18071 SAINT MARYS St · Detroit, MI 48235 3176

$60,000

2 bd · 1.0 ba · 878 sqft · SingleFamily public records · 188 Days on market

Built 1941 4,791 sqft lot $68/sqft · 27% below area Est $83k · 27% under

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

Listing remarks MLS

Welcome to this charming home on Detroit!!!, this well-maintained property with newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !! DO NOT DISTURB THE TENANTS * * *

Key facts

• Close to restaurants
• Newer windows
• Close to shops

Tags

• NEWER WINDOWS
• UPDATED KITCHEN
• UPDATED BATHROOM
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPS
• CLOSE TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 10.2% 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: 1 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 30y ago; this cycle's ask has dropped $8k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.21% ✓
• Cap rate: 18.70%
• Cash-on-cash: 44.31%
• DSCR: 2.97
• GRM: 3.8

CMA / ARV

• ARV (median comp): $82,518
• List price: $60,000
• Delta: -27.29%
• 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
17552 Ferguson St	0.19mi	3/1.0 (+1)	957 (+9%)	5mo	$43,000	$45	67
18968 Asbury Park	0.51mi	2/1.0	941 (+7%)	10mo	$71,000	$75	56
18950 Biltmore St	0.53mi	2/1.0	781 (-11%)	1mo	$46,000	$59	56
17355 Saint Marys St	0.26mi	3/1.0 (+1)	1,000 (+14%)	5mo	$55,000	$55	56
19142 Murray Hill St	0.61mi	3/1.0 (+1)	907 (+3%)	8mo	$87,000	$96	54
18937 Lindsay St	0.58mi	3/1.0 (+1)	951 (+8%)	2mo	$59,000	$62	53
18435 Robson St	0.73mi	3/1.0 (+1)	925 (+5%)	0mo	$86,000	$93	52
19132 Gilchrist St	0.65mi	3/1.0 (+1)	916 (+4%)	8mo	$85,000	$93	51
16853 Mansfield St	0.51mi	3/2.0 (+1)	950 (+8%)	4mo	$205,000	$216	50
16758 Murray Hill St	0.60mi	3/1.0 (+1)	934 (+6%)	9mo	$54,300	$58	49
18494 Ashton Ave	0.71mi	3/1.0 (+1)	943 (+7%)	2mo	$95,000	$101	48
18460 Winthrop St	0.42mi	3/1.0 (+1)	1,002 (+14%)	7mo	$65,000	$65	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.6%
• Equity multiple: 3.78×
• Total profit: $46,769
• Equity at exit: $26,979

10-year hold

• IRR: 49.3%
• Equity multiple: 7.62×
• Total profit: $111,165
• Equity at exit: $41,577

Cash invested: $16,800 (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 3176

• Active inventory: 1
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$315
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $620

Break-even live

Break-even rent $541

Max offer price $60,000

Occupancy floor 48%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	16d	1	0.16mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	3d	1	0.24mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	1d	1	0.39mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	43d	1	0.41mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	4d	1	0.43mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	0.51mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	16d	1	0.73mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.87mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	16d	1	0.90mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	12d	1	1.02mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	43d	1	1.07mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	16d	1	1.15mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	43d	1	1.19mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	16d	1	1.23mi
18637 James Couzens Fwy Apt 103A Detroit, MI	1.0	1.0	630	$835	$1.33	1d	1	1.24mi
18637 James Couzens Fwy Unit C103 Detroit, MI	1.0	1.0	630	$835	$1.33	43d	1	1.24mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	14d	1	1.25mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	1.27mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	1.29mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	43d	1	1.30mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	43d	1	1.31mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	43d	1	1.33mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	24d	1	1.35mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	43d	1	1.36mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	43d	1	1.36mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	43d	1	1.36mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	4d	1	1.36mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	43d	1	1.40mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	10d	1	1.41mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	4d	1	1.42mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	1.43mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	16d	1	1.45mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	4d	1	1.46mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.46mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	14d	1	1.49mi

Listing history 50 events

1. 2026-06-08
   days on marketlisting id $60,000 Active 188 DOM
2. 2026-06-07
   days on market $60,000 Active 187 DOM
3. 2026-06-04
   days on market $60,000 Active 184 DOM
4. 2026-06-03
   days on market $60,000 Active 183 DOM
5. 2026-06-01
   days on market $60,000 Active 181 DOM
6. 2026-05-31
   days on market $60,000 Active 180 DOM
7. 2026-05-08
   price $60,000 300-char remark

   Show marketing remark (300 chars)

   Welcome to this charming home on Detroit!!!, this well-maintained property with newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !! DO NOT DISTURB THE TENANTS * * *

8. 2026-05-08
   price $60,000 300-char remark

   Show marketing remark (300 chars)

   Welcome to this charming home on Detroit!!!, this well-maintained property with newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !! DO NOT DISTURB THE TENANTS * * *

9. 2025-12-02
   listed $68,000 Active 300-char remark

   Show marketing remark (300 chars)

   Welcome to this charming home on Detroit!!!, this well-maintained property with newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !! DO NOT DISTURB THE TENANTS * * *

10. 2025-12-02
    listed $68,000 Active 300-char remark

    Show marketing remark (300 chars)

    Welcome to this charming home on Detroit!!!, this well-maintained property with newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !! DO NOT DISTURB THE TENANTS * * *

11. 2025-11-23
    historical
12. 2025-11-23
    historical
13. 2025-11-21
    price $68,000
14. 2025-11-20
    price $68,000
15. 2025-08-07
    price $70,000
16. 2025-08-07
    price $70,000
17. 2025-05-22
    listed $75,000 Active
18. 2025-05-22
    listed $75,000 Active
19. 2025-05-22
    historical
20. 2025-05-22
    historical
21. 2024-09-03
    listed $80,000 Active
22. 2024-09-03
    listed $80,000 Active
23. 2023-07-27
    historical
24. 2023-07-27
    historical
25. 2023-05-02
    listed $78,900 Active
26. 2023-05-02
    listed $78,900 Active
27. 2023-03-31
    historical
28. 2023-03-31
    historical
29. 2022-12-14
    price $78,900
30. 2022-12-13
    price $78,900
31. 2022-10-22
    listed $80,000 Active
32. 2022-10-22
    listed $80,000 Active
33. 2022-10-21
    historical
34. 2022-10-21
    historical
35. 2019-07-01
    soldstatus $70,000
36. 2016-09-30
    historical
37. 2016-09-30
    historical
38. 2016-09-01
    listed $10,900
39. 2016-09-01
    listed $10,900
40. 2011-12-12
    soldstatus $8,000
41. 2011-12-12
    soldstatus $8,000
42. 2011-12-12
    soldstatus $8,000
43. 2011-11-21
    historical
44. 2011-11-03
    listed $7,950
45. 2011-11-03
    listed $7,950
46. 2011-11-03
    listed $7,950
47. 2007-06-27
    historical
48. 2007-02-05
    listed $84,900
49. 2006-08-14
    historical
50. 2006-08-14
    historical

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $1,054 · $88/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: $15,917
• − Mortgage interest: −$3,361
• − Property taxes: −$1,054
• − Insurance: −$300
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$1,745
• Taxable income: $6,910
• Est. tax owed @ 24.0%: −$1,658
• After-tax cash flow: $5,786/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+115.1% since first listed

53 events — show timeline

• 2026-05-08 Price Changed $60,000 MiRealSource-MiMLS
• 2026-05-08 Price Changed $60,000 REALCOMP
• 2025-12-02 Listed $68,000 REALCOMP
• 2025-12-02 Listed $68,000 MiRealSource-MiMLS
• 2025-11-23 Listing Removed — MiRealSource-MiMLS
• 2025-11-23 Listing Removed — REALCOMP
• 2025-11-21 Price Changed $68,000 MiRealSource-MiMLS
• 2025-11-20 Price Changed $68,000 REALCOMP
• 2025-08-07 Price Changed $70,000 MiRealSource-MiMLS
• 2025-08-07 Price Changed $70,000 REALCOMP
• 2025-05-22 Listed $75,000 REALCOMP
• 2025-05-22 Listing Removed — REALCOMP
• 2025-05-22 Listing Removed — MiRealSource-MiMLS
• 2025-05-22 Listed $75,000 MiRealSource-MiMLS
• 2024-09-03 Listed $80,000 REALCOMP
• 2024-09-03 Listed $80,000 MiRealSource-MiMLS
• 2023-07-27 Listing Removed — MiRealSource-MiMLS
• 2023-07-27 Listing Removed — REALCOMP
• 2023-05-02 Listed $78,900 MiRealSource-MiMLS
• 2023-05-02 Listed $78,900 REALCOMP
• 2023-03-31 Listing Removed — MiRealSource-MiMLS
• 2023-03-31 Listing Removed — REALCOMP
• 2022-12-14 Price Changed $78,900 MiRealSource-MiMLS
• 2022-12-13 Price Changed $78,900 REALCOMP
• 2022-10-22 Listed $80,000 MiRealSource-MiMLS
• 2022-10-22 Listed $80,000 REALCOMP
• 2022-10-21 Coming Soon — REALCOMP
• 2022-10-21 Coming Soon — MiRealSource-MiMLS
• 2019-07-01 Sold (Public Records) $70,000 Public Records
• 2016-09-30 Listing Removed — MiRealSource-MiMLS
• 2016-09-30 Listing Removed — REALCOMP
• 2016-09-01 Listed $10,900 MiRealSource-MiMLS
• 2016-09-01 Listed $10,900 REALCOMP
• 2011-12-12 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2011-12-12 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2011-12-12 Sold (MLS) $8,000 REALCOMP
• 2011-11-21 Listing Removed — MiRealSource-MiMLS
• 2011-11-03 Listed $7,950 MiRealSource-MiMLS
• 2011-11-03 Listed $7,950 MiRealSource-MiMLS
• 2011-11-03 Listed $7,950 REALCOMP
• 2007-06-27 Listing Removed — REALCOMP
• 2007-02-05 Listed $84,900 REALCOMP
• 2006-08-14 Listing Removed — MiRealSource-MiMLS
• 2006-08-14 Listing Removed — REALCOMP
• 2006-02-14 Listed $87,000 MiRealSource-MiMLS
• 2006-02-14 Listed $87,000 REALCOMP
• 2002-10-11 Sold (Public Records) $74,000 Public Records
• 2002-09-15 Sold (MLS) $74,000 REALCOMP
• 2002-06-26 Listed $74,000 REALCOMP
• 1997-02-13 Sold (Public Records) $37,500 Public Records
• 1996-12-10 Sold (MLS) $39,500 REALCOMP
• 1996-10-14 Listed $40,000 REALCOMP
• 1992-01-29 Sold (Public Records) $27,900 Public Records

Property tax history

-3.2%/yr

Latest (2025): $1,054 · -8.4% YoY. Source: county tax records.