17421 Lumpkin St · Detroit, MI 48212

$139,900

4 bd · 1.5 ba · 1,852 sqft · SingleFamily public records · 31 Days on market

Built 1921 3,049 sqft lot

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautifully updated 4-bedroom, 2-bath home located just steps from the vibrant heart of Hamtramck! Offering two separate living units, this turnkey property is perfect for first-time home buyers looking to offset their mortgage or savvy investors seeking strong passive income potential. Each unit has been thoughtfully renovated with modern finishes while maintaining charm and functionality. Enjoy the convenience of nearby shops, restaurants, and cultural landmarks. Don't miss out on this move-in-ready opportunity in a prime location!

Key facts

• Modern finishes
• Prime location
• 3,049 sq ft lot

Tags

• TWO SEPARATE LIVING UNITS
• THOUGHTFULLY RENOVATED
• MODERN FINISHES
• MOVE-IN-READY OPPORTUNITY
• PRIME LOCATION

Property features AI

Finance

• Other: Property listed as residential single-family
• Financial info: No investor or income/expense information provided
• HOA & community: No HOA information provided

Exterior

• Parking: No garage
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction; Above-grade finished area listed at 1,800 square feet
• Exterior features: Paved road access; Alley frontage; Lot dimensions approximately 30 x 100 (0.07 acres)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: No bedroom count provided
• Flooring: No flooring details provided
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Four total rooms
• Laundry & utility: Has heating equipment (natural gas forced air)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

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: 166 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $1,539/mo this rent would consume 48% of the median local household income ($38k/yr) (locally 1175% 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 $967 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 10y 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 $115k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1921 — 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: 1.10% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.98%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $70,376
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17256 Anglin St	0.34mi	5/2.0 (+1)	1,644 (-11%)	7mo	$95,000	$58	53
17420 Joseph Campau St	0.40mi	3/1.5 (-1)	2,049 (+11%)	13mo	$65,000	$32	48
17416 Goddard St	0.13mi	5/2.5 (+1)	1,649 (-11%)	23mo	$44,000	$27	47
17886 Joseph Campau St	0.46mi	3/1.0 (-1)	1,653 (-11%)	9mo	$145,000	$88	46
18800 Mackay St	0.67mi	3/1.0 (-1)	1,840 (-1%)	18mo	$51,500	$28	45
18184 Riopelle St	0.52mi	3/1.0 (-1)	1,700 (-8%)	16mo	$65,000	$38	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,946
• Equity at exit: $20,860

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $24,925
• Equity at exit: $12,096

Cash invested: $39,172 (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 48212

• Home prices YoY: -34.2%
• Active inventory: 166
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,539 high
• Mortgage (P&I): −$734
• Tax from tax record: −$98 /mo · $1,176/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $326

Break-even live

Break-even rent $1,126

Max offer price $139,900

Occupancy floor 74%

Sensitivity live

Price	-10% $405	-5% $365	+0% $326	+5% $286	+10% $247
Rent	-10% $204	-5% $265	+0% $326	+5% $387	+10% $447
Rate	-1.0pp $396	-0.5pp $361	base $326	+0.5pp $290	+1.0pp $253

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	0.58mi
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	18d	1	1.21mi
19995 Goddard St Detroit, MI	4.0	1.0	1292	$1,400	$1.08	22d	1	1.44mi
20015 Lumpkin St Detroit, MI	4.0	3.0	2500	$1,800	$0.72	5d	1	1.45mi
19458 Binder St Detroit, MI	3.0	1.5	1550	$1,500	$0.97	4d	1	1.45mi
106 Geneva St Highland Park, MI	5.0	1.0	1920	$1,450	$0.76	11d	1	1.47mi
20008 Hull St Highland Park, MI	5.0	2.0	1332	$1,600	$1.20	17d	1	1.47mi

Listing history 42 events

1. 2026-06-18
   days on market $139,900 Active 31 DOM
2. 2026-06-17
   days on market $139,900 Active 30 DOM
3. 2026-06-15
   days on market $139,900 Active 28 DOM
4. 2026-06-13
   days on market $139,900 Active 26 DOM
5. 2026-06-13
   days on market $139,900 Active 25 DOM
6. 2026-06-09
   days on market $139,900 Active 22 DOM
7. 2026-06-08
   days on market $139,900 Active 21 DOM
8. 2026-06-07
   days on market $139,900 Active 20 DOM
9. 2026-06-04
   days on market $139,900 Active 17 DOM
10. 2026-06-03
    days on market $139,900 Active 16 DOM
11. 2026-06-02
    days on market $139,900 Active 15 DOM
12. 2026-06-01
    days on market $139,900 Active 14 DOM
13. 2026-05-31
    days on market $139,900 Active 13 DOM
14. 2026-05-18
    listed $139,900 Active 553-char remark

    Show marketing remark (553 chars)

    Discover this beautifully updated 4-bedroom, 2-bath home located just steps from the vibrant heart of Hamtramck! Offering two separate living units, this turnkey property is perfect for first-time home buyers looking to offset their mortgage or savvy investors seeking strong passive income potential. Each unit has been thoughtfully renovated with modern finishes while maintaining charm and functionality. Enjoy the convenience of nearby shops, restaurants, and cultural landmarks. Don't miss out on this move-in-ready opportunity in a prime location!

15. 2026-05-18
    listed $139,900 Active

    Show marketing remark (553 chars)

    Discover this beautifully updated 4-bedroom, 2-bath home located just steps from the vibrant heart of Hamtramck! Offering two separate living units, this turnkey property is perfect for first-time home buyers looking to offset their mortgage or savvy investors seeking strong passive income potential. Each unit has been thoughtfully renovated with modern finishes while maintaining charm and functionality. Enjoy the convenience of nearby shops, restaurants, and cultural landmarks. Don't miss out on this move-in-ready opportunity in a prime location!

16. 2025-09-30
    soldstatus $115,001
17. 2025-07-18
    historical
18. 2025-07-18
    historical
19. 2025-06-26
    listed $149,900 Active
20. 2025-06-26
    listed $149,900 Active
21. 2025-06-25
    historical
22. 2025-01-15
    status Pending
23. 2025-01-15
    status Pending
24. 2025-01-15
    soldstatus $38,500 Closed
25. 2025-01-15
    soldstatus $38,500 Closed
26. 2025-01-02
    status Active
27. 2025-01-02
    status Active
28. 2024-12-24
    historical Accepting Backup Offers
29. 2024-12-24
    historical Active Under Contract
30. 2024-12-13
    listed $37,000 Active
31. 2024-12-13
    listed $37,000 Active
32. 2017-06-06
    historical
33. 2017-06-06
    historical
34. 2017-06-05
    status Active
35. 2017-02-15
    status Pending
36. 2017-02-15
    status Pending
37. 2017-01-21
    price $10,000
38. 2017-01-20
    price $10,000
39. 2016-12-28
    status Active
40. 2016-12-28
    status Pending
41. 2016-11-03
    listed $24,900 Active
42. 2016-11-03
    listed $24,900 Active

ⓘ 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: $1,176 · $98/mo
• Projected year-2 tax: $1,665 · $139/mo
• Expected delta: +$489/yr (+$41/mo · 41.6%)

ⓘ 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: $18,466
• − Mortgage interest: −$7,837
• − Property taxes: −$1,176
• − Insurance: −$700
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$4,070
• Taxable income: $1,730
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $3,494/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): 43,384
• Household income: $38,186
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1175.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 43% Asian 29% Black 19% Two or more races 6%
• Common ancestry: Romanian 4% Subsaharan African 1% American 1%
• Foreign-born: 41%
• Languages at home: 36% English-only · Other Indo-European 28% Arabic 28% Russian/Polish/Slavic 6%

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: ▼ -152.41%
• Current HPI: 292.9126
• Rent YoY: —
• 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

+461.8% since first listed

29 events — show timeline

• 2026-05-18 Listed $139,900 REALCOMP
• 2026-05-18 Listed $139,900 MiRealSource-MiMLS
• 2025-09-30 Sold (Public Records) $115,001 Public Records
• 2025-07-18 Listing Removed — MiRealSource-MiMLS
• 2025-07-18 Listing Removed — REALCOMP
• 2025-06-26 Listed $149,900 MiRealSource-MiMLS
• 2025-06-26 Listed $149,900 REALCOMP
• 2025-06-25 Coming Soon — MiRealSource-MiMLS
• 2025-01-15 Pending — MiRealSource-MiMLS
• 2025-01-15 Pending — REALCOMP
• 2025-01-15 Sold (MLS) $38,500 REALCOMP
• 2025-01-15 Sold (MLS) $38,500 MiRealSource-MiMLS
• 2025-01-02 Relisted — MiRealSource-MiMLS
• 2025-01-02 Relisted — REALCOMP
• 2024-12-24 Contingent — MiRealSource-MiMLS
• 2024-12-24 Contingent — REALCOMP
• 2024-12-13 Listed $37,000 REALCOMP
• 2024-12-13 Listed $37,000 MiRealSource-MiMLS
• 2017-06-06 Listing Removed — REALCOMP
• 2017-06-06 Listing Removed — MiRealSource-MiMLS
• 2017-06-05 Relisted — REALCOMP
• 2017-02-15 Pending — MiRealSource-MiMLS
• 2017-02-15 Pending — REALCOMP
• 2017-01-21 Price Changed $10,000 MiRealSource-MiMLS
• 2017-01-20 Price Changed $10,000 REALCOMP
• 2016-12-28 Relisted — REALCOMP
• 2016-12-28 Pending — REALCOMP
• 2016-11-03 Listed $24,900 MiRealSource-MiMLS
• 2016-11-03 Listed $24,900 REALCOMP

Property tax history

+1.1%/yr

Latest (2025): $1,176 · -9.0% YoY. Source: county tax records.