18520 Trinity St · Detroit, MI 48219

$23,900

2 bd · 1.0 ba · 732 sqft · SingleFamily public records · 104 Days on market

Built 1949 6,098 sqft lot $33/sqft · 55% below area ↓ 11% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

COZY RANCH HOME LOCATED SOUTH OF SEVEN MILE AND EAST OF LAHSER. THIS HOME FEATURES A 1 CAR DETACHED GARAGE, COVERED FRONT PORCH, SPACIOUS LIVING ROOM, TWO BEDROOMS, ONE BATHROOM, AND AN UNFINISHED BASEMENT. 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
• Unfinished basement
• Detached garage

Tags

• DETACHED GARAGE
• COVERED FRONT PORCH
• SPACIOUS LIVING ROOM
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $24k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $24k).
• Recommended offer: $22k (9.0% below list) — sets the bar for market timing.
• Cap rate 35.2% 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 (+8.0%/yr); 305 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $165 of loan paydown is wiped out by about $717 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $4k; list at $24k implies a 537% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $21,749 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 4.25% ✓
• Cap rate: 35.16%
• Cash-on-cash: 103.11%
• DSCR: 5.59
• GRM: 2.0

CMA / ARV

• ARV (median comp): $52,766
• List price: $23,900
• Delta: -54.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18538 Trinity St	0.01mi	3/1.0 (+1)	780 (+7%)	2mo	$46,500	$60	82
17743 Trinity St	0.25mi	2/1.0	662 (-10%)	3mo	$85,000	$128	70
19401 Stout St	0.58mi	2/1.0	750 (+2%)	2mo	$28,000	$37	67
17370 Stout St	0.64mi	2/1.0	745 (+2%)	2mo	$37,000	$50	65
19360 Westbrook St	0.47mi	2/1.0	766 (+5%)	9mo	$49,000	$64	63
19500 Lahser Rd	0.72mi	2/1.0	729 (-0%)	4mo	$71,000	$97	62
19352 Evergreen Rd	0.71mi	2/1.0	752 (+3%)	2mo	$75,000	$100	61
18135 Fielding St	0.38mi	3/1.5 (+1)	796 (+9%)	3mo	$130,000	$163	59
19719 Blackstone St St	0.64mi	3/1.0 (+1)	786 (+7%)	13mo	$110,000	$140	42
19515 Patton St	0.63mi	3/1.0 (+1)	822 (+12%)	4mo	$95,000	$116	42
19363 Plainview Ave	0.74mi	3/1.0 (+1)	823 (+12%)	5mo	$55,000	$67	36
19345 Plainview Ave	0.72mi	3/1.0 (+1)	810 (+11%)	10mo	$68,000	$84	35

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: —
• Equity multiple: 6.70×
• Total profit: $38,171
• Equity at exit: $3,564

10-year hold

• IRR: —
• Equity multiple: 16.70×
• Total profit: $105,048
• Equity at exit: $2,066

Cash invested: $6,692 (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: 305
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,016 high
• Mortgage (P&I): −$125
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $575

Break-even live

Break-even rent $288

Max offer price $23,900

Occupancy floor 38%

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: $5,975
• Closing costs: $717
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	0.31mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.41mi
18450 Lahser Rd Apt 1 Detroit, MI	1.0	1.0	650	$820	$1.26	4d	1	0.47mi
18400 Lahser Rd Detroit, MI	1.0	1.0	620	$950	$1.53	24d	1	0.47mi
18350 Lahser Rd Detroit, MI	1.0	1.0	600	$950	$1.58	43d	1	0.48mi
17644 Lahser Rd Unit 7 Detroit, MI	1.0	1.0	600	$995	$1.66	24d	1	0.59mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	4d	2	0.59mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	43d	1	0.62mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	0.63mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	0.64mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.64mi
16885 Lahser Rd Unit 1A Detroit, MI	1.0	1.0	650	$750	$1.15	4d	1	0.94mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	43d	1	0.94mi
16854 Lahser Rd Detroit, MI	1.0	1.0	680	$885	$1.30	12d	1	0.95mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	14d	1	1.00mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	1.08mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	14d	1	1.20mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	43d	2	1.24mi
22045 Michigan 102 Detroit, MI	1.0	1.0	750	$775	$1.03	43d	1	1.28mi
19255 Shiawassee Dr Apt 105 Detroit, MI	1.0	1.0	680	$950	$1.40	4d	1	1.31mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	43d	2	1.31mi
19260 Telegraph Rd Unit J2 Detroit, MI	1.0	1.0	700	$820	$1.17	43d	1	1.45mi
19254 Telegraph Rd Unit M5 Detroit, MI	1.0	1.0	700	$820	$1.17	14d	1	1.47mi
19264 Telegraph Rd Unit G2 Detroit, MI	1.0	1.0	700	$820	$1.17	43d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $23,900 Active 104 DOM
2. 2026-06-17
   days on market $23,900 Active 103 DOM
3. 2026-06-15
   days on market $23,900 Active 101 DOM
4. 2026-06-13
   days on market $23,900 Active 99 DOM
5. 2026-06-13
   days on market $23,900 Active 98 DOM
6. 2026-06-09
   days on market $23,900 Active 95 DOM
7. 2026-06-08
   days on market $23,900 Active 94 DOM
8. 2026-06-07
   days on market $23,900 Active 93 DOM
9. 2026-06-04
   days on market $23,900 Active 90 DOM
10. 2026-06-03
    days on market $23,900 Active 89 DOM
11. 2026-06-01
    days on market $23,900 Active 87 DOM
12. 2026-05-31
    days on market $23,900 Active 86 DOM
13. 2026-03-24
    price $23,900 404-char remark

    Show marketing remark (404 chars)

    COZY RANCH HOME LOCATED SOUTH OF SEVEN MILE AND EAST OF LAHSER. THIS HOME FEATURES A 1 CAR DETACHED GARAGE, COVERED FRONT PORCH, SPACIOUS LIVING ROOM, TWO BEDROOMS, ONE BATHROOM, AND AN UNFINISHED BASEMENT. 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.

14. 2026-03-23
    price $23,900 404-char remark

    Show marketing remark (404 chars)

    COZY RANCH HOME LOCATED SOUTH OF SEVEN MILE AND EAST OF LAHSER. THIS HOME FEATURES A 1 CAR DETACHED GARAGE, COVERED FRONT PORCH, SPACIOUS LIVING ROOM, TWO BEDROOMS, ONE BATHROOM, AND AN UNFINISHED BASEMENT. 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. 2026-03-06
    listed $20,900 Active 404-char remark

    Show marketing remark (404 chars)

    COZY RANCH HOME LOCATED SOUTH OF SEVEN MILE AND EAST OF LAHSER. THIS HOME FEATURES A 1 CAR DETACHED GARAGE, COVERED FRONT PORCH, SPACIOUS LIVING ROOM, TWO BEDROOMS, ONE BATHROOM, AND AN UNFINISHED BASEMENT. 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. 2026-03-06
    listed $20,900 Active 404-char remark

    Show marketing remark (404 chars)

    COZY RANCH HOME LOCATED SOUTH OF SEVEN MILE AND EAST OF LAHSER. THIS HOME FEATURES A 1 CAR DETACHED GARAGE, COVERED FRONT PORCH, SPACIOUS LIVING ROOM, TWO BEDROOMS, ONE BATHROOM, AND AN UNFINISHED BASEMENT. 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.

17. 2024-07-26
    historical
18. 2024-07-26
    historical
19. 2024-07-22
    price $38,900
20. 2024-07-22
    price $38,900
21. 2024-04-22
    listed $42,900 Active
22. 2024-04-22
    listed $42,900 Active
23. 2007-10-24
    soldstatus $3,750
24. 2007-08-08
    listed $9,900
25. 2007-08-08
    historical
26. 2007-03-29
    listed $19,900
27. 2006-08-25
    soldstatus $87,000
28. 2004-11-19
    soldstatus $24,000
29. 2004-08-16
    listed $26,900

ⓘ 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: $1,108 · $92/mo
• Projected year-2 tax: $1,108 · $92/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 ≥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: $12,191
• − Mortgage interest: −$1,339
• − Property taxes: −$1,108
• − Insurance: −$120
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$695
• Taxable income: $6,979
• Est. tax owed @ 24.0%: −$1,675
• After-tax cash flow: $5,225/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

-11.2% since first listed

17 events — show timeline

• 2026-03-24 Price Changed $23,900 MiRealSource-MiMLS
• 2026-03-23 Price Changed $23,900 REALCOMP
• 2026-03-06 Listed $20,900 REALCOMP
• 2026-03-06 Listed $20,900 MiRealSource-MiMLS
• 2024-07-26 Listing Removed — MiRealSource-MiMLS
• 2024-07-26 Listing Removed — REALCOMP
• 2024-07-22 Price Changed $38,900 MiRealSource-MiMLS
• 2024-07-22 Price Changed $38,900 REALCOMP
• 2024-04-22 Listed $42,900 MiRealSource-MiMLS
• 2024-04-22 Listed $42,900 REALCOMP
• 2007-10-24 Sold (MLS) $3,750 REALCOMP
• 2007-08-08 Listing Removed — REALCOMP
• 2007-08-08 Listed $9,900 REALCOMP
• 2007-03-29 Listed $19,900 REALCOMP
• 2006-08-25 Sold (Public Records) $87,000 Public Records
• 2004-11-19 Sold (MLS) $24,000 REALCOMP
• 2004-08-16 Listed $26,900 REALCOMP

Property tax history

+0.5%/yr

Latest (2025): $1,108 · -53.8% YoY. Source: county tax records.