18282 Stout St · Detroit, MI 48219

$55,450

2 bd · 1.0 ba · 630 sqft · SingleFamily public records · 48 Days on market

Built 1940 4,792 sqft lot $88/sqft · 8% above area Est $52k · 8% over

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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
• Rent growth +4.5/5.0
• ARV discount +4.1/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, 1 bathroom frame home located on Detroit's west side off 7 Mile between Lahser and Evergreen Home needs cosmetic work. Would make for a great rental.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1940

Property features AI

Finance

• Other: Property type: Residential, Single Family Residence
• Financial info: No investment or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 1-car garage
• Security: No security features listed
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One story; Ground-level entry with steps; Aluminum siding
• Construction: Block foundation; Built with aluminum siding
• Exterior features: Paved road access; Asphalt roof

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: 4 total rooms (includes bedrooms and living areas)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: No washer/dryer information provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 10.1% 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 (+8.0%/yr); 308 active listings in the ZIP; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $384 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 + 8.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y 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.
• Current owner paid $17k; list at $55k implies a 226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,786 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1940 — 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: 1.92% ✓
• Cap rate: 16.23%
• Cash-on-cash: 35.49%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (median comp): $51,543
• List price: $55,450
• Delta: 7.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17743 Trinity St	0.38mi	2/1.0	662 (+5%)	3mo	$85,000	$128	72
18927 Westmoreland Rd	0.38mi	3/1.0 (+1)	666 (+6%)	22mo	$55,000	$83	50
19350 Westbrook St	0.74mi	2/1.0	648 (+3%)	14mo	$84,000	$130	48
18691 Shaftsbury Ave	0.64mi	2/1.0	692 (+10%)	13mo	$46,000	$66	43
18723 Warwick St	0.71mi	2/1.0	700 (+11%)	8mo	$54,500	$78	42
18627 Shaftsbury Ave	0.62mi	2/1.0	693 (+10%)	23mo	$93,000	$134	35
18291 Warwick St	0.65mi	2/1.0	723 (+15%)	17mo	$108,000	$149	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 2.67×
• Total profit: $25,913
• Equity at exit: $8,268

10-year hold

• IRR: 45.8%
• Equity multiple: 6.54×
• Total profit: $85,939
• Equity at exit: $4,794

Cash invested: $15,526 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 308
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,066 high
• Mortgage (P&I): −$291
• Tax est. 1.5%: −$69 /mo · $832/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $459

Break-even live

Break-even rent $485

Max offer price $55,450

Occupancy floor 52%

Sensitivity live

Price	-10% $498	-5% $478	+0% $459	+5% $440	+10% $421
Rent	-10% $375	-5% $417	+0% $459	+5% $501	+10% $543
Rate	-1.0pp $487	-0.5pp $473	base $459	+0.5pp $445	+1.0pp $430

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: $13,862
• Closing costs: $1,664
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.04mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	25d	1	0.57mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	0.67mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	25d	2	0.67mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.67mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.68mi
18350 Lahser Rd Detroit, MI	1.0	1.0	600	$950	$1.58	44d	1	0.75mi
18400 Lahser Rd Detroit, MI	1.0	1.0	620	$950	$1.53	25d	1	0.75mi
18450 Lahser Rd Apt 1 Detroit, MI	1.0	1.0	650	$820	$1.26	5d	1	0.76mi
17644 Lahser Rd Unit 7 Detroit, MI	1.0	1.0	600	$995	$1.66	25d	1	0.79mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	5d	2	0.82mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	16d	1	0.84mi
16854 Lahser Rd Detroit, MI	1.0	1.0	680	$885	$1.30	13d	1	1.02mi
16885 Lahser Rd Unit 1A Detroit, MI	1.0	1.0	650	$750	$1.15	5d	1	1.02mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	16d	1	1.02mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	44d	1	1.02mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.12mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	1.45mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	1.46mi

Listing history 36 events

1. 2026-06-21
   days on market $55,450 Active 48 DOM
2. 2026-06-18
   days on market $55,450 Active 45 DOM
3. 2026-06-17
   days on market $55,450 Active 44 DOM
4. 2026-06-15
   days on market $55,450 Active 42 DOM
5. 2026-06-13
   days on market $55,450 Active 40 DOM
6. 2026-06-13
   days on market $55,450 Active 39 DOM
7. 2026-06-09
   days on market $55,450 Active 36 DOM
8. 2026-06-08
   days on market $55,450 Active 35 DOM
9. 2026-06-07
   days on market $55,450 Active 34 DOM
10. 2026-06-04
    days on market $55,450 Active 31 DOM
11. 2026-06-03
    days on market $55,450 Active 30 DOM
12. 2026-06-02
    days on market $55,450 Active 29 DOM
13. 2026-06-01
    days on market $55,450 Active 28 DOM
14. 2026-05-31
    days on market $55,450 Active 27 DOM
15. 2026-05-04
    listed $55,450 Active 160-char remark

    Show marketing remark (160 chars)

    2 bedroom, 1 bathroom frame home located on Detroit's west side off 7 Mile between Lahser and Evergreen Home needs cosmetic work. Would make for a great rental.

16. 2026-05-04
    listed $55,450 Active 160-char remark

    Show marketing remark (160 chars)

    2 bedroom, 1 bathroom frame home located on Detroit's west side off 7 Mile between Lahser and Evergreen Home needs cosmetic work. Would make for a great rental.

17. 2022-02-11
    price $900
18. 2021-02-11
    listed $17,000
19. 2021-02-11
    historical
20. 2021-02-11
    soldstatus $17,000 Sold
21. 2021-02-11
    listed $17,000
22. 2020-08-26
    historical
23. 2020-08-26
    historical
24. 2020-08-18
    price $22,000
25. 2020-08-18
    price $22,000
26. 2020-08-07
    listed $19,000 Active
27. 2020-08-07
    listed $19,000 Active
28. 2003-04-14
    soldstatus $15,000
29. 2003-04-14
    soldstatus $15,000
30. 2003-01-13
    historical
31. 2002-06-20
    listed $18,000
32. 2002-06-20
    listed $18,000
33. 2001-04-17
    historical
34. 2001-02-28
    listed $45,000
35. 1996-10-15
    soldstatus $16,450
36. 1996-10-04
    soldstatus $30,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $12,796
• − Mortgage interest: −$3,106
• − Property taxes: −$832
• − Insurance: −$277
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$1,613
• Taxable income: $4,921
• Est. tax owed @ 24.0%: −$1,181
• After-tax cash flow: $4,330/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+84.8% since first listed

22 events — show timeline

• 2026-05-04 Listed $55,450 REALCOMP
• 2026-05-04 Listed $55,450 MiRealSource-MiMLS
• 2022-02-11 Price Changed $900 RENT.
• 2021-02-11 Listed $17,000 MiRealSource-MiMLS
• 2021-02-11 Sold (MLS) $17,000 REALCOMP
• 2021-02-11 Listing Removed — REALCOMP
• 2021-02-11 Listed $17,000 REALCOMP
• 2020-08-26 Listing Removed — REALCOMP
• 2020-08-26 Listing Removed — MiRealSource-MiMLS
• 2020-08-18 Price Changed $22,000 MiRealSource-MiMLS
• 2020-08-18 Price Changed $22,000 REALCOMP
• 2020-08-07 Listed $19,000 MiRealSource-MiMLS
• 2020-08-07 Listed $19,000 REALCOMP
• 2003-04-14 Sold (MLS) $15,000 REALCOMP
• 2003-04-14 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2003-01-13 Listing Removed — MiRealSource-MiMLS
• 2002-06-20 Listed $18,000 REALCOMP
• 2002-06-20 Listed $18,000 MiRealSource-MiMLS
• 2001-04-17 Listing Removed — REALCOMP
• 2001-02-28 Listed $45,000 REALCOMP
• 1996-10-15 Sold (Public Records) $16,450 Public Records
• 1996-10-04 Sold (Public Records) $30,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,974 · +0.8% YoY. Source: county tax records.