI. All data approximate.

ⓘ 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: $631 · $53/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$338/yr (+$28/mo · 53.5%)

ⓘ 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: $15,041
• − Mortgage interest: −$4,756
• − Property taxes: −$631
• − Insurance: −$424
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$2,470
• Taxable income: $4,353
• Est. tax owed @ 24.0%: −$1,045
• After-tax cash flow: $4,439/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): 43,384
• Household income: $38,186
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1175.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 43% Asian 29% Black 19% Two or more races 6%
• Common ancestry: Romanian 4% Subsaharan African 1% American 1%
• Foreign-born: 41%
• Languages at home: 36% English-only · Other Indo-European 28% Arabic 28% Russian/Polish/Slavic 6%

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: ▼ -152.41%
• Current HPI: 292.9126
• Rent YoY: —
• 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

-15.0% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $84,900 MiRealSource-MiMLS
• 2026-05-06 Price Changed $84,900 REALCOMP
• 2026-04-30 Price Changed $89,900 MiRealSource-MiMLS
• 2026-04-29 Price Changed $89,900 REALCOMP
• 2026-01-08 Listed $99,900 MiRealSource-MiMLS
• 2026-01-08 Listed $99,900 REALCOMP
• 2026-01-07 Coming Soon $99,900 MiRealSource-MiMLS

Property tax history

-12.0%/yr

Latest (2025): $631 · -8.6% YoY. Source: county tax records.