17206 Fenelon St · Detroit, MI 48212

$95,000

3 bd · 1.0 ba · 931 sqft · SingleFamily public records · 36 Days on market

Built 1924 3,485 sqft lot Est $80k · 19% 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.7/5.0
• 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 MLS

Charming 3-bedroom bungalow located in a convenient Hamtramck location near schools, shopping, restaurants, and major freeways. Home features spacious living areas, functional layout, and generous room sizes with great potential for owner occupants or investors alike. Basement provides additional storage space and flexibility. Property is being sold as is. Buyer agent to verify all information and measurements. BATVAI.

Key facts

• Generous room sizes
• Functional layout
• 3,485 sq ft lot

Tags

• SPACIOUS LIVING AREAS
• FUNCTIONAL LAYOUT
• GENEROUS ROOM SIZES
• ADDITIONAL STORAGE SPACE

Property features AI

Finance

• Financial info: Property tax information available (2025)

Exterior

• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Built in 1924; Other construction materials
• Exterior features: Public water

Interior

• Bedrooms: Primary bedroom; Second bedroom; Third bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Partial Michigan-style basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% 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: 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.
• Zoned schools: Davison Elementarymiddle School (math 30% / reading 30%, grade F, #860 of 1,397 statewide, top 62%, 739 students, 94% FRL); Pershing High School (math 10% / reading 10%, grade F, #659 of 713 statewide, top 97%, 408 students, 89% FRL) — zoned schools at 92% FRL track the district average.
• Market conditions: 170 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 39% of the median local income ($38k/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 $657 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 + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $95k implies a 1800% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.32% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.08%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $80,066
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17833 Binder St	0.64mi	3/1.0	1,000 (+7%)	4mo	$46,000	$46	54
18485 Moenart St	0.62mi	3/1.0	834 (-10%)	4mo	$58,500	$70	51
17885 Binder St	0.67mi	3/1.0	844 (-9%)	6mo	$75,000	$89	48
18425 Justine St	0.62mi	3/1.0	1,000 (+7%)	15mo	$82,000	$82	46
4015 E Nevada St	0.68mi	2/1.0 (-1)	924 (-1%)	22mo	$27,000	$29	44
18615 Bloom St	0.69mi	3/1.0	855 (-8%)	20mo	$85,000	$99	38
13826 Gallagher St	0.74mi	2/1.0 (-1)	800 (-14%)	3mo	$90,000	$113	35
3878 Charles St	0.67mi	4/2.0 (+1)	1,021 (+10%)	12mo	$251,500	$246	34
18637 Conley St	0.68mi	3/1.0	1,051 (+13%)	16mo	$90,000	$86	33
18643 Eureka St	0.73mi	3/1.0	1,061 (+14%)	13mo	$43,550	$41	32
12626 Moran St	0.68mi	4/2.0 (+1)	837 (-10%)	16mo	$169,900	$203	29

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: 5.7%
• Equity multiple: 1.22×
• Total profit: $5,909
• Equity at exit: $14,165

10-year hold

• IRR: 15.1%
• Equity multiple: 2.23×
• Total profit: $32,624
• Equity at exit: $8,214

Cash invested: $26,600 (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 48212

• Home prices YoY: -34.2%
• Active inventory: 170
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$498
• Tax from tax record: −$115 /mo · $1,383/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $334

Break-even live

Break-even rent $827

Max offer price $95,000

Occupancy floor 68%

Sensitivity live

Price	-10% $388	-5% $361	+0% $334	+5% $307	+10% $280
Rent	-10% $235	-5% $285	+0% $334	+5% $384	+10% $433
Rate	-1.0pp $382	-0.5pp $358	base $334	+0.5pp $310	+1.0pp $285

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	20d	1	0.82mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	19d	1	0.90mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	46d	1	0.91mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	24d	1	0.91mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	46d	1	0.99mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	7d	1	1.11mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	26d	1	1.17mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	46d	1	1.17mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	19d	1	1.23mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	7d	1	1.25mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	27d	1	1.33mi
3191 Belmont St Hamtramck, MI	2.0	1.0	900	$1,350	$1.50	27d	1	1.35mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	19d	1	1.36mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	27d	1	1.38mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	7d	1	1.43mi

Listing history 21 events

1. 2026-06-22
   days on market $95,000 Active 36 DOM
2. 2026-06-21
   days on market $95,000 Active 35 DOM
3. 2026-06-18
   days on market $95,000 Active 32 DOM
4. 2026-06-17
   days on market $95,000 Active 31 DOM
5. 2026-06-15
   days on market $95,000 Active 29 DOM
6. 2026-06-13
   days on market $95,000 Active 27 DOM
7. 2026-06-13
   days on market $95,000 Active 26 DOM
8. 2026-06-09
   days on market $95,000 Active 23 DOM
9. 2026-06-08
   pricedays on market $95,000 Active 22 DOM

   Show marketing remark (422 chars)

   Charming 3-bedroom bungalow located in a convenient Hamtramck location near schools, shopping, restaurants, and major freeways. Home features spacious living areas, functional layout, and generous room sizes with great potential for owner occupants or investors alike. Basement provides additional storage space and flexibility. Property is being sold as is. Buyer agent to verify all information and measurements. BATVAI.

10. 2026-06-07
    days on market $114,999 Active 21 DOM
11. 2026-06-04
    days on market $114,999 Active 18 DOM
12. 2026-06-03
    days on market $114,999 Active 17 DOM
13. 2026-06-02
    days on market $114,999 Active 16 DOM
14. 2026-06-01
    days on market $114,999 Active 15 DOM
15. 2026-05-31
    days on market $114,999 Active 14 DOM
16. 2026-05-11
    listed $114,999 Active

    Show marketing remark (422 chars)

    Charming 3-bedroom bungalow located in a convenient Hamtramck location near schools, shopping, restaurants, and major freeways. Home features spacious living areas, functional layout, and generous room sizes with great potential for owner occupants or investors alike. Basement provides additional storage space and flexibility. Property is being sold as is. Buyer agent to verify all information and measurements. BATVAI.

17. 2026-05-11
    listed $114,999 Active 422-char remark

    Show marketing remark (422 chars)

    Charming 3-bedroom bungalow located in a convenient Hamtramck location near schools, shopping, restaurants, and major freeways. Home features spacious living areas, functional layout, and generous room sizes with great potential for owner occupants or investors alike. Basement provides additional storage space and flexibility. Property is being sold as is. Buyer agent to verify all information and measurements. BATVAI.

18. 2026-05-11
    listed $114,999 Active 422-char remark

    Show marketing remark (422 chars)

    Charming 3-bedroom bungalow located in a convenient Hamtramck location near schools, shopping, restaurants, and major freeways. Home features spacious living areas, functional layout, and generous room sizes with great potential for owner occupants or investors alike. Basement provides additional storage space and flexibility. Property is being sold as is. Buyer agent to verify all information and measurements. BATVAI.

19. 2005-11-04
    soldstatus $5,000
20. 2005-02-11
    listed $18,900
21. 2001-06-28
    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: $1,383 · $115/mo
• Projected year-2 tax: $1,423 · $119/mo
• Expected delta: +$40/yr (+$3/mo · 2.9%)

ⓘ 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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,996
• − Mortgage interest: −$5,321
• − Property taxes: −$1,383
• − Insurance: −$475
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,764
• Taxable income: $2,654
• Est. tax owed @ 24.0%: −$637
• After-tax cash flow: $3,374/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): 43,384
• Household income: $38,186
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1175.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 43% Asian 29% Black 19% Two or more races 6%
• Common ancestry: Romanian 4% Subsaharan African 1% American 1%
• Foreign-born: 41%
• Languages at home: 36% English-only · Other Indo-European 28% Arabic 28% Russian/Polish/Slavic 6%

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: ▼ -152.41%
• Current HPI: 292.9126
• 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

+630.8% since first listed

9 events — show timeline

• 2026-06-08 Price Changed $95,000 MiRealSource-MiMLS
• 2026-06-08 Price Changed $95,000 REALCOMP
• 2026-06-08 Price Changed $95,000 SW Michigan MLS
• 2026-05-11 Listed $114,999 SW Michigan MLS
• 2026-05-11 Listed $114,999 REALCOMP
• 2026-05-11 Listed $114,999 MiRealSource-MiMLS
• 2005-11-04 Sold (MLS) $5,000 REALCOMP
• 2005-02-11 Listed $18,900 REALCOMP
• 2001-06-28 Sold (Public Records) $13,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,383 · +119.3% YoY. Source: county tax records.