17870 Yonka St · Detroit, MI 48212

$75,000

3 bd · 1.0 ba · 650 sqft · SingleFamily public records · 50 Days on market

Built 1946 3,920 sqft lot $115/sqft · 150% above area

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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 +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

Move in ready and beautifully updated! This home features a bright, open living space with recessed lighting, fresh paint, and plush new carpeting throughout. Perfect for first-time buyers or investors, this home is conveniently located near shopping, dining, and major roadways. Turnkey and ready to go, schedule your showing today!

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1946

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 $519 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 + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $75k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.56% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.07%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (median comp): $32,880
• List price: $75,000
• Delta: 128.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18084 Justine St	0.40mi	2/1.0 (-1)	591 (-9%)	20mo	$20,000	$34	44
19255 Binder St	0.71mi	2/1.0 (-1)	719 (+11%)	3mo	$38,500	$54	42
18036 Mackay St	0.58mi	2/1.0 (-1)	716 (+10%)	19mo	$13,000	$18	35
18677 Fenelon St	0.73mi	2/1.0 (-1)	682 (+5%)	22mo	$41,000	$60	35
13510 Newbern St	0.61mi	3/1.0	732 (+13%)	24mo	$90,000	$123	31
19200 Shields St	0.73mi	3/1.0	742 (+14%)	15mo	$64,500	$87	30

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: 16.1%
• Equity multiple: 1.65×
• Total profit: $13,576
• Equity at exit: $11,183

10-year hold

• IRR: 24.7%
• Equity multiple: 3.14×
• Total profit: $45,001
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,168 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$94 /mo · $1,129/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $404

Break-even live

Break-even rent $657

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18475 Wexford St Unit 1 Detroit, MI	2.0	1.0	500	$950	$1.90	24d	1	0.24mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	0.45mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	44d	1	0.84mi

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 50 DOM
2. 2026-06-17
   price $75,000 Active 49 DOM
3. 2026-06-17
   days on market $80,000 Active 49 DOM
4. 2026-06-15
   days on market $80,000 Active 47 DOM
5. 2026-06-13
   days on market $80,000 Active 45 DOM
6. 2026-06-13
   days on market $80,000 Active 44 DOM
7. 2026-06-09
   days on market $80,000 Active 41 DOM
8. 2026-06-08
   days on market $80,000 Active 40 DOM
9. 2026-06-08
   remarks 385-char remark
10. 2026-06-08
    status $80,000 Active 39 DOM
11. 2026-04-28
    price $80,000 333-char remark

    Show marketing remark (333 chars)

    Move in ready and beautifully updated! This home features a bright, open living space with recessed lighting, fresh paint, and plush new carpeting throughout. Perfect for first-time buyers or investors, this home is conveniently located near shopping, dining, and major roadways. Turnkey and ready to go, schedule your showing today!

12. 2026-04-27
    price $80,000 333-char remark

    Show marketing remark (333 chars)

    Move in ready and beautifully updated! This home features a bright, open living space with recessed lighting, fresh paint, and plush new carpeting throughout. Perfect for first-time buyers or investors, this home is conveniently located near shopping, dining, and major roadways. Turnkey and ready to go, schedule your showing today!

13. 2026-04-27
    price $80,000

    Show marketing remark (333 chars)

    Move in ready and beautifully updated! This home features a bright, open living space with recessed lighting, fresh paint, and plush new carpeting throughout. Perfect for first-time buyers or investors, this home is conveniently located near shopping, dining, and major roadways. Turnkey and ready to go, schedule your showing today!

14. 2026-04-13
    listed $90,000 Active 333-char remark

    Show marketing remark (333 chars)

    Move in ready and beautifully updated! This home features a bright, open living space with recessed lighting, fresh paint, and plush new carpeting throughout. Perfect for first-time buyers or investors, this home is conveniently located near shopping, dining, and major roadways. Turnkey and ready to go, schedule your showing today!

15. 2026-04-13
    listed $90,000 Active 333-char remark

    Show marketing remark (333 chars)

    Move in ready and beautifully updated! This home features a bright, open living space with recessed lighting, fresh paint, and plush new carpeting throughout. Perfect for first-time buyers or investors, this home is conveniently located near shopping, dining, and major roadways. Turnkey and ready to go, schedule your showing today!

16. 2026-04-13
    listed $90,000 Active

    Show marketing remark (333 chars)

    Move in ready and beautifully updated! This home features a bright, open living space with recessed lighting, fresh paint, and plush new carpeting throughout. Perfect for first-time buyers or investors, this home is conveniently located near shopping, dining, and major roadways. Turnkey and ready to go, schedule your showing today!

17. 2001-10-30
    soldstatus $15,000

ⓘ 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: $1,129 · $94/mo
• Projected year-2 tax: $1,142 · $95/mo
• Expected delta: +$13/yr (+$1/mo · 1.1%)

ⓘ 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: $14,010
• − Mortgage interest: −$4,201
• − Property taxes: −$1,129
• − Insurance: −$375
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$2,182
• Taxable income: $3,882
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $3,913/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

+433.3% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $80,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $80,000 REALCOMP
• 2026-04-27 Price Changed $80,000 SW Michigan MLS
• 2026-04-13 Listed $90,000 REALCOMP
• 2026-04-13 Listed $90,000 SW Michigan MLS
• 2026-04-13 Listed $90,000 MiRealSource-MiMLS
• 2001-10-30 Sold (Public Records) $15,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $1,129 · +370.5% YoY. Source: county tax records.