18116 Wisconsin St · Detroit, MI 48221

$149,900

3 bd · 1.0 ba · 1,429 sqft · SingleFamily public records · 36 Days on market

Built 1931 4,356 sqft lot $105/sqft · 34% below area Est $227k · 34% under

---

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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property to be sold subject to 24 CFR206.125. Colonial style with 3 bedrooms, 1 bathroom, 2 car garage, basement and much more! Call LA for details

Key facts

• 4,356 sq ft lot
• Built 1931
• Listed 36 days

Property features AI

Finance

• Other: Lot approximately 0.1 acre (10 x 10); Located in Seymour & Troesters Loyola Park subdivision; Directions: South of Wyoming, west of McNichols

Exterior

• Parking: No garage
• Utilities: Water available; Sewer available
• Home design: Two-story single family residence; Ground-level entry; Brick construction
• Construction: Brick foundation (brick/mortar)
• Exterior features: Paved road access; No pool

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/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 $142k (5.1% below list).
• Recommended offer: $142k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Rents rising (+3.4%/yr); 349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 36 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $10k; list at $150k implies a 1399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,275 (5.1% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (median comp): $226,975
• List price: $149,900
• Delta: -33.96%
• 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
17600 Santa Barbara Dr	0.45mi	3/1.0	1,446 (+1%)	2mo	$145,000	$100	75
18947 Cherrylawn St	0.44mi	3/1.0	1,460 (+2%)	1mo	$110,000	$75	75
18438 Mendota St	0.48mi	3/1.5	1,459 (+2%)	1mo	$149,400	$102	71
18474 Griggs St	0.39mi	3/2.5	1,492 (+4%)	2mo	$106,000	$71	66
18679 Santa Barbara Dr	0.52mi	3/1.0	1,353 (-5%)	2mo	$113,400	$84	66
18292 Mendota St	0.46mi	3/1.0	1,232 (-14%)	1mo	$145,000	$118	55
17190 Washburn St	0.45mi	4/1.0 (+1)	1,581 (+11%)	3mo	$65,250	$41	54
18613 Mendota St	0.55mi	3/1.5	1,606 (+12%)	2mo	$195,000	$121	50
17196 Mendota St	0.59mi	3/1.5	1,605 (+12%)	3mo	$131,000	$82	47
16800 Ilene St	0.70mi	3/2.5	1,298 (-9%)	1mo	$210,000	$162	45
17621 Meyers Rd	0.71mi	2/2.0 (-1)	1,264 (-12%)	0mo	$40,000	$32	39
17517 Meyers Rd	0.73mi	2/1.0 (-1)	1,611 (+13%)	3mo	$75,000	$47	37

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-14,769
• Equity at exit: $22,351

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,177
• Equity at exit: $12,961

Cash invested: $41,972 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,423 high
• Mortgage (P&I): −$786
• Tax from tax record: −$136 /mo · $1,628/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $140

Break-even live

Break-even rent $1,246

Max offer price $149,900

Occupancy floor 85%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	24d	1	0.31mi
17195 Northlawn St #2 Detroit, MI	2.0	1.0	1200	$1,050	$0.88	24d	1	0.41mi
17195 Northlawn St #1 Detroit, MI	2.0	1.0	1200	$1,100	$0.92	19d	1	0.41mi
18935 Indiana St Detroit, MI	3.0	1.0	1248	$1,523	$1.22	4d	1	0.44mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	4d	1	0.45mi
17368 Woodingham Dr Detroit, MI	3.0	1.5	1200	$1,800	$1.50	43d	1	0.46mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	43d	1	0.54mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	19d	1	0.59mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	0.61mi
17551 Santa Rosa Dr Detroit, MI	2.0	1.0	1036	$1,095	$1.06	43d	1	0.71mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	43d	1	0.71mi
17596 Santa Rosa Dr Detroit, MI	2.0	1.0	1350	$1,195	$0.89	43d	1	0.73mi
17596 Santa Rosa Dr Unit 2 Detroit, MI	2.0	1.0	1350	$1,195	$0.89	24d	1	0.73mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	16d	1	0.76mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	43d	1	0.77mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	24d	1	0.77mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	43d	1	0.78mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	17d	1	0.82mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	17d	1	0.85mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	43d	1	0.90mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	43d	1	0.92mi
17215 Warrington Dr Detroit, MI	2.0	1.0	1015	$2,000	$1.97	43d	1	0.93mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	17d	1	0.96mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	17d	1	1.03mi
19986 Cherrylawn St Detroit, MI	4.0	1.5	1144	$1,700	$1.49	17d	1	1.10mi
20009 Wisconsin St Detroit, MI	3.0	1.5	1051	$1,400	$1.33	17d	1	1.12mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	43d	1	1.13mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	4d	1	1.14mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	1.17mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	43d	1	1.18mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	43d	1	1.19mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.20mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	1.20mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	43d	1	1.23mi
20185 Indiana St Detroit, MI	2.0	1.5	1096	$1,275	$1.16	43d	1	1.26mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	43d	1	1.27mi
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	24d	1	1.27mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	20d	1	1.28mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	4d	1	1.28mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	43d	1	1.29mi

Listing history 22 events

1. 2026-06-18
   days on market $149,900 Active 36 DOM
2. 2026-06-17
   days on market $149,900 Active 35 DOM
3. 2026-06-15
   days on market $149,900 Active 33 DOM
4. 2026-06-13
   days on market $149,900 Active 31 DOM
5. 2026-06-13
   days on market $149,900 Active 30 DOM
6. 2026-06-09
   days on market $149,900 Active 27 DOM
7. 2026-06-08
   days on market $149,900 Active 26 DOM
8. 2026-06-07
   days on market $149,900 Active 25 DOM
9. 2026-06-04
   days on market $149,900 Active 22 DOM
10. 2026-06-03
    days on market $149,900 Active 21 DOM
11. 2026-06-02
    days on market $149,900 Active 20 DOM
12. 2026-06-01
    days on market $149,900 Active 19 DOM
13. 2026-05-31
    days on market $149,900 Active 18 DOM
14. 2026-05-13
    listed $149,900 Active
15. 2026-05-13
    listed $149,900 Active
16. 2012-08-30
    soldstatus $10,000

    Show marketing remark (147 chars)

    Property to be sold subject to 24 CFR206.125. Colonial style with 3 bedrooms, 1 bathroom, 2 car garage, basement and much more! Call LA for details

17. 2012-08-30
    soldstatus $10,000

    Show marketing remark (147 chars)

    Property to be sold subject to 24 CFR206.125. Colonial style with 3 bedrooms, 1 bathroom, 2 car garage, basement and much more! Call LA for details

18. 2012-08-30
    soldstatus $10,000

    Show marketing remark (147 chars)

    Property to be sold subject to 24 CFR206.125. Colonial style with 3 bedrooms, 1 bathroom, 2 car garage, basement and much more! Call LA for details

19. 2012-06-26
    historical

    Show marketing remark (147 chars)

    Property to be sold subject to 24 CFR206.125. Colonial style with 3 bedrooms, 1 bathroom, 2 car garage, basement and much more! Call LA for details

20. 2011-11-07
    listed $10,000

    Show marketing remark (147 chars)

    Property to be sold subject to 24 CFR206.125. Colonial style with 3 bedrooms, 1 bathroom, 2 car garage, basement and much more! Call LA for details

21. 2011-11-03
    listed $10,000
22. 2011-11-03
    listed $10,000

ⓘ 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: $1,628 · $136/mo
• Projected year-2 tax: $1,968 · $164/mo
• Expected delta: +$340/yr (+$28/mo · 20.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $17,073
• − Mortgage interest: −$8,397
• − Property taxes: −$1,628
• − Insurance: −$750
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$4,361
• Taxable loss: −$794
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $1,867/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): 41,392
• Household income: $57,878
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1646.0

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 4% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -433.14%
• Current HPI: 280.5434
• Rent YoY: ▲ 3.44%
• 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

+1399.0% since first listed

9 events — show timeline

• 2026-05-13 Listed $149,900 MiRealSource-MiMLS
• 2026-05-13 Listed $149,900 REALCOMP
• 2012-08-30 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2012-08-30 Sold (MLS) $10,000 REALCOMP
• 2012-08-30 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2012-06-26 Listing Removed — MiRealSource-MiMLS
• 2011-11-07 Listed $10,000 MiRealSource-MiMLS
• 2011-11-03 Listed $10,000 MiRealSource-MiMLS
• 2011-11-03 Listed $10,000 REALCOMP

Property tax history

+0.9%/yr

Latest (2025): $1,628 · +11.9% YoY. Source: county tax records.