2150/2152 Crane St · Detroit, MI 48214

$189,000

4 bd · 2.0 ba · 1,918 sqft · Townhouse public records · 95 Days on market

Built 1912 3,485 sqft lot $99/sqft · 52% below area

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• 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

AMAZING opportunity for an owner-occupant or investor to secure a beautifully maintained duplex just off Kercheval - walkable to Sister Pie and Indian Village, and minutes from Downtown, Eastern Market, and Belle Isle. Both units are tenant-occupied and bring in $2,300/month total in rental income. The property features updated flooring, fresh paint, updated kitchens and baths, and modern light fixtures, with both units showing strong pride of ownership and excellent upkeep throughout. Additional highlights include separate basements, dual porches, separate utilities (water shared), a nice-sized backyard, and a garage ideal for storage. A true win-win for anyone looking to own an income-producing duplex in one of Detroit's most in-demand, walkable areas. Please do not disturb tenants. Showings by appointment only after an accepted offer.

Key facts

• 3,485 sq ft lot
• Built 1912
• Listed 95 days

🏷️ Possibly a rental listed for sale. The $189,000 price doesn't fit this home's estimated sale value (~$397,743) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $189k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $181k (4.5% below list).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: 298 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,805/mo this rent would consume 65% of the median local household income ($34k/yr) (locally 1364% 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 95 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $51k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $171,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1912 — 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. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (median comp): $397,743
• List price: $189,000
• Delta: -39.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-17,321
• Equity at exit: $28,181

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,974
• Equity at exit: $16,341

Cash invested: $52,920 (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 48214

• Active inventory: 298
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$991
• Tax from tax record: −$147 /mo · $1,764/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $209

Break-even live

Break-even rent $1,540

Max offer price $189,000

Occupancy floor 83%

Sensitivity live

Price	-10% $316	-5% $263	+0% $209	+5% $156	+10% $102
Rent	-10% $67	-5% $138	+0% $209	+5% $281	+10% $352
Rate	-1.0pp $305	-0.5pp $257	base $209	+0.5pp $160	+1.0pp $111

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8100 E Jefferson Ave Detroit, MI	3.0	1.0–3.0	1089	$2,210	$2.03	20d	20	0.76mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	18d	1	0.88mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	25d	1	0.94mi
1738 Canton St Unit 1 Detroit, MI	4.0	1.0	2244	$1,650	$0.74	44d	1	1.03mi
3631 Helen St Unit 3635 Detroit, MI	4.0	2.0	2157	$1,650	$0.76	44d	1	1.19mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	44d	1	1.37mi
4510 Harding St Detroit, MI	3.0	1.0	2394	$1,500	$0.63	18d	1	1.37mi

Listing history 27 events

1. 2026-02-25
   listed $239,900 Active 849-char remark

   Show marketing remark (849 chars)

   AMAZING opportunity for an owner-occupant or investor to secure a beautifully maintained duplex just off Kercheval - walkable to Sister Pie and Indian Village, and minutes from Downtown, Eastern Market, and Belle Isle. Both units are tenant-occupied and bring in $2,300/month total in rental income. The property features updated flooring, fresh paint, updated kitchens and baths, and modern light fixtures, with both units showing strong pride of ownership and excellent upkeep throughout. Additional highlights include separate basements, dual porches, separate utilities (water shared), a nice-sized backyard, and a garage ideal for storage. A true win-win for anyone looking to own an income-producing duplex in one of Detroit's most in-demand, walkable areas. Please do not disturb tenants. Showings by appointment only after an accepted offer.

2. 2026-02-25
   listed $239,900 Active 849-char remark

   Show marketing remark (849 chars)

   AMAZING opportunity for an owner-occupant or investor to secure a beautifully maintained duplex just off Kercheval - walkable to Sister Pie and Indian Village, and minutes from Downtown, Eastern Market, and Belle Isle. Both units are tenant-occupied and bring in $2,300/month total in rental income. The property features updated flooring, fresh paint, updated kitchens and baths, and modern light fixtures, with both units showing strong pride of ownership and excellent upkeep throughout. Additional highlights include separate basements, dual porches, separate utilities (water shared), a nice-sized backyard, and a garage ideal for storage. A true win-win for anyone looking to own an income-producing duplex in one of Detroit's most in-demand, walkable areas. Please do not disturb tenants. Showings by appointment only after an accepted offer.

3. 2026-02-25
   listed $239,900 Active

   Show marketing remark (849 chars)

   AMAZING opportunity for an owner-occupant or investor to secure a beautifully maintained duplex just off Kercheval - walkable to Sister Pie and Indian Village, and minutes from Downtown, Eastern Market, and Belle Isle. Both units are tenant-occupied and bring in $2,300/month total in rental income. The property features updated flooring, fresh paint, updated kitchens and baths, and modern light fixtures, with both units showing strong pride of ownership and excellent upkeep throughout. Additional highlights include separate basements, dual porches, separate utilities (water shared), a nice-sized backyard, and a garage ideal for storage. A true win-win for anyone looking to own an income-producing duplex in one of Detroit's most in-demand, walkable areas. Please do not disturb tenants. Showings by appointment only after an accepted offer.

4. 2026-02-25
   listed $239,900 Active

   Show marketing remark (849 chars)

   AMAZING opportunity for an owner-occupant or investor to secure a beautifully maintained duplex just off Kercheval - walkable to Sister Pie and Indian Village, and minutes from Downtown, Eastern Market, and Belle Isle. Both units are tenant-occupied and bring in $2,300/month total in rental income. The property features updated flooring, fresh paint, updated kitchens and baths, and modern light fixtures, with both units showing strong pride of ownership and excellent upkeep throughout. Additional highlights include separate basements, dual porches, separate utilities (water shared), a nice-sized backyard, and a garage ideal for storage. A true win-win for anyone looking to own an income-producing duplex in one of Detroit's most in-demand, walkable areas. Please do not disturb tenants. Showings by appointment only after an accepted offer.

5. 2026-02-24
   price $239,900 849-char remark

   Show marketing remark (849 chars)

   AMAZING opportunity for an owner-occupant or investor to secure a beautifully maintained duplex just off Kercheval - walkable to Sister Pie and Indian Village, and minutes from Downtown, Eastern Market, and Belle Isle. Both units are tenant-occupied and bring in $2,300/month total in rental income. The property features updated flooring, fresh paint, updated kitchens and baths, and modern light fixtures, with both units showing strong pride of ownership and excellent upkeep throughout. Additional highlights include separate basements, dual porches, separate utilities (water shared), a nice-sized backyard, and a garage ideal for storage. A true win-win for anyone looking to own an income-producing duplex in one of Detroit's most in-demand, walkable areas. Please do not disturb tenants. Showings by appointment only after an accepted offer.

6. 2026-02-24
   historical $239,900 849-char remark

   Show marketing remark (849 chars)

   AMAZING opportunity for an owner-occupant or investor to secure a beautifully maintained duplex just off Kercheval - walkable to Sister Pie and Indian Village, and minutes from Downtown, Eastern Market, and Belle Isle. Both units are tenant-occupied and bring in $2,300/month total in rental income. The property features updated flooring, fresh paint, updated kitchens and baths, and modern light fixtures, with both units showing strong pride of ownership and excellent upkeep throughout. Additional highlights include separate basements, dual porches, separate utilities (water shared), a nice-sized backyard, and a garage ideal for storage. A true win-win for anyone looking to own an income-producing duplex in one of Detroit's most in-demand, walkable areas. Please do not disturb tenants. Showings by appointment only after an accepted offer.

7. 2026-02-24
   price $239,900

   Show marketing remark (849 chars)

   AMAZING opportunity for an owner-occupant or investor to secure a beautifully maintained duplex just off Kercheval - walkable to Sister Pie and Indian Village, and minutes from Downtown, Eastern Market, and Belle Isle. Both units are tenant-occupied and bring in $2,300/month total in rental income. The property features updated flooring, fresh paint, updated kitchens and baths, and modern light fixtures, with both units showing strong pride of ownership and excellent upkeep throughout. Additional highlights include separate basements, dual porches, separate utilities (water shared), a nice-sized backyard, and a garage ideal for storage. A true win-win for anyone looking to own an income-producing duplex in one of Detroit's most in-demand, walkable areas. Please do not disturb tenants. Showings by appointment only after an accepted offer.

8. 2026-02-23
   historical $230,000 849-char remark

   Show marketing remark (849 chars)

   AMAZING opportunity for an owner-occupant or investor to secure a beautifully maintained duplex just off Kercheval - walkable to Sister Pie and Indian Village, and minutes from Downtown, Eastern Market, and Belle Isle. Both units are tenant-occupied and bring in $2,300/month total in rental income. The property features updated flooring, fresh paint, updated kitchens and baths, and modern light fixtures, with both units showing strong pride of ownership and excellent upkeep throughout. Additional highlights include separate basements, dual porches, separate utilities (water shared), a nice-sized backyard, and a garage ideal for storage. A true win-win for anyone looking to own an income-producing duplex in one of Detroit's most in-demand, walkable areas. Please do not disturb tenants. Showings by appointment only after an accepted offer.

9. 2024-12-17
   status Pending
10. 2022-10-18
    soldstatus $191,500
11. 2022-10-18
    soldstatus $191,500
12. 2022-10-14
    soldstatus $191,500 Sold
13. 2022-10-14
    soldstatus $191,500 Closed
14. 2022-09-04
    status Pending
15. 2022-09-04
    status Pending
16. 2022-08-22
    status Pending
17. 2022-08-22
    status Pending
18. 2022-06-28
    price $189,000
19. 2022-06-28
    price $189,900
20. 2022-06-28
    price $189,000
21. 2022-06-28
    price $189,900
22. 2022-05-19
    listed $199,900 Active
23. 2022-05-19
    listed $199,000 Active
24. 2022-05-19
    listed $199,900 Active
25. 2022-05-19
    listed $199,000 Active
26. 2020-02-03
    soldstatus $80,500
27. 2019-07-24
    soldstatus $34,000

ⓘ 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: $1,764 · $147/mo
• Projected year-2 tax: $2,337 · $195/mo
• Expected delta: +$574/yr (+$48/mo · 32.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $21,664
• − Mortgage interest: −$10,587
• − Property taxes: −$1,764
• − Insurance: −$945
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$5,498
• Taxable loss: −$596
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $2,655/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• 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: ▼ -367.43%
• Current HPI: 102.0969
• 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

+605.6% since first listed

27 events — show timeline

• 2026-02-25 Listed $239,900 MiRealSource-MiMLS
• 2026-02-25 Listed $239,900 MiRealSource-MiMLS
• 2026-02-25 Listed $239,900 REALCOMP
• 2026-02-25 Listed $239,900 REALCOMP
• 2026-02-24 Price Changed $239,900 MiRealSource-MiMLS
• 2026-02-24 Coming Soon $239,900 MiRealSource-MiMLS
• 2026-02-24 Price Changed $239,900 REALCOMP
• 2026-02-23 Coming Soon $230,000 MiRealSource-MiMLS
• 2024-12-17 Pending — REALCOMP
• 2022-10-18 Sold (Public Records) $191,500 Public Records
• 2022-10-18 Sold (Public Records) $191,500 Public Records
• 2022-10-14 Sold (MLS) $191,500 MiRealSource-MiMLS
• 2022-10-14 Sold (MLS) $191,500 REALCOMP
• 2022-09-04 Pending — MiRealSource-MiMLS
• 2022-09-04 Pending — REALCOMP
• 2022-08-22 Pending — MiRealSource-MiMLS
• 2022-08-22 Pending — REALCOMP
• 2022-06-28 Price Changed $189,000 MiRealSource-MiMLS
• 2022-06-28 Price Changed $189,900 MiRealSource-MiMLS
• 2022-06-28 Price Changed $189,000 REALCOMP
• 2022-06-28 Price Changed $189,900 REALCOMP
• 2022-05-19 Listed $199,000 MiRealSource-MiMLS
• 2022-05-19 Listed $199,900 MiRealSource-MiMLS
• 2022-05-19 Listed $199,000 REALCOMP
• 2022-05-19 Listed $199,900 REALCOMP
• 2020-02-03 Sold (Public Records) $80,500 Public Records
• 2019-07-24 Sold (Public Records) $34,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $1,764 · -34.4% YoY. Source: county tax records.