17371 Greenlawn St · Detroit, MI 48221

$160,000

3 bd · 2.0 ba · 2,150 sqft · SingleFamily public records · 107 Days on market

Built 1935 5,227 sqft lot Est $215k · 26% under

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Why this score? — see what drove the C+ 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 +23.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom, two and a half bath brick Colonial ready for your vision to restore its incredible historic charm! Located in the University District, Santa Maria Park, this home has a ton of space and potential! Nearly 2200 square feet of finished space, built in storage cabinets, large bedrooms, first floor office/library/den that could be a bedroom, a full finished basement with tons of additional storage. Hardwood flooring underneath carpet throughout, detached two car garage. Tons of equity potential with current neighborhood comps!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1935

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% below list) — sets the bar for market timing.

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 (+3.4%/yr); 349 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 36% of the median local income ($58k/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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 107 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 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: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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: 1.08% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $215,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18287 Santa Rosa Dr	0.57mi	3/2.0	2,142 (-0%)	1mo	$200,000	$93	72
17540 Indiana St	0.35mi	4/2.0 (+1)	2,020 (-6%)	2mo	$155,000	$77	68
17175 Greenlawn St	0.12mi	3/1.5	1,841 (-14%)	3mo	$212,000	$115	66
18625 Cherrylawn St	0.61mi	3/2.5	2,185 (+2%)	1mo	$230,000	$105	66
18622 Ohio St	0.62mi	3/2.0	2,198 (+2%)	3mo	$220,000	$100	65
8549 Marygrove Dr	0.48mi	3/1.5	1,993 (-7%)	1mo	$224,000	$112	63
17585 Wisconsin St	0.34mi	4/2.0 (+1)	1,944 (-10%)	3mo	$290,000	$149	61
17202 Warrington Dr	0.61mi	3/3.0	2,071 (-4%)	1mo	$195,000	$94	60
16653 Woodingham Dr	0.39mi	3/1.0	2,368 (+10%)	1mo	$75,000	$32	60
16801 Washburn St	0.63mi	4/2.0 (+1)	2,031 (-6%)	2mo	$230,000	$113	55
18041 Griggs St	0.68mi	4/2.0 (+1)	2,300 (+7%)	3mo	$202,025	$88	49
18655 Monica St	0.70mi	3/1.5	1,933 (-10%)	0mo	$120,000	$62	48

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-6,764
• Equity at exit: $23,857

10-year hold

• IRR: 6.2%
• Equity multiple: 1.47×
• Total profit: $21,004
• Equity at exit: $13,834

Cash invested: $44,800 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$839
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $289

Break-even live

Break-even rent $1,364

Max offer price $160,000

Occupancy floor 78%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17530 Roselawn St Unit 1 Detroit, MI	3.0	2.0	1600	$2,000	$1.25	24d	1	0.08mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	43d	1	0.54mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	19d	1	0.58mi
16211 Kentucky St Detroit, MI	4.0	2.0	2168	$1,995	$0.92	17d	1	0.70mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	43d	1	0.86mi
16834 Fairfield St Detroit, MI	2.0	1.0	1516	$1,363	$0.90	24d	1	0.93mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	1.02mi
16503 Linwood St Detroit, MI	4.0	2.0	2415	$1,800	$0.75	3d	1	1.31mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	43d	1	1.32mi

Listing history 5 events

1. 2025-11-14
   status Pending

   Show marketing remark (542 chars)

   Three bedroom, two and a half bath brick Colonial ready for your vision to restore its incredible historic charm! Located in the University District, Santa Maria Park, this home has a ton of space and potential! Nearly 2200 square feet of finished space, built in storage cabinets, large bedrooms, first floor office/library/den that could be a bedroom, a full finished basement with tons of additional storage. Hardwood flooring underneath carpet throughout, detached two car garage. Tons of equity potential with current neighborhood comps!

2. 2025-11-14
   status Pending 542-char remark

   Show marketing remark (542 chars)

   Three bedroom, two and a half bath brick Colonial ready for your vision to restore its incredible historic charm! Located in the University District, Santa Maria Park, this home has a ton of space and potential! Nearly 2200 square feet of finished space, built in storage cabinets, large bedrooms, first floor office/library/den that could be a bedroom, a full finished basement with tons of additional storage. Hardwood flooring underneath carpet throughout, detached two car garage. Tons of equity potential with current neighborhood comps!

3. 2025-07-31
   listed $160,000 Active 542-char remark

   Show marketing remark (542 chars)

   Three bedroom, two and a half bath brick Colonial ready for your vision to restore its incredible historic charm! Located in the University District, Santa Maria Park, this home has a ton of space and potential! Nearly 2200 square feet of finished space, built in storage cabinets, large bedrooms, first floor office/library/den that could be a bedroom, a full finished basement with tons of additional storage. Hardwood flooring underneath carpet throughout, detached two car garage. Tons of equity potential with current neighborhood comps!

4. 2025-07-31
   listed $160,000 Active

   Show marketing remark (542 chars)

   Three bedroom, two and a half bath brick Colonial ready for your vision to restore its incredible historic charm! Located in the University District, Santa Maria Park, this home has a ton of space and potential! Nearly 2200 square feet of finished space, built in storage cabinets, large bedrooms, first floor office/library/den that could be a bedroom, a full finished basement with tons of additional storage. Hardwood flooring underneath carpet throughout, detached two car garage. Tons of equity potential with current neighborhood comps!

5. 2025-07-28
   historical $160,000 542-char remark

   Show marketing remark (542 chars)

   Three bedroom, two and a half bath brick Colonial ready for your vision to restore its incredible historic charm! Located in the University District, Santa Maria Park, this home has a ton of space and potential! Nearly 2200 square feet of finished space, built in storage cabinets, large bedrooms, first floor office/library/den that could be a bedroom, a full finished basement with tons of additional storage. Hardwood flooring underneath carpet throughout, detached two car garage. Tons of equity potential with current neighborhood comps!

ⓘ 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: $2,062 · $172/mo
• Projected year-2 tax: $2,263 · $189/mo
• Expected delta: +$201/yr (+$17/mo · 9.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,752
• − Mortgage interest: −$8,962
• − Property taxes: −$2,062
• − Insurance: −$800
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$4,655
• Taxable income: $953
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $3,235/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): 41,392
• Household income: $57,878
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1646.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 4% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -433.14%
• Current HPI: 280.5434
• Rent YoY: ▲ 3.44%
• 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

5 events — show timeline

• 2025-11-14 Pending — REALCOMP
• 2025-11-14 Pending — MiRealSource-MiMLS
• 2025-07-31 Listed $160,000 MiRealSource-MiMLS
• 2025-07-31 Listed $160,000 REALCOMP
• 2025-07-28 Coming Soon $160,000 MiRealSource-MiMLS

Property tax history

-2.5%/yr

Latest (2025): $2,062 · -55.9% YoY. Source: county tax records.