17892 Bradford St · Detroit, MI 48205

$84,900

2 bd · 1.0 ba · 902 sqft · SingleFamily public records · 119 Days on market

Built 1930 5,227 sqft lot $94/sqft · 45% above area Est $59k · 45% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bathroom single-family home offering 902 square feet of comfortable, easy-to-maintain living space. Perfect for first-time home buyers, downsizers, or investors, this property offers both affordability and opportunity. The manageable size allows for low-maintenance living while still providing comfortable space to relax and entertain. Located in Detroit, this home provides convenient access to major roads, shopping, dining, and local amenities.

Key facts

• 5,227 sq ft lot
• Built 1930
• Listed 118 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (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 (+1.3%/yr); 373 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 37% of the median local income ($39k/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 $587 of loan paydown is wiped out by about $3k 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 + 1.3% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago 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.
• Current owner paid $13k; list at $85k implies a 553% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 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 1930 — 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: 1.40% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.57%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (median comp): $58,590
• List price: $84,900
• Delta: 44.91%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17401 Albion St	0.35mi	2/1.0	865 (-4%)	1mo	$50,000	$58	76
18488 Waltham St	0.40mi	3/1.0 (+1)	902 (0%)	4mo	$56,000	$62	73
19140 Algonac St	0.74mi	2/1.0	892 (-1%)	1mo	$46,000	$52	63
17892 Runyon St	0.31mi	3/1.5 (+1)	995 (+10%)	2mo	$56,000	$56	60
18982 Hamburg St	0.53mi	3/1.0 (+1)	952 (+6%)	3mo	$45,000	$47	59
19145 Strasburg St	0.60mi	3/1.5 (+1)	931 (+3%)	7mo	$90,000	$97	54
19161 Hamburg St	0.63mi	3/1.0 (+1)	960 (+6%)	2mo	$116,000	$121	53
17694 Teppert St	0.39mi	3/1.0 (+1)	1,013 (+12%)	6mo	$120,000	$118	51
18954 Hamburg St	0.50mi	3/1.5 (+1)	970 (+8%)	9mo	$95,500	$98	50
11455 Kenmoor St	0.65mi	3/1.5 (+1)	955 (+6%)	4mo	$119,000	$125	50
18709 Runyon St	0.52mi	3/1.0 (+1)	1,000 (+11%)	7mo	$62,000	$62	47
18696 Blackmoor St	0.73mi	3/1.0 (+1)	1,010 (+12%)	0mo	$77,500	$77	41

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.32×
• Total profit: $7,713
• Equity at exit: $12,659

10-year hold

• IRR: 16.2%
• Equity multiple: 2.22×
• Total profit: $29,108
• Equity at exit: $7,341

Cash invested: $23,772 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$445
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $368

Break-even live

Break-even rent $727

Max offer price $84,900

Occupancy floor 64%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	0.09mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	43d	1	0.26mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	0.41mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	0.46mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	0.53mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	0.57mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	21d	1	0.57mi
18667 Algonac St Detroit, MI	1.0	1.0	680	$1,999	$2.94	17d	1	0.64mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	43d	1	0.64mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	43d	1	0.72mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	17d	1	0.72mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	17d	1	0.73mi
13503 E McNichols Rd Unit 7 Detroit, MI	1.0	1.0	750	$800	$1.07	17d	1	0.73mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	0.79mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	17d	1	0.80mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	17d	1	0.88mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	0.92mi
14103 Rochelle Ave Unit 3 Detroit, MI	1.0	1.0	700	$800	$1.14	43d	1	1.07mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	17d	1	1.12mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	14d	1	1.19mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	17d	1	1.26mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	17d	1	1.32mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	17d	1	1.40mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	1.40mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	1.46mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	11d	1	1.48mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	17d	1	1.48mi

Listing history 37 events

1. 2026-06-18
   days on market $84,900 Active 119 DOM
2. 2026-06-17
   days on market $84,900 Active 118 DOM
3. 2026-06-15
   days on market $84,900 Active 116 DOM
4. 2026-06-13
   days on market $84,900 Active 114 DOM
5. 2026-06-13
   days on market $84,900 Active 113 DOM
6. 2026-06-09
   days on market $84,900 Active 110 DOM
7. 2026-06-08
   days on market $84,900 Active 109 DOM
8. 2026-06-07
   days on market $84,900 Active 108 DOM
9. 2026-06-04
   days on market $84,900 Active 105 DOM
10. 2026-06-03
    days on market $84,900 Active 104 DOM
11. 2026-06-01
    days on market $84,900 Active 102 DOM
12. 2026-05-31
    days on market $84,900 Active 101 DOM
13. 2026-02-20
    listed $84,900 Active 470-char remark

    Show marketing remark (470 chars)

    Charming 2-bedroom, 1-bathroom single-family home offering 902 square feet of comfortable, easy-to-maintain living space. Perfect for first-time home buyers, downsizers, or investors, this property offers both affordability and opportunity. The manageable size allows for low-maintenance living while still providing comfortable space to relax and entertain. Located in Detroit, this home provides convenient access to major roads, shopping, dining, and local amenities.

14. 2026-02-20
    listed $84,900 Active 470-char remark

    Show marketing remark (470 chars)

    Charming 2-bedroom, 1-bathroom single-family home offering 902 square feet of comfortable, easy-to-maintain living space. Perfect for first-time home buyers, downsizers, or investors, this property offers both affordability and opportunity. The manageable size allows for low-maintenance living while still providing comfortable space to relax and entertain. Located in Detroit, this home provides convenient access to major roads, shopping, dining, and local amenities.

15. 2026-02-19
    historical $84,900 470-char remark

    Show marketing remark (470 chars)

    Charming 2-bedroom, 1-bathroom single-family home offering 902 square feet of comfortable, easy-to-maintain living space. Perfect for first-time home buyers, downsizers, or investors, this property offers both affordability and opportunity. The manageable size allows for low-maintenance living while still providing comfortable space to relax and entertain. Located in Detroit, this home provides convenient access to major roads, shopping, dining, and local amenities.

16. 2020-09-08
    soldstatus $13,000 Sold
17. 2020-09-08
    soldstatus $13,000 Closed
18. 2020-08-24
    status Pending
19. 2020-08-24
    status Pending
20. 2020-07-30
    price $19,900
21. 2020-07-29
    price $19,900
22. 2020-03-18
    listed $22,500 Active
23. 2020-03-18
    listed $22,500 Active
24. 2010-03-23
    historical
25. 2010-03-21
    historical
26. 2009-12-21
    listed $46,000
27. 2009-12-21
    listed $46,000
28. 2009-12-21
    historical
29. 2009-12-21
    historical
30. 2009-10-12
    listed $56,000
31. 2009-06-22
    listed $56,000
32. 2001-01-19
    soldstatus $19,500
33. 2000-09-01
    listed $19,000
34. 1999-05-13
    soldstatus $36,293
35. 1996-04-24
    soldstatus $21,500
36. 1996-04-01
    soldstatus $31,000
37. 1994-03-10
    soldstatus $13,000

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$92/yr (+$8/mo · 8.2%)

ⓘ 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 · 14 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: $14,311
• − Mortgage interest: −$4,756
• − Property taxes: −$1,124
• − Insurance: −$424
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$2,470
• Taxable income: $3,247
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $3,635/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+553.1% since first listed

25 events — show timeline

• 2026-02-20 Listed $84,900 MiRealSource-MiMLS
• 2026-02-20 Listed $84,900 REALCOMP
• 2026-02-19 Coming Soon $84,900 MiRealSource-MiMLS
• 2020-09-08 Sold (MLS) $13,000 MiRealSource-MiMLS
• 2020-09-08 Sold (MLS) $13,000 REALCOMP
• 2020-08-24 Pending — MiRealSource-MiMLS
• 2020-08-24 Pending — REALCOMP
• 2020-07-30 Price Changed $19,900 MiRealSource-MiMLS
• 2020-07-29 Price Changed $19,900 REALCOMP
• 2020-03-18 Listed $22,500 MiRealSource-MiMLS
• 2020-03-18 Listed $22,500 REALCOMP
• 2010-03-23 Listing Removed — MiRealSource-MiMLS
• 2010-03-21 Listing Removed — REALCOMP
• 2009-12-21 Listing Removed — REALCOMP
• 2009-12-21 Listing Removed — MiRealSource-MiMLS
• 2009-12-21 Listed $46,000 REALCOMP
• 2009-12-21 Listed $46,000 MiRealSource-MiMLS
• 2009-10-12 Listed $56,000 REALCOMP
• 2009-06-22 Listed $56,000 MiRealSource-MiMLS
• 2001-01-19 Sold (MLS) $19,500 REALCOMP
• 2000-09-01 Listed $19,000 REALCOMP
• 1999-05-13 Sold (Public Records) $36,293 Public Records
• 1996-04-24 Sold (Public Records) $21,500 Public Records
• 1996-04-01 Sold (Public Records) $31,000 Public Records
• 1994-03-10 Sold (Public Records) $13,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,124 · -53.8% YoY. Source: county tax records.