5125 Renville St · Detroit, MI 48210

$189,000

6 bd · 1.5 ba · 1,514 sqft · SingleFamily public records · 11 Days on market

Built 1923 3,485 sqft lot Est $145k · 30% over

---

Why this score? — see what drove the D- 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 +17.0/30.0
• DSCR +5.3/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity in Southwest Detroit! This multi-family property offers strong rental potential and flexible occupancy options, spacious living areas, and updated main floor living space and central air conditioning throughout. Main floor includes 3 bedrooms, 1 bath and is currently tenant occupied. Tenants are on a month-to-month lease and willing to stay or vacate within 30 days after closing. Second unit includes 2 bedrooms, 1 bath, a large kitchen, and comfortable living space. Finished basement with 1 bedroom, 1 bath, and includes additional living space. Property also includes a large driveway and detached garage. BATVAI. Perfect for investors or owner-occupants looking f

Key facts

• 3,485 sq ft lot
• Garage
• Built 1923

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer at street; Natural gas
• Home design: Residential 2-story; Built in 1923
• Construction: Basement foundation
• Exterior features: Vinyl siding; Paved street access; Frontage approximately 35 feet

Interior

• Bedrooms: Entry-level bedrooms: three roughly 10 x 10 (one listed as 10 x 10, one 10 x 10, one W=10); Second-floor bedrooms: one about 10 x 9 and one about 10 x 10; Basement bedroom: about 10 x 10
• Bathrooms: Three full bathrooms (one on entry level, one on second floor, one in basement)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Finished basement; Total of 10 rooms

What this means for you Summary

Snapshot

• This is a 6-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (14.1% below list).
• Recommended offer: $162k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 94 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $8k; list at $189k implies a 2124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,347 (14.1% below list)

Questions for the listing agent

1. Built in 1923 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.93%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $145,344
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5651 Lonyo St	0.13mi	6/2.0	1,704 (+12%)	15mo	$163,500	$96	58
5657 Springwells St	0.31mi	5/2.0 (-1)	1,716 (+13%)	24mo	$70,000	$41	37

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-22,453
• Equity at exit: $28,181

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-9,221
• Equity at exit: $16,341

Cash invested: $52,920 (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 48210

• Home prices YoY: -22.3%
• Active inventory: 94
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,623 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $129

Break-even live

Break-even rent $1,460

Max offer price $189,000

Occupancy floor 87%

Sensitivity live

Price	-10% $236	-5% $183	+0% $129	+5% $76	+10% $22
Rent	-10% $1	-5% $65	+0% $129	+5% $194	+10% $258
Rate	-1.0pp $225	-0.5pp $177	base $129	+0.5pp $80	+1.0pp $31

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-04
   statusdays on market $189,000 Pending 11 DOM
2. 2026-06-03
   days on market $189,000 Active 10 DOM
3. 2026-06-02
   days on market $189,000 Active 9 DOM
4. 2026-06-01
   days on market $189,000 Active 8 DOM
5. 2026-05-31
   days on market $189,000 Active 7 DOM
6. 2026-05-24
   historical $189,000
7. 2013-09-11
   soldstatus $8,500
8. 2004-02-02
   soldstatus $85,000
9. 2003-09-29
   soldstatus $85,000
10. 2003-07-07
    listed $91,500
11. 1994-08-24
    soldstatus $10,000

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $1,955 · $163/mo
• Expected delta: +$956/yr (+$80/mo · 95.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,482
• − Mortgage interest: −$10,587
• − Property taxes: −$999
• − Insurance: −$945
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$5,498
• Taxable loss: −$1,664
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $1,952/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
• City population: 572,865
• Population (ZIP): 26,925

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 59% White 20% Black 17% Two or more races 16% Native American 1%
• Hispanic origin (detail): Mexican 44% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 2% Danish 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 39% English-only · Spanish 50% Arabic 10%

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: ▼ -85.82%
• Current HPI: 299.5909
• 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

+1790.0% since first listed

6 events — show timeline

• 2026-05-24 Coming Soon $189,000 MiRealSource-MiMLS
• 2013-09-11 Sold (Public Records) $8,500 Public Records
• 2004-02-02 Sold (Public Records) $85,000 Public Records
• 2003-09-29 Sold (MLS) $85,000 REALCOMP
• 2003-07-07 Listed $91,500 REALCOMP
• 1994-08-24 Sold (Public Records) $10,000 Public Records

Property tax history

-3.8%/yr

Latest (2025): $999 · -11.4% YoY. Source: county tax records.