18010 Anglin St · Detroit, MI 48234

$82,000

3 bd · 1.0 ba · 1,258 sqft · SingleFamily public records · 13 Days on market

Built 1922 3,049 sqft lot $65/sqft · 48% above area Est $56k · 48% over ↓ 1% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * * PROPERTY HAS THE CERTIFICATE OF COMPLIANCE WITH THE CITY OF DETROIT * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * * Seller May be open to LAND CONTRACT TERMS * * * *

Key facts

• Renovated kitchen
• Updated home
• Energy efficiency

Tags

• UPDATED HOME
• ENERGY EFFICIENCY
• RENOVATED KITCHEN
• STRONG RENTAL INCOME
• MINUTES FROM SCHOOLS
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Cap rate 14.3% vs local median 10.2% 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 (+6.7%/yr); 226 active listings in the ZIP; 23 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).
• At $1,329/mo this rent would consume 45% of the median local household income ($35k/yr) (locally 2372% 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 $567 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 + 6.7% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,000

Questions for the listing agent

1. Built in 1922 — 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: 1.62% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.53%
• DSCR: 2.27
• GRM: 5.1

CMA / ARV

• ARV (median comp): $55,518
• List price: $82,000
• Delta: 53.10%
• 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
18057 Fleming st St	0.25mi	4/2.0 (+1)	1,250 (-1%)	7mo	$127,000	$102	72
17520 Goddard Street St	0.29mi	4/2.0 (+1)	1,302 (+4%)	3mo	$54,900	$42	69
18101 Marx St	0.50mi	3/1.5	1,291 (+3%)	2mo	$37,500	$29	68
19155 Gallagher St	0.57mi	3/1.5	1,208 (-4%)	0mo	$129,900	$108	64
3952 Stockton St	0.54mi	3/1.0	1,149 (-9%)	1mo	$55,000	$48	60
17496 Saint Aubin St	0.42mi	4/1.5 (+1)	1,377 (+10%)	5mo	$25,000	$18	53
17489 Saint Aubin St	0.45mi	3/1.0	1,072 (-15%)	6mo	$70,000	$65	50
13953 Mackay St	0.69mi	3/1.0	1,138 (-10%)	4mo	$34,000	$30	48
19031 Klinger St	0.52mi	3/1.5	1,415 (+12%)	7mo	$55,000	$39	47
17809 Binder St	0.56mi	3/1.0	1,092 (-13%)	8mo	$72,000	$66	45
17138 Marx St	0.66mi	3/1.0	1,089 (-13%)	2mo	$26,500	$24	45
19365 Goddard St	0.75mi	3/1.0	1,100 (-13%)	0mo	$97,500	$89	44

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.16×
• Total profit: $26,618
• Equity at exit: $12,226

10-year hold

• IRR: 36.4%
• Equity multiple: 4.95×
• Total profit: $90,736
• Equity at exit: $7,090

Cash invested: $22,960 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$430
• Tax from tax record: −$40 /mo · $483/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $546

Break-even live

Break-even rent $639

Max offer price $82,000

Occupancy floor 54%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	0.31mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	0.40mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	0.45mi
18557 Wexford St Detroit, MI	3.0	1.0	1216	$1,250	$1.03	24d	1	0.49mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	0.63mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	0.67mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.79mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.89mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	0.94mi
19458 Binder St Detroit, MI	3.0	1.5	1550	$1,500	$0.97	3d	1	0.96mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	22d	1	1.10mi
20000 Norwood St Detroit, MI	3.0	1.5	1150	$1,200	$1.04	24d	1	1.14mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.15mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	1.24mi
18677 Moenart St Detroit, MI	2.0	1.0	1470	$1,200	$0.82	43d	1	1.26mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	2d	1	1.29mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	1.30mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	1.33mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	1.36mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	43d	1	1.36mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	24d	1	1.41mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	1.45mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	17d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $82,000 Active 13 DOM
2. 2026-06-17
   days on market $82,000 Active 12 DOM
3. 2026-06-16
   days on market $82,000 Active 11 DOM
4. 2026-06-15
   days on market $82,000 Active 10 DOM
5. 2026-06-13
   days on market $82,000 Active 8 DOM
6. 2026-06-13
   days on market $82,000 Active 7 DOM
7. 2026-06-09
   days on market $82,000 Active 4 DOM
8. 2026-06-08
   days on market $82,000 Active 3 DOM
9. 2026-06-07
   remarks 687-char remark
10. 2026-06-07
    pricedays on marketlisting id $82,000 Active 2 DOM
11. 2026-06-04
    days on market $85,000 Active 219 DOM
12. 2026-06-03
    days on market $85,000 Active 218 DOM
13. 2026-06-01
    days on market $85,000 Active 216 DOM
14. 2026-05-31
    days on market $85,000 Active 215 DOM
15. 2026-04-23
    price $85,000 263-char remark

    Show marketing remark (263 chars)

    * * * * PROPERTY HAS THE CERTIFICATE OF COMPLIANCE WITH THE CITY OF DETROIT * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * * Seller May be open to LAND CONTRACT TERMS * * * *

16. 2026-04-23
    price $85,000 263-char remark

    Show marketing remark (263 chars)

    * * * * PROPERTY HAS THE CERTIFICATE OF COMPLIANCE WITH THE CITY OF DETROIT * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * * Seller May be open to LAND CONTRACT TERMS * * * *

17. 2025-10-28
    listed $89,000 Active 263-char remark

    Show marketing remark (263 chars)

    * * * * PROPERTY HAS THE CERTIFICATE OF COMPLIANCE WITH THE CITY OF DETROIT * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * * Seller May be open to LAND CONTRACT TERMS * * * *

18. 2025-10-28
    listed $89,000 Active 263-char remark

    Show marketing remark (263 chars)

    * * * * PROPERTY HAS THE CERTIFICATE OF COMPLIANCE WITH THE CITY OF DETROIT * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * * Seller May be open to LAND CONTRACT TERMS * * * *

19. 2025-10-25
    historical
20. 2025-10-25
    historical
21. 2025-09-10
    price $95,000
22. 2025-09-10
    price $95,000
23. 2025-04-24
    listed $98,000 Active
24. 2025-04-24
    listed $98,000 Active
25. 2021-09-21
    soldstatus $86,000

ⓘ 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: $483 · $40/mo
• Projected year-2 tax: $873 · $73/mo
• Expected delta: +$390/yr (+$32/mo · 80.7%)

ⓘ 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: $15,953
• − Mortgage interest: −$4,593
• − Property taxes: −$483
• − Insurance: −$410
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$2,385
• Taxable income: $5,529
• Est. tax owed @ 24.0%: −$1,327
• After-tax cash flow: $5,223/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

-1.2% since first listed

11 events — show timeline

• 2026-04-23 Price Changed $85,000 MiRealSource-MiMLS
• 2026-04-23 Price Changed $85,000 REALCOMP
• 2025-10-28 Listed $89,000 REALCOMP
• 2025-10-28 Listed $89,000 MiRealSource-MiMLS
• 2025-10-25 Listing Removed — REALCOMP
• 2025-10-25 Listing Removed — MiRealSource-MiMLS
• 2025-09-10 Price Changed $95,000 MiRealSource-MiMLS
• 2025-09-10 Price Changed $95,000 REALCOMP
• 2025-04-24 Listed $98,000 REALCOMP
• 2025-04-24 Listed $98,000 MiRealSource-MiMLS
• 2021-09-21 Sold (Public Records) $86,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $483 · -3.9% YoY. Source: county tax records.