18681 Shields St · Detroit, MI 48234

$44,900

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 11 Days on market

Built 1948 6,098 sqft lot Est $43k · at est. ↓ 18% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.3/15.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 3-bedroom, 1.5-bath bungalow situated on a large double lot in a growing area of Detroit. The home features a functional layout with a basement that was previously finished. With the right vision, this property can be transformed into a strong rental or resale opportunity. Located near 7 Mile and Conant, the property offers convenient access to major roads, shopping, dining, and everyday amenities. The area continues to see steady investment activity and rental demand. Property is being sold as-is. All measurements, details, and condition should be independently verified. Contact Joyce Hunter to schedule and appointment.

Key facts

• Basement
• Convenient access
• Large double lot

Tags

• LARGE DOUBLE LOT
• FUNCTIONAL LAYOUT
• BASEMENT
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Residential property in JOHN I TURNBULLS 7 MILE- NEVADA subdivision; Directions: North Nevada St, South 7 Mile Rd, East Conant St, West Ryan Rd

Exterior

• Parking: Detached garage (1.5 spaces)
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot approximately 55 x 107 (0.14 acres)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 26.5% vs local median 10.1% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 fast (+6.7%/yr); 227 active listings in the ZIP; 22 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 44% of the median local income ($35k/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 $310 of loan paydown is wiped out by about $1k 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 + 6.7% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,900

Questions for the listing agent

1. Built in 1948 — 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: 2.88% ✓
• Cap rate: 26.53%
• Cash-on-cash: 72.27%
• DSCR: 4.22
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $42,768
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19300 Binder St	0.41mi	2/1.0 (-1)	820 (+4%)	4mo	$10,000	$12	67
18485 Moenart St	0.51mi	3/1.0	834 (+5%)	4mo	$58,500	$70	64
17885 Binder St	0.43mi	3/1.0	844 (+7%)	6mo	$75,000	$89	64
18830 Hasse St	0.22mi	3/1.0	898 (+13%)	7mo	$36,500	$41	62
19667 Sunset St	0.58mi	3/1.5	752 (-5%)	4mo	$28,500	$38	59
19255 Binder St	0.39mi	2/1.0 (-1)	719 (-9%)	3mo	$38,500	$54	59
19725 Lamont St	0.68mi	3/1.0	835 (+5%)	4mo	$10,000	$12	56
18654 Klinger St	0.44mi	3/2.0	860 (+9%)	7mo	$22,000	$26	55
18660 Klinger St	0.44mi	4/2.0 (+1)	880 (+11%)	0mo	$21,000	$24	52
17955 Charest St	0.63mi	3/1.0	880 (+11%)	4mo	$51,800	$59	48
19451 Conley St	0.62mi	3/1.0	900 (+14%)	3mo	$54,000	$60	46
19444 Yonka St	0.58mi	3/1.0	900 (+14%)	8mo	$85,000	$94	44

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 76.0%
• Equity multiple: 4.66×
• Total profit: $45,961
• Equity at exit: $6,695

10-year hold

• IRR: 80.6%
• Equity multiple: 10.89×
• Total profit: $124,338
• Equity at exit: $3,882

Cash invested: $12,572 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 227
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$235
• Tax from tax record: −$11 /mo · $130/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $757

Break-even live

Break-even rent $335

Max offer price $44,900

Occupancy floor 36%

Sensitivity live

Price	-10% $783	-5% $770	+0% $757	+5% $744	+10% $732
Rent	-10% $655	-5% $706	+0% $757	+5% $808	+10% $859
Rate	-1.0pp $780	-0.5pp $769	base $757	+0.5pp $745	+1.0pp $734

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	0.04mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	0.45mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	0.50mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	0.57mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	0.58mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	0.58mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	6d	1	0.58mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	0.60mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	25d	1	0.63mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.64mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	0.65mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.73mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	16d	1	0.78mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	0.95mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	25d	1	0.98mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	1.00mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	1.12mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	17d	1	1.17mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	1.20mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.22mi
20794 Audrey Ave Warren, MI	3.0	1.0	954	$1,350	$1.42	44d	1	1.31mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	44d	1	1.32mi

Listing history 13 events

1. 2026-04-30
   status Pending 657-char remark

   Show marketing remark (657 chars)

   Opportunity awaits with this 3-bedroom, 1.5-bath bungalow situated on a large double lot in a growing area of Detroit. The home features a functional layout with a basement that was previously finished. With the right vision, this property can be transformed into a strong rental or resale opportunity. Located near 7 Mile and Conant, the property offers convenient access to major roads, shopping, dining, and everyday amenities. The area continues to see steady investment activity and rental demand. Property is being sold as-is. All measurements, details, and condition should be independently verified. Contact Joyce Hunter to schedule and appointment.

2. 2026-04-30
   status Pending

   Show marketing remark (657 chars)

   Opportunity awaits with this 3-bedroom, 1.5-bath bungalow situated on a large double lot in a growing area of Detroit. The home features a functional layout with a basement that was previously finished. With the right vision, this property can be transformed into a strong rental or resale opportunity. Located near 7 Mile and Conant, the property offers convenient access to major roads, shopping, dining, and everyday amenities. The area continues to see steady investment activity and rental demand. Property is being sold as-is. All measurements, details, and condition should be independently verified. Contact Joyce Hunter to schedule and appointment.

3. 2026-04-23
   status Active 657-char remark

   Show marketing remark (657 chars)

   Opportunity awaits with this 3-bedroom, 1.5-bath bungalow situated on a large double lot in a growing area of Detroit. The home features a functional layout with a basement that was previously finished. With the right vision, this property can be transformed into a strong rental or resale opportunity. Located near 7 Mile and Conant, the property offers convenient access to major roads, shopping, dining, and everyday amenities. The area continues to see steady investment activity and rental demand. Property is being sold as-is. All measurements, details, and condition should be independently verified. Contact Joyce Hunter to schedule and appointment.

4. 2026-04-23
   status Active

   Show marketing remark (657 chars)

   Opportunity awaits with this 3-bedroom, 1.5-bath bungalow situated on a large double lot in a growing area of Detroit. The home features a functional layout with a basement that was previously finished. With the right vision, this property can be transformed into a strong rental or resale opportunity. Located near 7 Mile and Conant, the property offers convenient access to major roads, shopping, dining, and everyday amenities. The area continues to see steady investment activity and rental demand. Property is being sold as-is. All measurements, details, and condition should be independently verified. Contact Joyce Hunter to schedule and appointment.

5. 2026-04-10
   historical 657-char remark

   Show marketing remark (657 chars)

   Opportunity awaits with this 3-bedroom, 1.5-bath bungalow situated on a large double lot in a growing area of Detroit. The home features a functional layout with a basement that was previously finished. With the right vision, this property can be transformed into a strong rental or resale opportunity. Located near 7 Mile and Conant, the property offers convenient access to major roads, shopping, dining, and everyday amenities. The area continues to see steady investment activity and rental demand. Property is being sold as-is. All measurements, details, and condition should be independently verified. Contact Joyce Hunter to schedule and appointment.

6. 2026-04-06
   listed $44,900 Active

   Show marketing remark (657 chars)

   Opportunity awaits with this 3-bedroom, 1.5-bath bungalow situated on a large double lot in a growing area of Detroit. The home features a functional layout with a basement that was previously finished. With the right vision, this property can be transformed into a strong rental or resale opportunity. Located near 7 Mile and Conant, the property offers convenient access to major roads, shopping, dining, and everyday amenities. The area continues to see steady investment activity and rental demand. Property is being sold as-is. All measurements, details, and condition should be independently verified. Contact Joyce Hunter to schedule and appointment.

7. 2026-04-06
   listed $44,900 Active 657-char remark

   Show marketing remark (657 chars)

   Opportunity awaits with this 3-bedroom, 1.5-bath bungalow situated on a large double lot in a growing area of Detroit. The home features a functional layout with a basement that was previously finished. With the right vision, this property can be transformed into a strong rental or resale opportunity. Located near 7 Mile and Conant, the property offers convenient access to major roads, shopping, dining, and everyday amenities. The area continues to see steady investment activity and rental demand. Property is being sold as-is. All measurements, details, and condition should be independently verified. Contact Joyce Hunter to schedule and appointment.

8. 2023-09-21
   historical
9. 2023-09-21
   historical
10. 2023-09-20
    price $45,000
11. 2023-09-20
    price $45,000
12. 2023-09-19
    listed $55,000 Active
13. 2023-09-19
    listed $55,000 Active

ⓘ 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: $130 · $11/mo
• Projected year-2 tax: $411 · $34/mo
• Expected delta: +$281/yr (+$23/mo · 215.9%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,526
• − Mortgage interest: −$2,515
• − Property taxes: −$130
• − Insurance: −$224
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$1,306
• Taxable income: $8,866
• Est. tax owed @ 24.0%: −$2,128
• After-tax cash flow: $6,958/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · French/Haitian/Cajun 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

-18.4% since first listed

13 events — show timeline

• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-30 Pending — REALCOMP
• 2026-04-23 Relisted — MiRealSource-MiMLS
• 2026-04-23 Relisted — REALCOMP
• 2026-04-10 Listing Removed — MiRealSource-MiMLS
• 2026-04-06 Listed $44,900 REALCOMP
• 2026-04-06 Listed $44,900 MiRealSource-MiMLS
• 2023-09-21 Listing Removed — MiRealSource-MiMLS
• 2023-09-21 Listing Removed — REALCOMP
• 2023-09-20 Price Changed $45,000 MiRealSource-MiMLS
• 2023-09-20 Price Changed $45,000 REALCOMP
• 2023-09-19 Listed $55,000 MiRealSource-MiMLS
• 2023-09-19 Listed $55,000 REALCOMP

Property tax history

-14.9%/yr

Latest (2025): $130 · -84.5% YoY. Source: county tax records.