18436 Strathmoor St · Detroit, MI 48235

$103,500

3 bd · 1.5 ba · 1,187 sqft · SingleFamily · 168 Days on market

Built 1950 Fair condition 5,227 sqft lot $87/sqft · at area comps Est $108k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.4/15.0
• 1% rule +8.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is a tenant occupied bungalow on Detroit's west side. 3 BR brick with full basement and 2 car detached garage. Current rent rate is 875 / month. Lease and ledger available upon request. No showings prior to accepted offer.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $104k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $91k (12.0% 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); 291 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $716 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.37% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.74%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $107,949
• List price: $103,500
• Delta: -4.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18643 Hubbell St	0.15mi	2/1.5 (-1)	1,178 (-1%)	6mo	$43,728	$37	82
18476 Mark Twain St	0.07mi	3/1.0	1,089 (-8%)	8mo	$71,000	$65	74
18274 Marlowe St	0.15mi	3/1.0	1,300 (+10%)	8mo	$145,000	$112	68
19412 Sussex St	0.70mi	3/1.0	1,170 (-1%)	2mo	$93,000	$79	61
18034 Tracey St	0.45mi	4/1.0 (+1)	1,116 (-6%)	2mo	$118,600	$106	61
18235 Tracey St	0.36mi	3/2.0	1,055 (-11%)	4mo	$67,000	$64	60
17531 Ardmore St	0.39mi	4/2.0 (+1)	1,304 (+10%)	2mo	$195,000	$150	57
18045 Coyle St	0.42mi	3/1.0	1,081 (-9%)	8mo	$40,000	$37	56
18982 Coyle St	0.43mi	3/1.0	1,328 (+12%)	3mo	$132,300	$100	56
19139 Lauder St	0.43mi	2/1.0 (-1)	1,335 (+12%)	4mo	$40,000	$30	49
19152 Whitcomb St	0.58mi	2/1.5 (-1)	1,012 (-15%)	2mo	$110,000	$109	42
19341 Schaefer Hwy	0.66mi	2/1.0 (-1)	1,023 (-14%)	8mo	$37,500	$37	33

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: 8.2%
• Equity multiple: 1.32×
• Total profit: $9,354
• Equity at exit: $15,432

10-year hold

• IRR: 17.7%
• Equity multiple: 2.48×
• Total profit: $42,860
• Equity at exit: $8,949

Cash invested: $28,980 (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: 291
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,417 high
• Mortgage (P&I): −$543
• Tax est. 1.5%: −$129 /mo · $1,552/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $404

Break-even live

Break-even rent $905

Max offer price $103,500

Occupancy floor 66%

Sensitivity live

Price	-10% $476	-5% $440	+0% $404	+5% $368	+10% $333
Rent	-10% $292	-5% $348	+0% $404	+5% $460	+10% $516
Rate	-1.0pp $456	-0.5pp $431	base $404	+0.5pp $377	+1.0pp $350

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: $25,875
• Closing costs: $3,105
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	18d	1	0.10mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,500	$1.49	0d	1	0.40mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	26d	1	0.42mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	4d	1	0.43mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	21d	1	0.55mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	6d	1	0.62mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	6d	1	0.77mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	6d	1	0.79mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	5d	1	0.86mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	45d	1	0.90mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	18d	1	0.92mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,300	$0.90	0d	1	0.98mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	12d	1	1.01mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	3d	1	1.02mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	26d	1	1.06mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	18d	1	1.10mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	45d	1	1.14mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	4d	1	1.15mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	0d	1	1.15mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	45d	2	1.15mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	16d	1	1.15mi
17573 Asbury Park Detroit, MI	3.0	2.0	990	$1,400	$1.41	0d	1	1.16mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	18d	1	1.16mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	45d	1	1.19mi
20426 Tracey St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	26d	1	1.24mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	26d	1	1.31mi
19929 Monte Vista St Detroit, MI	3.0	1.0	860	$1,450	$1.69	19d	1	1.32mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	18d	1	1.32mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	45d	1	1.33mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	45d	1	1.36mi
20122 Manor St Detroit, MI	3.0	1.0	1028	$1,200	$1.17	45d	1	1.40mi
20032 Monte Vista St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	22d	1	1.40mi
19307 Lindsay St Detroit, MI	2.0	1.0	900	$1,100	$1.22	0d	1	1.41mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	26d	1	1.45mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	16d	5	1.47mi
20245 Manor Detroit, MI	3.0	1.0	1018	$1,400	$1.38	4d	1	1.47mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	26d	1	1.50mi

Listing history 10 events

1. 2026-06-13
   statusdays on market $103,500 Pending 168 DOM
2. 2026-06-09
   days on market $103,500 Active 165 DOM
3. 2026-06-08
   days on market $103,500 Active 164 DOM
4. 2026-06-07
   days on market $103,500 Active 163 DOM
5. 2026-06-04
   days on market $103,500 Active 160 DOM
6. 2026-06-03
   days on market $103,500 Active 159 DOM
7. 2026-06-01
   days on market $103,500 Active 157 DOM
8. 2026-05-31
   days on market $103,500 Active 156 DOM
9. 2025-12-26
   listed $103,500 Active 227-char remark

   Show marketing remark (227 chars)

   Here is a tenant occupied bungalow on Detroit's west side. 3 BR brick with full basement and 2 car detached garage. Current rent rate is 875 / month. Lease and ledger available upon request. No showings prior to accepted offer.

10. 2025-12-26
    listed $103,500 Active 227-char remark

    Show marketing remark (227 chars)

    Here is a tenant occupied bungalow on Detroit's west side. 3 BR brick with full basement and 2 car detached garage. Current rent rate is 875 / month. Lease and ledger available upon request. No showings prior to accepted offer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,005
• − Mortgage interest: −$5,798
• − Property taxes: −$1,552
• − Insurance: −$518
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$3,011
• Taxable income: $3,406
• Est. tax owed @ 24.0%: −$817
• After-tax cash flow: $4,034/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This bungalow requires moderate repairs to the roof and exterior paint, but is otherwise in fair condition. Painting and roof repair would significantly increase its value.

Repairs flagged

• Major roof shingles — Worn and likely to leak
• Major exterior paint — Discolored and peeling

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair roof — Prevents water damage and extends home life

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof shingles · Worn and likely to leak	Major	$15,000–50,000
exterior paint · Discolored and peeling	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair roof — Prevents water damage and extends home life ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2025-12-26 Listed $103,500 REALCOMP
• 2025-12-26 Listed $103,500 MiRealSource-MiMLS