18950 Blackmoor St · Detroit, MI 48234

$77,500

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 43 Days on market

Built 1948 4,792 sqft lot $76/sqft · 17% above area Est $66k · 17% over

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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 +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

SPACIOUS BRICK BUNGALOW HOME LOCATED JUST SOUTH OF SEVEN MILE ROAD AND WEST OF HOOVER. THIS PROPERTY FEATURES A COVERED FRONT PORCH, 2 CAR DETACHED GARAGE, INVITING LIVING ROOM, DINING AREA, KITCHEN, TWO BEDROOMS AND BATH ON THE MAIN FLOOR, LARGE PRIMARY BEDROOM ON THE SECOND FLOOR, AND AN UNFINISHED BASEMENT. THIS WOULD BE A GREAT STARTER HOME OR ADDITION TO YOUR INVESTMENT PORTFOLIO! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

Key facts

• Covered front porch
• Brick bungalow
• Unfinished basement

Tags

• BRICK BUNGALOW
• COVERED FRONT PORCH
• DETACHED GARAGE
• INVITING LIVING ROOM
• DINING AREA
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Brick construction
• Construction: Block foundation
• Exterior features: Paved road access; Lot roughly 40 x 124 (0.11 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: Rents rising fast (+6.7%/yr); 226 active listings in the ZIP; 34 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 $1,346/mo this rent would consume 46% 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 $536 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $60k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,175 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.74% ✓
• Cap rate: 13.19%
• Cash-on-cash: 24.64%
• DSCR: 2.10
• GRM: 4.8

CMA / ARV

• ARV (median comp): $66,117
• List price: $77,500
• Delta: 17.22%
• 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
18696 Blackmoor St	0.08mi	3/1.0	1,010 (-1%)	0mo	$77,500	$77	94
8245 E Hildale St	0.41mi	3/1.0	1,028 (+0%)	3mo	$45,000	$44	78
18104 Runyon St	0.45mi	3/1.0	1,078 (+5%)	0mo	$58,000	$54	70
8212 E Lantz St	0.52mi	3/1.0	989 (-3%)	2mo	$60,000	$61	69
17892 Runyon St	0.55mi	3/1.5	995 (-3%)	2mo	$56,000	$56	66
17694 Teppert St	0.62mi	3/1.0	1,013 (-1%)	6mo	$120,000	$118	65
19140 Algonac St	0.19mi	2/1.0 (-1)	892 (-13%)	1mo	$46,000	$52	64
19361 Beland St	0.34mi	3/1.0	901 (-12%)	2mo	$47,500	$53	63
8175 House St	0.42mi	3/1.0	1,160 (+13%)	1mo	$100,000	$86	58
17650 Beland St	0.63mi	3/1.5	1,094 (+7%)	2mo	$67,000	$61	55
17665 Runyon St	0.65mi	3/2.0	1,096 (+7%)	1mo	$50,000	$46	53
7505 E Robinwood St	0.74mi	4/2.0 (+1)	1,000 (-2%)	3mo	$140,500	$141	50

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: 22.5%
• Equity multiple: 1.97×
• Total profit: $21,115
• Equity at exit: $11,556

10-year hold

• IRR: 33.1%
• Equity multiple: 4.61×
• Total profit: $78,365
• Equity at exit: $6,701

Cash invested: $21,700 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$406
• Tax from tax record: −$179 /mo · $2,147/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $446

Break-even live

Break-even rent $782

Max offer price $77,500

Occupancy floor 62%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	2d	1	0.33mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	43d	1	0.56mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	0.71mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.82mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	0.86mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	0.87mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	17d	1	0.89mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	0.92mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	5d	1	0.95mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	17d	1	1.06mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	17d	1	1.09mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	43d	1	1.09mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	17d	1	1.09mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	17d	1	1.11mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	1.13mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	1.14mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	1.14mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	18d	1	1.17mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	17d	1	1.18mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	1.20mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	43d	1	1.20mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	1.21mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	43d	1	1.21mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	43d	1	1.24mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	3d	1	1.26mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	17d	1	1.27mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	17d	1	1.28mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	1.29mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	18d	1	1.30mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	1.30mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	16d	1	1.31mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	17d	1	1.33mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	1.34mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	17d	1	1.44mi

Listing history 22 events

1. 2026-06-18
   days on market $77,500 Active 43 DOM
2. 2026-06-17
   days on market $77,500 Active 42 DOM
3. 2026-06-15
   days on market $77,500 Active 40 DOM
4. 2026-06-13
   days on market $77,500 Active 38 DOM
5. 2026-06-13
   days on market $77,500 Active 37 DOM
6. 2026-06-09
   days on market $77,500 Active 34 DOM
7. 2026-06-08
   days on market $77,500 Active 33 DOM
8. 2026-06-07
   days on market $77,500 Active 32 DOM
9. 2026-06-04
   days on market $77,500 Active 29 DOM
10. 2026-06-03
    days on market $77,500 Active 28 DOM
11. 2026-06-02
    days on market $77,500 Active 27 DOM
12. 2026-06-01
    days on market $77,500 Active 26 DOM
13. 2026-05-31
    days on market $77,500 Active 25 DOM
14. 2026-05-06
    listed $77,500 Active 586-char remark

    Show marketing remark (586 chars)

    SPACIOUS BRICK BUNGALOW HOME LOCATED JUST SOUTH OF SEVEN MILE ROAD AND WEST OF HOOVER. THIS PROPERTY FEATURES A COVERED FRONT PORCH, 2 CAR DETACHED GARAGE, INVITING LIVING ROOM, DINING AREA, KITCHEN, TWO BEDROOMS AND BATH ON THE MAIN FLOOR, LARGE PRIMARY BEDROOM ON THE SECOND FLOOR, AND AN UNFINISHED BASEMENT. THIS WOULD BE A GREAT STARTER HOME OR ADDITION TO YOUR INVESTMENT PORTFOLIO! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

15. 2026-05-06
    listed $77,500 Active 586-char remark

    Show marketing remark (586 chars)

    SPACIOUS BRICK BUNGALOW HOME LOCATED JUST SOUTH OF SEVEN MILE ROAD AND WEST OF HOOVER. THIS PROPERTY FEATURES A COVERED FRONT PORCH, 2 CAR DETACHED GARAGE, INVITING LIVING ROOM, DINING AREA, KITCHEN, TWO BEDROOMS AND BATH ON THE MAIN FLOOR, LARGE PRIMARY BEDROOM ON THE SECOND FLOOR, AND AN UNFINISHED BASEMENT. THIS WOULD BE A GREAT STARTER HOME OR ADDITION TO YOUR INVESTMENT PORTFOLIO! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

16. 2025-08-08
    historical $1,275
17. 2025-07-14
    historical
18. 2025-07-14
    historical
19. 2025-05-31
    listed $78,000 Active
20. 2025-05-31
    listed $78,000 Active
21. 2025-05-30
    listed $1,275
22. 2020-05-06
    soldstatus $59,800

ⓘ 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: $2,147 · $179/mo
• Projected year-2 tax: $2,147 · $179/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 ≥96°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: $16,149
• − Mortgage interest: −$4,341
• − Property taxes: −$2,147
• − Insurance: −$388
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$2,255
• Taxable income: $4,435
• Est. tax owed @ 24.0%: −$1,064
• After-tax cash flow: $4,282/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

+29.6% since first listed

9 events — show timeline

• 2026-05-06 Listed $77,500 REALCOMP
• 2026-05-06 Listed $77,500 MiRealSource-MiMLS
• 2025-08-08 Rental Removed $1,275 APPFOLIO
• 2025-07-14 Listing Removed — MiRealSource-MiMLS
• 2025-07-14 Listing Removed — REALCOMP
• 2025-05-31 Listed $78,000 REALCOMP
• 2025-05-31 Listed $78,000 MiRealSource-MiMLS
• 2025-05-30 Listed for Rent $1,275 APPFOLIO
• 2020-05-06 Sold (Public Records) $59,800 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,147 · -49.3% YoY. Source: county tax records.