18453 Lauder St · Detroit, MI 48235

$97,740

3 bd · 1.5 ba · 2,073 sqft · SingleFamily public records · 13 Days on market

Built 1948 5,227 sqft lot Est $160k · 39% under ↓ 22% 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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home! This beautiful 2-story brick Colonial perfectly balances classic Detroit charm with modern comfort. From the moment you arrive, you'll love the striking curb appeal and welcoming facade. Step inside to find a spacious, light-filled layout featuring 3 bedrooms and 1.5 baths. The kitchen comes fully equipped with all appliances included, making your move an absolute breeze. Enjoy year-round comfort with reliable forced air heating and central AC. The property also features a 2-car detached garage and a clean, unfinished basement offering a blank canvas for your storage, workshop, or future finishing ideas. This gem will not last long!!! Schedule your showing today!

Key facts

• Central ac
• Forced air heating
• Detached garage

Tags

• 2 STORY BRICK COLONIAL
• SPACIOUS LIGHT FILLED LAYOUT
• FULLY EQUIPPED KITCHEN
• FORCED AIR HEATING
• CENTRAL AC
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 2-car garage with direct access
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Built with brick/brick veneer and asbestos materials; Block foundation; Asphalt roof
• Exterior features: Patio; Porch; Back yard fencing; Paved road access

Interior

• Kitchen: Dishwasher; Free-standing gas oven; Microwave
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Living room fireplace; Full unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Cap rate 12.4% vs local median 10.1% 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: Rents rising (+3.2%/yr); 290 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $1,483/mo this rent would consume 45% of the median local household income ($39k/yr) (locally 3064% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $676 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 23y 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: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,740

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.52% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.76%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $159,621
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18915 Lauder St	0.21mi	3/1.5	2,078 (+0%)	4mo	$207,000	$100	87
18499 Robson St	0.08mi	4/2.0 (+1)	2,138 (+3%)	3mo	$188,895	$88	81
18457 Sussex St	0.19mi	3/2.0	2,202 (+6%)	0mo	$169,900	$77	79
18686 Prest St	0.32mi	3/1.0	2,138 (+3%)	5mo	$137,500	$64	74
18290 Freeland St	0.35mi	3/1.0	1,978 (-5%)	5mo	$70,000	$35	70
19457 Hubbell St	0.65mi	3/1.0	1,963 (-5%)	5mo	$108,000	$55	55
19415 Coyle St	0.60mi	2/1.5 (-1)	1,920 (-7%)	2mo	$160,000	$83	53
19303 Hubbell Ave	0.47mi	3/2.5	2,321 (+12%)	3mo	$206,000	$89	52
18210 Lesure St NW	0.55mi	3/2.0	2,308 (+11%)	3mo	$162,500	$70	51
19477 Prest St	0.71mi	3/2.0	2,242 (+8%)	1mo	$173,000	$77	50
16874 Coyle St	0.74mi	3/2.0	1,850 (-11%)	2mo	$180,000	$97	44
19429 Winthrop St	0.74mi	3/1.5	2,344 (+13%)	2mo	$115,000	$49	43

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $16,167
• Equity at exit: $14,573

10-year hold

• IRR: 23.6%
• Equity multiple: 3.06×
• Total profit: $56,414
• Equity at exit: $8,451

Cash invested: $27,367 (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: 290
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$513
• Tax est. 1.5%: −$122 /mo · $1,466/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $496

Break-even live

Break-even rent $855

Max offer price $97,740

Occupancy floor 62%

Sensitivity live

Price	-10% $564	-5% $530	+0% $496	+5% $463	+10% $429
Rent	-10% $379	-5% $438	+0% $496	+5% $555	+10% $613
Rate	-1.0pp $546	-0.5pp $521	base $496	+0.5pp $471	+1.0pp $445

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: $24,435
• Closing costs: $2,932
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,400	$0.97	17d	1	1.03mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	44d	1	1.10mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	1.36mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	44d	1	1.37mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	4d	1	1.38mi
19816 Harlow St Detroit, MI	2.0	1.5	1704	$1,150	$0.67	18d	1	1.41mi

Listing history 14 events

1. 2026-06-17
   status $97,740 Pending 13 DOM
2. 2026-06-16
   days on market $97,740 Active 13 DOM
3. 2026-06-15
   days on market $97,740 Active 12 DOM
4. 2026-06-13
   days on market $97,740 Active 10 DOM
5. 2026-06-13
   days on market $97,740 Active 9 DOM
6. 2026-06-09
   days on market $97,740 Active 6 DOM
7. 2026-06-08
   status $97,740 Active 5 DOM
8. 2026-06-07
   status $97,740 Pending 5 DOM
9. 2026-06-04
   days on market $97,740 Active 5 DOM
10. 2026-06-03
    days on market $97,740 Active 4 DOM
11. 2026-06-02
    days on market $97,740 Active 3 DOM
12. 2026-06-01
    days on market $97,740 Active 2 DOM
13. 2026-05-31
    remarks 685-char remark
14. 2026-05-31
    listed $97,740 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 15 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: $17,799
• − Mortgage interest: −$5,475
• − Property taxes: −$1,466
• − Insurance: −$489
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$2,843
• Taxable income: $4,678
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $4,833/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

-21.8% since first listed

21 events — show timeline

• 2026-05-30 Listed $97,740 MiRealSource-MiMLS
• 2026-05-30 Listed $97,740 REALCOMP
• 2022-11-04 Sold (Public Records) $158,000 Public Records
• 2022-11-01 Sold (MLS) $158,000 MiRealSource-MiMLS
• 2022-11-01 Sold (MLS) $158,000 REALCOMP
• 2022-09-22 Pending — MiRealSource-MiMLS
• 2022-09-22 Pending — REALCOMP
• 2022-09-19 Listed $149,900 MiRealSource-MiMLS
• 2022-09-19 Listed $149,900 REALCOMP
• 2018-09-10 Sold (Public Records) $96,000 Public Records
• 2018-08-23 Sold (MLS) $96,000 MiRealSource-MiMLS
• 2018-08-23 Sold (MLS) $96,000 REALCOMP
• 2018-07-23 Pending — MiRealSource-MiMLS
• 2018-07-23 Pending — REALCOMP
• 2018-07-20 Listed $99,900 MiRealSource-MiMLS
• 2018-07-20 Listed $99,900 REALCOMP
• 2009-08-06 Sold (MLS) $21,000 REALCOMP
• 2009-05-08 Listed $17,900 REALCOMP
• 2004-03-18 Listing Removed — REALCOMP
• 2004-01-14 Sold (Public Records) $117,200 Public Records
• 2003-07-18 Listed $125,000 REALCOMP

Property tax history

-31.3%/yr

Latest (2025): $34 · -41.2% YoY. Source: county tax records.