196 W Brentwood St · Detroit, MI 48203

$59,900

3 bd · 1.0 ba · 871 sqft · SingleFamily public records · 23 Days on market

Built 1951 5,227 sqft lot Est $50k · 21% over

---

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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 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

Great investment opportunity on Detroit's west side! Welcome to 196 W Brentwood St, a solid rental property currently tenant-occupied, offering investors the potential for immediate income and long-term appreciation. The home features a functional floor plan with spacious living areas and strong rental demand in the surrounding neighborhood. Conveniently located near major roadways, schools, parks, and local amenities, making it appealing to both tenants and long-term investors. This property is ideal for buyers looking to expand their rental portfolio or secure a performing asset in Detroit's growing investor market. With tenant occupancy already in place, this home presents a great opportunity for buy-and-hold investors seeking steady cash flow. Tenant occupied – please do not disturb tenant. Showings available with accepted offer or by appointment. For more information, contact Samar Taha – 313-888-SOLD (text preferred)

Key facts

• Strong rental demand
• Conveniently located
• 5,227 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• SOLID RENTAL PROPERTY
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREAS
• STRONG RENTAL DEMAND
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.0% 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: 218 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 39% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 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 + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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.
6. 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.
7. 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: 2.10% ✓
• Cap rate: 18.01%
• Cash-on-cash: 41.85%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $49,647
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 E Margaret St	0.64mi	3/1.5	913 (+5%)	7mo	$15,000	$16	55
456 W Margaret St	0.39mi	2/1.0 (-1)	748 (-14%)	0mo	$42,500	$57	53
474 Adeline St	0.52mi	3/1.0	748 (-14%)	3mo	$12,000	$16	50
974 E Hildale Ave	0.71mi	2/1.0 (-1)	832 (-4%)	21mo	$33,000	$40	38
19210 Cameron St	0.67mi	2/1.0 (-1)	750 (-14%)	5mo	$52,500	$70	37
19443 Omira St	0.62mi	2/1.0 (-1)	748 (-14%)	21mo	$73,500	$98	25

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: 38.5%
• Equity multiple: 2.64×
• Total profit: $27,569
• Equity at exit: $8,931

10-year hold

• IRR: 45.0%
• Equity multiple: 5.30×
• Total profit: $72,051
• Equity at exit: $5,179

Cash invested: $16,772 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 218
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$314
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $585

Break-even live

Break-even rent $520

Max offer price $59,900

Occupancy floor 49%

Sensitivity live

Price	-10% $619	-5% $602	+0% $585	+5% $568	+10% $551
Rent	-10% $485	-5% $535	+0% $585	+5% $635	+10% $685
Rate	-1.0pp $615	-0.5pp $600	base $585	+0.5pp $569	+1.0pp $554

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	45d	1	0.21mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	45d	1	0.21mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.54mi
1291 W State Fair Ave Detroit, MI	1.0–2.0	1.0	700	$950	$1.36	13d	2	0.82mi
730 Whitmore Rd Detroit, MI	1.0–2.0	1.0	850	$850	$1.00	45d	3	0.91mi
931 Covington Dr Unit 202 Highland Park, MI	2.0	2.0	550	$1,400	$2.55	45d	1	0.91mi
17765 Manderson Rd Unit 14 Highland Park, MI	2.0	1.0	1000	$1,175	$1.18	45d	1	0.92mi
17765 Manderson Rd Unit 8 Highland Park, MI	2.0	1.0	1000	$1,215	$1.22	3d	1	0.92mi
17449 Manderson Rd Unit 1 Detroit, MI	2.0	1.0	750	$1,150	$1.53	25d	1	1.03mi
941 Merton Rd Highland Park, MI	2.0	1.0	850	$1,000	$1.18	45d	1	1.07mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	25d	1	1.13mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	45d	1	1.14mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	25d	1	1.24mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	18d	1	1.26mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	25d	1	1.27mi
429 E Milton Ave Hazel Park, MI	3.0	2.0	1075	$1,595	$1.48	0d	1	1.30mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	1.36mi
16927 Inverness St Detroit, MI	2.0	1.0	897	$1,650	$1.84	18d	1	1.37mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,281	$5.11	0d	1	1.37mi
790 Jewell St Ferndale, MI	2.0	1.0	800	$1,445	$1.81	25d	1	1.45mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	18d	1	1.48mi

Listing history 27 events

1. 2026-04-08
   status Pending 974-char remark

   Show marketing remark (974 chars)

   Great investment opportunity on Detroit's west side! Welcome to 196 W Brentwood St, a solid rental property currently tenant-occupied, offering investors the potential for immediate income and long-term appreciation. The home features a functional floor plan with spacious living areas and strong rental demand in the surrounding neighborhood. Conveniently located near major roadways, schools, parks, and local amenities, making it appealing to both tenants and long-term investors. This property is ideal for buyers looking to expand their rental portfolio or secure a performing asset in Detroit's growing investor market. With tenant occupancy already in place, this home presents a great opportunity for buy-and-hold investors seeking steady cash flow. Tenant occupied – please do not disturb tenant. Showings available with accepted offer or by appointment. For more information, contact Samar Taha – 313-888-SOLD (text preferred)

2. 2026-04-08
   status Pending

   Show marketing remark (974 chars)

   Great investment opportunity on Detroit's west side! Welcome to 196 W Brentwood St, a solid rental property currently tenant-occupied, offering investors the potential for immediate income and long-term appreciation. The home features a functional floor plan with spacious living areas and strong rental demand in the surrounding neighborhood. Conveniently located near major roadways, schools, parks, and local amenities, making it appealing to both tenants and long-term investors. This property is ideal for buyers looking to expand their rental portfolio or secure a performing asset in Detroit's growing investor market. With tenant occupancy already in place, this home presents a great opportunity for buy-and-hold investors seeking steady cash flow. Tenant occupied – please do not disturb tenant. Showings available with accepted offer or by appointment. For more information, contact Samar Taha – 313-888-SOLD (text preferred)

3. 2026-04-03
   price $59,900 974-char remark

   Show marketing remark (974 chars)

   Great investment opportunity on Detroit's west side! Welcome to 196 W Brentwood St, a solid rental property currently tenant-occupied, offering investors the potential for immediate income and long-term appreciation. The home features a functional floor plan with spacious living areas and strong rental demand in the surrounding neighborhood. Conveniently located near major roadways, schools, parks, and local amenities, making it appealing to both tenants and long-term investors. This property is ideal for buyers looking to expand their rental portfolio or secure a performing asset in Detroit's growing investor market. With tenant occupancy already in place, this home presents a great opportunity for buy-and-hold investors seeking steady cash flow. Tenant occupied – please do not disturb tenant. Showings available with accepted offer or by appointment. For more information, contact Samar Taha – 313-888-SOLD (text preferred)

4. 2026-04-03
   price $59,900

   Show marketing remark (974 chars)

   Great investment opportunity on Detroit's west side! Welcome to 196 W Brentwood St, a solid rental property currently tenant-occupied, offering investors the potential for immediate income and long-term appreciation. The home features a functional floor plan with spacious living areas and strong rental demand in the surrounding neighborhood. Conveniently located near major roadways, schools, parks, and local amenities, making it appealing to both tenants and long-term investors. This property is ideal for buyers looking to expand their rental portfolio or secure a performing asset in Detroit's growing investor market. With tenant occupancy already in place, this home presents a great opportunity for buy-and-hold investors seeking steady cash flow. Tenant occupied – please do not disturb tenant. Showings available with accepted offer or by appointment. For more information, contact Samar Taha – 313-888-SOLD (text preferred)

5. 2026-03-16
   listed $64,900 Active

   Show marketing remark (974 chars)

   Great investment opportunity on Detroit's west side! Welcome to 196 W Brentwood St, a solid rental property currently tenant-occupied, offering investors the potential for immediate income and long-term appreciation. The home features a functional floor plan with spacious living areas and strong rental demand in the surrounding neighborhood. Conveniently located near major roadways, schools, parks, and local amenities, making it appealing to both tenants and long-term investors. This property is ideal for buyers looking to expand their rental portfolio or secure a performing asset in Detroit's growing investor market. With tenant occupancy already in place, this home presents a great opportunity for buy-and-hold investors seeking steady cash flow. Tenant occupied – please do not disturb tenant. Showings available with accepted offer or by appointment. For more information, contact Samar Taha – 313-888-SOLD (text preferred)

6. 2026-03-16
   listed $64,900 Active 974-char remark

   Show marketing remark (974 chars)

   Great investment opportunity on Detroit's west side! Welcome to 196 W Brentwood St, a solid rental property currently tenant-occupied, offering investors the potential for immediate income and long-term appreciation. The home features a functional floor plan with spacious living areas and strong rental demand in the surrounding neighborhood. Conveniently located near major roadways, schools, parks, and local amenities, making it appealing to both tenants and long-term investors. This property is ideal for buyers looking to expand their rental portfolio or secure a performing asset in Detroit's growing investor market. With tenant occupancy already in place, this home presents a great opportunity for buy-and-hold investors seeking steady cash flow. Tenant occupied – please do not disturb tenant. Showings available with accepted offer or by appointment. For more information, contact Samar Taha – 313-888-SOLD (text preferred)

7. 2023-03-09
   status Pending
8. 2023-03-09
   status Pending
9. 2023-03-01
   historical Accepting Backup Offers
10. 2023-03-01
    historical
11. 2023-03-01
    historical
12. 2023-03-01
    historical Accepting Backup Offers
13. 2023-02-21
    listed $60,000 Active
14. 2023-02-21
    listed $60,000 Active
15. 2021-06-29
    soldstatus $46,000
16. 2008-06-19
    soldstatus $6,000
17. 2008-04-01
    historical
18. 2008-03-21
    listed $7,500
19. 2006-10-10
    soldstatus $65,000
20. 2005-09-14
    historical
21. 2005-08-08
    listed $85,900
22. 2005-07-12
    historical
23. 2005-05-03
    listed $55,000
24. 1999-07-21
    soldstatus $42,900
25. 1999-06-07
    soldstatus $42,900
26. 1999-03-30
    historical
27. 1999-03-09
    listed $42,900

ⓘ 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: $858 · $72/mo
• Projected year-2 tax: $890 · $74/mo
• Expected delta: +$32/yr (+$3/mo · 3.7%)

ⓘ 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: $15,123
• − Mortgage interest: −$3,355
• − Property taxes: −$858
• − Insurance: −$300
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$1,743
• Taxable income: $6,448
• Est. tax owed @ 24.0%: −$1,547
• After-tax cash flow: $5,472/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
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -90.13%
• Current HPI: 297.0176
• 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

+39.6% since first listed

27 events — show timeline

• 2026-04-08 Pending — MiRealSource-MiMLS
• 2026-04-08 Pending — REALCOMP
• 2026-04-03 Price Changed $59,900 MiRealSource-MiMLS
• 2026-04-03 Price Changed $59,900 REALCOMP
• 2026-03-16 Listed $64,900 REALCOMP
• 2026-03-16 Listed $64,900 MiRealSource-MiMLS
• 2023-03-09 Pending — MiRealSource-MiMLS
• 2023-03-09 Pending — REALCOMP
• 2023-03-01 Contingent — MiRealSource-MiMLS
• 2023-03-01 Listing Removed — MiRealSource-MiMLS
• 2023-03-01 Listing Removed — REALCOMP
• 2023-03-01 Contingent — REALCOMP
• 2023-02-21 Listed $60,000 MiRealSource-MiMLS
• 2023-02-21 Listed $60,000 REALCOMP
• 2021-06-29 Sold (Public Records) $46,000 Public Records
• 2008-06-19 Sold (MLS) $6,000 MiRealSource-MiMLS
• 2008-04-01 Listing Removed — MiRealSource-MiMLS
• 2008-03-21 Listed $7,500 MiRealSource-MiMLS
• 2006-10-10 Sold (Public Records) $65,000 Public Records
• 2005-09-14 Listing Removed — REALCOMP
• 2005-08-08 Listed $85,900 REALCOMP
• 2005-07-12 Listing Removed — REALCOMP
• 2005-05-03 Listed $55,000 REALCOMP
• 1999-07-21 Sold (Public Records) $42,900 Public Records
• 1999-06-07 Sold (MLS) $42,900 MiRealSource-MiMLS
• 1999-03-30 Listing Removed — MiRealSource-MiMLS
• 1999-03-09 Listed $42,900 MiRealSource-MiMLS

Property tax history

+9.1%/yr

Latest (2025): $858 · -53.5% YoY. Source: county tax records.