18435 Robson St · Detroit, MI 48235

$89,900

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 2 Days on market

Built 1939 4,792 sqft lot Est $105k · 14% under

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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
• ARV discount +13.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take some time to tour this strong 3 bedroom, 1 bathroom home located on Detroit's west side. Excellent choice as a family home or an investment property. buyer to verify all measurements

Key facts

• 4,792 sq ft lot
• Garage
• Built 1939

Property features AI

Finance

• Other: Above-grade finished area approximately 925 square feet; Lot size about 0.11 acre (approx. 4,792 units listed)
• Financial info: Annual tax information available
• HOA & community: Property is part of a homeowners association

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Sewer available; Water available
• Home design: Single-family residence; One-and-one-half story
• Construction: Brick construction
• Exterior features: Public water and sewer available; Lot in Blackstone Park Subdivision; cross street 7 Mile & Coyle

Interior

• Bedrooms: Total of 3 rooms (includes bedrooms and other living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Wood-burning fireplace in the living room; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.5% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+3.2%/yr); 283 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 42% of the median local income ($39k/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 $622 of loan paydown is wiped out by about $3k 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 + 3.2% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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 $12k; list at $90k implies a 619% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,900

Questions for the listing agent

1. Built in 1939 — 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: 1.52% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.04%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $104,525
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18435 Robson St	0.00mi	3/1.0	925 (0%)	0mo	$86,000	$93	100
17576 Hubbell St	0.38mi	3/1.0	925 (0%)	12mo	$104,900	$113	72
18267 Stansbury St	0.51mi	3/1.0	926 (+0%)	12mo	$146,000	$158	66
18460 Winthrop St	0.36mi	3/1.0	1,002 (+8%)	7mo	$65,000	$65	64
19152 Whitcomb St	0.42mi	2/1.5 (-1)	1,012 (+9%)	1mo	$110,000	$109	57
19193 Lesure St	0.72mi	2/2.0 (-1)	909 (-2%)	1mo	$140,000	$154	54
19348 Montrose St	0.66mi	3/1.5	990 (+7%)	5mo	$145,900	$147	51
18282 Freeland St	0.41mi	3/1.0	1,040 (+12%)	12mo	$72,500	$70	50
18518 Prevost St	0.50mi	2/1.0 (-1)	844 (-9%)	11mo	$125,000	$148	48
19215 Winthrop St	0.58mi	3/1.5	1,030 (+11%)	6mo	$137,000	$133	47
19165 Rutherford St	0.71mi	3/1.0	1,013 (+10%)	6mo	$43,500	$43	46
18235 Tracey St	0.63mi	3/2.0	1,055 (+14%)	4mo	$67,000	$64	40

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.61×
• Total profit: $15,244
• Equity at exit: $13,404

10-year hold

• IRR: 23.9%
• Equity multiple: 3.09×
• Total profit: $52,681
• Equity at exit: $7,773

Cash invested: $25,172 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$471
• Tax from tax record: −$105 /mo · $1,259/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $462

Break-even live

Break-even rent $777

Max offer price $89,900

Occupancy floor 61%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	0.25mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	0.31mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	3d	1	0.56mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	0.62mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.66mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	0.72mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	2d	1	0.80mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.82mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	0.86mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	5d	1	0.98mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	1.06mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	1.13mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	12d	1	1.19mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	44d	1	1.20mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	15d	5	1.33mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.33mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	1.39mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	24d	1	1.40mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	44d	2	1.43mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	1.46mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	1.46mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	44d	1	1.49mi

Listing history 11 events

1. 2026-05-22
   status Pending

   Show marketing remark (187 chars)

   Take some time to tour this strong 3 bedroom, 1 bathroom home located on Detroit's west side. Excellent choice as a family home or an investment property. buyer to verify all measurements

2. 2026-05-22
   status Pending 187-char remark

   Show marketing remark (187 chars)

   Take some time to tour this strong 3 bedroom, 1 bathroom home located on Detroit's west side. Excellent choice as a family home or an investment property. buyer to verify all measurements

3. 2026-05-20
   listed $89,900 Active

   Show marketing remark (187 chars)

   Take some time to tour this strong 3 bedroom, 1 bathroom home located on Detroit's west side. Excellent choice as a family home or an investment property. buyer to verify all measurements

4. 2026-05-20
   listed $89,900 Active 187-char remark

   Show marketing remark (187 chars)

   Take some time to tour this strong 3 bedroom, 1 bathroom home located on Detroit's west side. Excellent choice as a family home or an investment property. buyer to verify all measurements

5. 2009-07-02
   historical
6. 2009-02-03
   listed $37,500
7. 2008-09-29
   soldstatus $12,500
8. 2008-08-20
   listed $10,900
9. 2004-06-11
   historical
10. 2004-05-11
    listed $104,000
11. 2001-01-23
    soldstatus $80,000

ⓘ 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: $1,259 · $105/mo
• Projected year-2 tax: $1,322 · $110/mo
• Expected delta: +$62/yr (+$5/mo · 5.0%)

ⓘ 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: $16,349
• − Mortgage interest: −$5,036
• − Property taxes: −$1,259
• − Insurance: −$450
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$2,615
• Taxable income: $4,373
• Est. tax owed @ 24.0%: −$1,049
• After-tax cash flow: $4,500/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+12.4% since first listed

11 events — show timeline

• 2026-05-22 Pending — REALCOMP
• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-20 Listed $89,900 MiRealSource-MiMLS
• 2026-05-20 Listed $89,900 REALCOMP
• 2009-07-02 Listing Removed — REALCOMP
• 2009-02-03 Listed $37,500 REALCOMP
• 2008-09-29 Sold (MLS) $12,500 REALCOMP
• 2008-08-20 Listed $10,900 REALCOMP
• 2004-06-11 Listing Removed — REALCOMP
• 2004-05-11 Listed $104,000 REALCOMP
• 2001-01-23 Sold (Public Records) $80,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,259 · -54.0% YoY. Source: county tax records.