2676 Montclair St · Detroit, MI 48214

$60,000

4 bd · 2.0 ba · 2,068 sqft · SingleFamily public records · 17 Days on market

Built 1915 5,227 sqft lot $29/sqft · 82% below area

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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 +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2676 Montclair- an incredible opportunity for investors, builders, and savvy buyers looking to create their own vision from the ground up. This property has been taken down to the studs, offering a blank slate for complete renovation. A major start has already been completed with a brand new roof, saving time and costs! Schedule a showing and bring your contractor! The value in the area is here. Check out the comps!

Key facts

• Brand new roof
• Complete renovation
• 5,227 sq ft lot

Tags

• COMPLETE RENOVATION
• BRAND NEW ROOF

Property features AI

Finance

• Other: Located in the Hendries subdivision; cross streets Montclair and Vernor Hwy; directions: Vernor Hwy to Montclair

Exterior

• Parking: No garage
• Utilities: Public water available; Public sewer available
• Home design: Single-family residential; Two stories; Ground-level entry with steps; Brick exterior; Above-grade living area about 2,068 square feet
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Paved road access; Lot dimensions approximately 33 x 154

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Two-level home with ground-level entry and steps; Unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.8% 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: 300 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,589/mo this rent would consume 57% of the median local household income ($34k/yr) (locally 1364% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 5 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: property tax is 2.9% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.65% ✓
• Cap rate: 21.75%
• Cash-on-cash: 55.21%
• DSCR: 3.46
• GRM: 3.1

CMA / ARV

• ARV (median comp): $338,104
• List price: $60,000
• Delta: -82.25%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2251 Bewick St	0.37mi	4/2.0	2,015 (-3%)	3mo	$25,000	$12	76
2592 Harding St	0.11mi	4/2.0	1,844 (-11%)	6mo	$229,000	$124	72
2259 Saint Clair St	0.27mi	4/2.0	1,944 (-6%)	11mo	$85,000	$44	68
2187 Harding St	0.28mi	5/1.5 (+1)	2,026 (-2%)	11mo	$100,000	$49	67
2541 Garland St	0.27mi	3/1.5 (-1)	1,929 (-7%)	6mo	$95,600	$50	65
2659 Harding St	0.11mi	5/1.5 (+1)	2,204 (+7%)	15mo	$216,000	$98	64
1522 Montclair St	0.43mi	4/2.0	2,100 (+2%)	22mo	$118,650	$57	59
2133 Montclair St	0.32mi	5/1.5 (+1)	2,243 (+8%)	12mo	$240,000	$107	54
3976 French Rd	0.64mi	4/2.0	2,240 (+8%)	6mo	$19,000	$8	51
2116 Montclair St	0.33mi	4/1.5	1,908 (-8%)	24mo	$172,500	$90	50
2144 Montclair St	0.30mi	5/1.5 (+1)	2,204 (+7%)	23mo	$242,440	$110	48
3482/3486 Pennsylvania St	0.54mi	4/2.0	1,846 (-11%)	22mo	$25,500	$14	39

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: 53.5%
• Equity multiple: 3.36×
• Total profit: $39,571
• Equity at exit: $8,946

10-year hold

• IRR: 58.7%
• Equity multiple: 6.84×
• Total profit: $98,113
• Equity at exit: $5,188

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 48214

• Active inventory: 300
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,589 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $773

Break-even live

Break-even rent $611

Max offer price $60,000

Occupancy floor 46%

Sensitivity live

Price	-10% $807	-5% $790	+0% $773	+5% $756	+10% $739
Rent	-10% $647	-5% $710	+0% $773	+5% $836	+10% $898
Rate	-1.0pp $803	-0.5pp $788	base $773	+0.5pp $757	+1.0pp $742

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4510 Harding St Detroit, MI	3.0	1.0	2394	$1,500	$0.63	18d	1	0.83mi
2174 Springle St Detroit, MI	3.0	1.0	2256	$1,150	$0.51	3d	1	1.13mi

Listing history 18 events

1. 2026-06-21
   statusdays on market $60,000 Active Under Contract 17 DOM
2. 2026-06-18
   days on market $60,000 Active 14 DOM
3. 2026-06-17
   days on market $60,000 Active 13 DOM
4. 2026-06-16
   days on market $60,000 Active 12 DOM
5. 2026-06-15
   days on market $60,000 Active 11 DOM
6. 2026-06-13
   days on market $60,000 Active 9 DOM
7. 2026-06-13
   days on market $60,000 Active 8 DOM
8. 2026-06-09
   days on market $60,000 Active 5 DOM
9. 2026-06-08
   days on market $60,000 Active 4 DOM
10. 2026-06-07
    statusdays on marketlisting id $60,000 Active 3 DOM
11. 2026-06-03
    days on market $60,000 Active Under Contract 55 DOM
12. 2026-06-02
    days on market $60,000 Active Under Contract 54 DOM
13. 2026-06-01
    days on market $60,000 Active Under Contract 53 DOM
14. 2026-05-31
    days on market $60,000 Active Under Contract 52 DOM
15. 2026-05-04
    historical Active Under Contract 432-char remark
16. 2026-05-04
    historical Accepting Backup Offers 430-char remark
17. 2026-04-10
    listed $60,000 Active 432-char remark
18. 2026-04-09
    listed $60,000 Active 430-char remark

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $1,713 · $143/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 ≥96°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: $19,068
• − Mortgage interest: −$3,361
• − Property taxes: −$1,713
• − Insurance: −$300
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$1,745
• Taxable income: $8,898
• Est. tax owed @ 24.0%: −$2,135
• After-tax cash flow: $7,140/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• 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: ▼ -367.43%
• Current HPI: 102.0969
• Rent YoY: —
• 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

9 events — show timeline

• 2026-06-04 Listed $60,000 MiRealSource-MiMLS
• 2026-06-04 Listing Removed — REALCOMP
• 2026-06-04 Listed $60,000 REALCOMP
• 2026-06-03 Listing Removed — MiRealSource-MiMLS
• 2026-06-03 Relisted — REALCOMP
• 2026-05-04 Contingent — REALCOMP
• 2026-05-04 Contingent — MiRealSource-MiMLS
• 2026-04-10 Listed $60,000 REALCOMP
• 2026-04-09 Listed $60,000 MiRealSource-MiMLS

Property tax history

+7.5%/yr

Latest (2025): $1,713 · -10.9% YoY. Source: county tax records.