18499 Pierson St · Detroit, MI 48219

$48,500

2 bd · 1.0 ba · 648 sqft · SingleFamily public records · 78 Days on market

Built 1941 6,534 sqft lot $75/sqft · 8% below area Est $53k · 8% under ↓ 12% 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
• ARV discount +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent Opportunity to purchase a single-family house in the west side of Detroit. The property is currently rented for 850/M

Key facts

• 6,534 sq ft lot
• Built 1941
• Listed 78 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $46k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.7% 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: Rents rising fast (+8.0%/yr); 305 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $335 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 + 8.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.12% ✓
• Cap rate: 16.74%
• Cash-on-cash: 37.30%
• DSCR: 2.66
• GRM: 3.9

CMA / ARV

• ARV (median comp): $52,583
• List price: $48,500
• Delta: -7.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17743 Trinity St	0.26mi	2/1.0	662 (+2%)	3mo	$85,000	$128	82
19350 Westbrook St	0.51mi	2/1.0	648 (0%)	14mo	$84,000	$130	64
17370 Stout St	0.57mi	2/1.0	745 (+15%)	2mo	$37,000	$50	47
18927 Westmoreland Rd	0.55mi	3/1.0 (+1)	666 (+3%)	22mo	$55,000	$83	47
17185 Bentler St	0.72mi	2/1.0	690 (+6%)	13mo	$43,000	$62	44
19461 Westbrook St	0.62mi	2/1.0	728 (+12%)	21mo	$62,500	$86	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 39.2%
• Equity multiple: 2.81×
• Total profit: $24,517
• Equity at exit: $7,232

10-year hold

• IRR: 48.2%
• Equity multiple: 6.96×
• Total profit: $80,948
• Equity at exit: $4,193

Cash invested: $13,580 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,030 high
• Mortgage (P&I): −$254
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $422

Break-even live

Break-even rent $496

Max offer price $48,500

Occupancy floor 54%

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	0.22mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.48mi
18450 Lahser Rd Apt 1 Detroit, MI	1.0	1.0	650	$820	$1.26	4d	1	0.57mi
18400 Lahser Rd Detroit, MI	1.0	1.0	620	$950	$1.53	24d	1	0.57mi
18350 Lahser Rd Detroit, MI	1.0	1.0	600	$950	$1.58	43d	1	0.57mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	43d	1	0.66mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	0.67mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	0.67mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.67mi
17644 Lahser Rd Unit 7 Detroit, MI	1.0	1.0	600	$995	$1.66	24d	1	0.67mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	4d	2	0.68mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	14d	1	0.91mi
16885 Lahser Rd Unit 1A Detroit, MI	1.0	1.0	650	$750	$1.15	4d	1	0.99mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	43d	1	0.99mi
16854 Lahser Rd Detroit, MI	1.0	1.0	680	$885	$1.30	12d	1	1.00mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	1.13mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	14d	1	1.18mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	43d	2	1.29mi
22045 Michigan 102 Detroit, MI	1.0	1.0	750	$775	$1.03	43d	1	1.33mi
19255 Shiawassee Dr Apt 105 Detroit, MI	1.0	1.0	680	$950	$1.40	4d	1	1.41mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	43d	2	1.41mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $48,500 Active 78 DOM
2. 2026-06-17
   days on market $48,500 Active 77 DOM
3. 2026-06-15
   days on market $48,500 Active 75 DOM
4. 2026-06-13
   days on market $48,500 Active 73 DOM
5. 2026-06-13
   days on market $48,500 Active 72 DOM
6. 2026-06-09
   days on market $48,500 Active 69 DOM
7. 2026-06-08
   days on market $48,500 Active 68 DOM
8. 2026-06-07
   days on market $48,500 Active 67 DOM
9. 2026-06-04
   days on market $48,500 Active 64 DOM
10. 2026-06-03
    days on market $48,500 Active 63 DOM
11. 2026-06-02
    days on market $48,500 Active 62 DOM
12. 2026-06-01
    days on market $48,500 Active 61 DOM
13. 2026-05-31
    days on market $48,500 Active 60 DOM
14. 2026-04-28
    price $48,500 127-char remark

    Show marketing remark (127 chars)

    Excellent Opportunity to purchase a single-family house in the west side of Detroit. The property is currently rented for 850/M

15. 2026-04-27
    price $48,500 127-char remark

    Show marketing remark (127 chars)

    Excellent Opportunity to purchase a single-family house in the west side of Detroit. The property is currently rented for 850/M

16. 2026-04-01
    listed $55,000 Active 127-char remark

    Show marketing remark (127 chars)

    Excellent Opportunity to purchase a single-family house in the west side of Detroit. The property is currently rented for 850/M

17. 2026-04-01
    listed $55,000 Active 127-char remark

    Show marketing remark (127 chars)

    Excellent Opportunity to purchase a single-family house in the west side of Detroit. The property is currently rented for 850/M

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/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: $12,362
• − Mortgage interest: −$2,717
• − Property taxes: −$1,407
• − Insurance: −$242
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$1,411
• Taxable income: $4,607
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $3,959/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

-11.8% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $48,500 MiRealSource-MiMLS
• 2026-04-27 Price Changed $48,500 REALCOMP
• 2026-04-01 Listed $55,000 REALCOMP
• 2026-04-01 Listed $55,000 MiRealSource-MiMLS

Property tax history

+1.4%/yr

Latest (2025): $1,407 · -56.6% YoY. Source: county tax records.