18233 Rutherford St · Detroit, MI 48235

$95,000

3 bd · 1.0 ba · 1,235 sqft · SingleFamily public records · 112 Days on market

Built 1941 6,970 sqft lot $77/sqft · at area comps Est $118k · 20% under

---

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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

tenant occupied bungalow on Detroit's West Side. Current rent 1000 / month. Lease and ledger available upon request. please note all pictures are from before tenant moved in.

Key facts

• 6,970 sq ft lot
• Built 1941
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% 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: Rents rising (+3.2%/yr); 290 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 43% 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 $657 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.88%
• DSCR: 1.80
• GRM: 5.6

CMA / ARV

• ARV (median comp): $118,242
• List price: $95,000
• Delta: -19.66%
• 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
18477 Prevost St	0.18mi	3/2.0	1,234 (-0%)	2mo	$163,695	$133	86
18052 Prevost St	0.15mi	3/1.5	1,270 (+3%)	6mo	$90,000	$71	82
18239 Saint Marys St	0.11mi	3/1.0	1,136 (-8%)	1mo	$124,900	$110	80
17540 Asbury Park St	0.30mi	3/1.0	1,100 (-11%)	4mo	$57,500	$52	64
19180 Murray Hill St	0.57mi	3/1.0	1,200 (-3%)	6mo	$57,000	$48	64
16727 Mansfield St	0.74mi	3/1.5	1,207 (-2%)	3mo	$165,000	$137	57
16818 Gilchrist St	0.73mi	3/1.0	1,190 (-4%)	3mo	$83,000	$70	57
18982 Coyle St	0.70mi	3/1.0	1,328 (+8%)	3mo	$132,300	$100	53
18217 Archdale St	0.61mi	3/1.0	1,085 (-12%)	0mo	$82,000	$76	51
16773 Ferguson St	0.73mi	3/1.0	1,156 (-6%)	6mo	$62,000	$54	50
19160 Gilchrist St	0.64mi	3/1.0	1,100 (-11%)	5mo	$85,000	$77	48
19338 Murray Hill St	0.67mi	3/1.5	1,400 (+13%)	2mo	$176,500	$126	43

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $10,269
• Equity at exit: $14,165

10-year hold

• IRR: 19.1%
• Equity multiple: 2.62×
• Total profit: $43,179
• Equity at exit: $8,214

Cash invested: $26,600 (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: 290
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$498
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $396

Break-even live

Break-even rent $918

Max offer price $95,000

Occupancy floor 67%

Sensitivity live

Price	-10% $450	-5% $423	+0% $396	+5% $369	+10% $343
Rent	-10% $284	-5% $340	+0% $396	+5% $452	+10% $508
Rate	-1.0pp $444	-0.5pp $420	base $396	+0.5pp $372	+1.0pp $347

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	18d	1	0.04mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	5d	1	0.07mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	6d	1	0.27mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	6d	1	0.29mi
17573 Asbury Park Detroit, MI	3.0	2.0	990	$1,400	$1.41	0d	1	0.33mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	20d	1	0.35mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	0d	1	0.47mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	4d	1	0.47mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	45d	1	0.49mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	3d	1	0.49mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	4d	1	0.66mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.73mi
19307 Lindsay St Detroit, MI	2.0	1.0	900	$1,100	$1.22	0d	1	0.73mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	18d	1	0.76mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	18d	1	0.79mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	18d	1	0.80mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	45d	1	0.81mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	18d	1	0.88mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	18d	1	0.88mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	25d	1	0.93mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	5d	1	0.99mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	18d	1	1.02mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	25d	1	1.12mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	45d	1	1.13mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	16d	1	1.15mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,500	$1.49	0d	1	1.18mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	1.19mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	16d	1	1.19mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	25d	1	1.24mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	6d	1	1.25mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	6d	1	1.26mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,423	$1.38	0d	1	1.29mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	25d	1	1.30mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	45d	1	1.30mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	18d	1	1.31mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	1.31mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	25d	1	1.31mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	19d	1	1.31mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	45d	1	1.32mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	45d	1	1.33mi

Listing history 50 events

1. 2026-06-21
   days on market $95,000 Active 112 DOM
2. 2026-06-18
   days on market $95,000 Active 109 DOM
3. 2026-06-17
   days on market $95,000 Active 108 DOM
4. 2026-06-15
   days on market $95,000 Active 106 DOM
5. 2026-06-13
   days on market $95,000 Active 104 DOM
6. 2026-06-13
   days on market $95,000 Active 103 DOM
7. 2026-06-09
   days on market $95,000 Active 100 DOM
8. 2026-06-08
   days on market $95,000 Active 99 DOM
9. 2026-06-07
   days on market $95,000 Active 98 DOM
10. 2026-06-04
    days on market $95,000 Active 95 DOM
11. 2026-06-03
    days on market $95,000 Active 94 DOM
12. 2026-06-01
    days on market $95,000 Active 92 DOM
13. 2026-05-31
    days on market $95,000 Active 91 DOM
14. 2026-03-02
    listed $95,000 Active 174-char remark

    Show marketing remark (174 chars)

    tenant occupied bungalow on Detroit's West Side. Current rent 1000 / month. Lease and ledger available upon request. please note all pictures are from before tenant moved in.

15. 2026-03-01
    listed $95,000 Active 174-char remark

    Show marketing remark (174 chars)

    tenant occupied bungalow on Detroit's West Side. Current rent 1000 / month. Lease and ledger available upon request. please note all pictures are from before tenant moved in.

16. 2019-07-30
    soldstatus $133,000
17. 2017-08-28
    soldstatus $75,000
18. 2017-02-23
    soldstatus $20,500 Sold
19. 2017-02-23
    soldstatus $20,500 Closed
20. 2017-01-19
    status Pending
21. 2017-01-18
    status Pending
22. 2017-01-10
    listed $17,900 Active
23. 2017-01-09
    listed $17,900 Active
24. 2014-10-28
    soldstatus $45,100
25. 2012-04-18
    soldstatus $17,500
26. 2012-04-15
    soldstatus $17,500
27. 2012-04-15
    soldstatus $17,500
28. 2012-04-11
    historical
29. 2011-11-18
    listed $24,900
30. 2011-11-18
    listed $24,900
31. 2011-11-18
    listed $24,900
32. 2011-06-09
    historical
33. 2011-06-09
    historical
34. 2011-06-09
    historical
35. 2011-05-01
    listed $24,900
36. 2011-05-01
    historical
37. 2011-03-23
    listed $24,900
38. 2011-03-09
    historical
39. 2010-12-08
    listed $25,900
40. 2010-12-08
    historical
41. 2010-12-08
    listed $25,900
42. 2010-12-08
    listed $25,900
43. 2010-12-08
    historical
44. 2010-08-25
    listed $35,900
45. 2010-08-25
    listed $35,900
46. 2009-02-12
    historical
47. 2008-12-11
    listed $70,000
48. 2008-11-24
    soldstatus $10,000
49. 2008-10-17
    historical
50. 2008-10-14
    listed $12,500

ⓘ 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: $2,251 · $188/mo
• Projected year-2 tax: $2,251 · $188/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: $17,038
• − Mortgage interest: −$5,321
• − Property taxes: −$2,251
• − Insurance: −$475
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$2,764
• Taxable income: $3,501
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $3,916/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

+5.6% since first listed

38 events — show timeline

• 2026-03-02 Listed $95,000 REALCOMP
• 2026-03-01 Listed $95,000 MiRealSource-MiMLS
• 2019-07-30 Sold (Public Records) $133,000 Public Records
• 2017-08-28 Sold (Public Records) $75,000 Public Records
• 2017-02-23 Sold (MLS) $20,500 MiRealSource-MiMLS
• 2017-02-23 Sold (MLS) $20,500 REALCOMP
• 2017-01-19 Pending — MiRealSource-MiMLS
• 2017-01-18 Pending — REALCOMP
• 2017-01-10 Listed $17,900 MiRealSource-MiMLS
• 2017-01-09 Listed $17,900 REALCOMP
• 2014-10-28 Sold (Public Records) $45,100 Public Records
• 2012-04-18 Sold (MLS) $17,500 MiRealSource-MiMLS
• 2012-04-15 Sold (MLS) $17,500 REALCOMP
• 2012-04-15 Sold (MLS) $17,500 MiRealSource-MiMLS
• 2012-04-11 Listing Removed — MiRealSource-MiMLS
• 2011-11-18 Listed $24,900 REALCOMP
• 2011-11-18 Listed $24,900 MiRealSource-MiMLS
• 2011-11-18 Listed $24,900 MiRealSource-MiMLS
• 2011-06-09 Listing Removed — REALCOMP
• 2011-06-09 Listing Removed — MiRealSource-MiMLS
• 2011-06-09 Listing Removed — MiRealSource-MiMLS
• 2011-05-01 Listing Removed — MiRealSource-MiMLS
• 2011-05-01 Listed $24,900 MiRealSource-MiMLS
• 2011-03-23 Listed $24,900 MiRealSource-MiMLS
• 2011-03-09 Listing Removed — MiRealSource-MiMLS
• 2010-12-08 Listing Removed — REALCOMP
• 2010-12-08 Listed $25,900 REALCOMP
• 2010-12-08 Listed $25,900 MiRealSource-MiMLS
• 2010-12-08 Listing Removed — MiRealSource-MiMLS
• 2010-12-08 Listed $25,900 MiRealSource-MiMLS
• 2010-08-25 Listed $35,900 REALCOMP
• 2010-08-25 Listed $35,900 MiRealSource-MiMLS
• 2009-02-12 Listing Removed — REALCOMP
• 2008-12-11 Listed $70,000 REALCOMP
• 2008-11-24 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2008-10-17 Listing Removed — MiRealSource-MiMLS
• 2008-10-14 Listed $12,500 MiRealSource-MiMLS
• 2007-06-28 Sold (Public Records) $90,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,251 · -54.3% YoY. Source: county tax records.