17196 Shields St · Detroit, MI 48212

$190,000

5 bd · 1.0 ba · 1,034 sqft · SingleFamily public records · 23 Days on market

Built 1925 3,049 sqft lot Est $254k · 25% under

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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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• 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

17196 Shields Street, Detroit, MI 48212-1215 offers a great opportunity for investors, first-time buyers, or anyone looking to add value to a classic Detroit property. Completely remodeled , this single-family or Double-family home features approximately 1,034 square feet of living space situated on a manageable lot in an established neighborhood near Hamtramck. The home includes 2 full bathrooms, 4 bedrooms, a spacious layout with strong potential for renovation, and a basement providing additional storage or future finishing possibilities. Conveniently located close to shopping, dining, schools, and major roadways, this property combines affordability with long-term potential. Whether you're looking for a rental investment, or a place to customize and make your own, this property is full of possibilities.

Key facts

• Completely remodeled
• Close to dining
• Additional storage

Tags

• COMPLETELY REMODELED
• SPACIOUS LAYOUT
• ADDITIONAL STORAGE
• FUTURE FINISHING POSSIBILITIES
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Finance

• Financial info: Annual tax reported

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level with ground-level entry
• Construction: Vinyl siding; Brick/mortar foundation; Built above-grade finished area approximately 1,034 square feet
• Exterior features: Paved road access; Lot approximately 0.07 acres (30 x 107)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (18.9% below list).
• Recommended offer: $154k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,541/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 $1k of loan paydown is wiped out by about $6k 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 23 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,059 (18.9% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.19%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $254,364
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3878 Charles St	0.62mi	4/2.0 (-1)	1,021 (-1%)	12mo	$251,500	$246	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-24,712
• Equity at exit: $28,330

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-13,960
• Equity at exit: $16,428

Cash invested: $53,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$45 /mo · $536/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $97

Break-even live

Break-even rent $1,418

Max offer price $190,000

Occupancy floor 89%

Sensitivity live

Price	-10% $204	-5% $151	+0% $97	+5% $43	+10% $-11
Rent	-10% $-25	-5% $36	+0% $97	+5% $158	+10% $219
Rate	-1.0pp $193	-0.5pp $145	base $97	+0.5pp $48	+1.0pp $-2

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-17
   days on market $190,000 Active 23 DOM
2. 2026-06-15
   days on market $190,000 Active 21 DOM
3. 2026-06-13
   days on market $190,000 Active 19 DOM
4. 2026-06-13
   days on market $190,000 Active 18 DOM
5. 2026-06-09
   days on market $190,000 Active 15 DOM
6. 2026-06-08
   days on market $190,000 Active 14 DOM
7. 2026-06-07
   days on market $190,000 Active 13 DOM
8. 2026-06-04
   days on market $190,000 Active 10 DOM
9. 2026-06-03
   days on market $190,000 Active 9 DOM
10. 2026-06-02
    days on market $190,000 Active 8 DOM
11. 2026-06-01
    days on market $190,000 Active 7 DOM
12. 2026-05-31
    days on market $190,000 Active 6 DOM
13. 2026-05-25
    listed $190,000 Active

    Show marketing remark (818 chars)

    17196 Shields Street, Detroit, MI 48212-1215 offers a great opportunity for investors, first-time buyers, or anyone looking to add value to a classic Detroit property. Completely remodeled , this single-family or Double-family home features approximately 1,034 square feet of living space situated on a manageable lot in an established neighborhood near Hamtramck. The home includes 2 full bathrooms, 4 bedrooms, a spacious layout with strong potential for renovation, and a basement providing additional storage or future finishing possibilities. Conveniently located close to shopping, dining, schools, and major roadways, this property combines affordability with long-term potential. Whether you're looking for a rental investment, or a place to customize and make your own, this property is full of possibilities.

14. 2026-05-25
    listed $190,000 Active 818-char remark

    Show marketing remark (818 chars)

    17196 Shields Street, Detroit, MI 48212-1215 offers a great opportunity for investors, first-time buyers, or anyone looking to add value to a classic Detroit property. Completely remodeled , this single-family or Double-family home features approximately 1,034 square feet of living space situated on a manageable lot in an established neighborhood near Hamtramck. The home includes 2 full bathrooms, 4 bedrooms, a spacious layout with strong potential for renovation, and a basement providing additional storage or future finishing possibilities. Conveniently located close to shopping, dining, schools, and major roadways, this property combines affordability with long-term potential. Whether you're looking for a rental investment, or a place to customize and make your own, this property is full of possibilities.

ⓘ 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: $536 · $45/mo
• Projected year-2 tax: $1,731 · $144/mo
• Expected delta: +$1,195/yr (+$100/mo · 223.2%)

ⓘ 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 · 14 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: $18,487
• − Mortgage interest: −$10,643
• − Property taxes: −$536
• − Insurance: −$950
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$5,527
• Taxable loss: −$2,127
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $1,673/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

+0.0% since first listed

2 events — show timeline

• 2026-05-25 Listed $190,000 REALCOMP
• 2026-05-25 Listed $190,000 MiRealSource-MiMLS

Property tax history

-6.4%/yr

Latest (2025): $536 · -53.7% YoY. Source: county tax records.