18939 Anglin St · Detroit, MI 48234

$41,200

2 bd · 1.0 ba · 849 sqft · SingleFamily public records · 56 Days on market

Built 1926 4,356 sqft lot $49/sqft · 27% below area Est $57k · 27% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for a homebuyer or investor! This property offers charm, character and strong potential. An adjacent lot (18933 Anglin- separate parcel) is also available and may be purchased together or separately, providing additional outdoor space and future possibilities. Contact listing agent for details.

Key facts

• 1-car garage
• Outdoor space
• 4,356 sq ft lot

Tags

• OUTDOOR SPACE
• 1-CAR GARAGE

Property features AI

Finance

• Other: Residential property in the Leland Highlands subdivision; Directions: From I-75, take 7 Mile Rd exit and head east

Exterior

• Parking: Detached 2-car garage
• Utilities: Public sewer; Water available
• Home design: Single-family residence; One story; Ground-level entry with steps; Aluminum siding
• Construction: Asphalt roof; Block and brick/mortar foundation; Built with aluminum siding
• Exterior features: Front porch; Paved road access; Lot approximately 40 x 105 (0.1 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $41k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $41k).
• Recommended offer: $40k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.0% vs local median 10.2% 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: Rents rising fast (+6.7%/yr); 226 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 42% of the median local income ($35k/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 $285 of loan paydown is wiped out by about $1k 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 + 6.7% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($40k) 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: property tax is 2.7% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,964 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.97% ✓
• Cap rate: 24.97%
• Cash-on-cash: 66.71%
• DSCR: 3.97
• GRM: 2.8

CMA / ARV

• ARV (median comp): $56,584
• List price: $41,200
• Delta: -27.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18877 Fleming St	0.23mi	2/1.0	870 (+2%)	3mo	$9,900	$11	83
18654 Klinger St	0.37mi	3/2.0 (+1)	860 (+1%)	7mo	$22,000	$26	66
19300 Binder St	0.62mi	2/1.0	820 (-3%)	4mo	$10,000	$12	62
18128 Fleming St	0.38mi	2/1.0	950 (+12%)	1mo	$21,500	$23	62
17955 Charest St	0.53mi	3/1.0 (+1)	880 (+4%)	4mo	$51,800	$59	60
19164 Dequindre St	0.39mi	3/1.5 (+1)	918 (+8%)	8mo	$80,000	$87	54
17867 Mackay St	0.56mi	2/1.0	771 (-9%)	6mo	$30,000	$39	53
19308 Lumpkin St	0.32mi	3/1.0 (+1)	747 (-12%)	10mo	$38,000	$51	52
19227 Ryan Rd	0.63mi	3/1.0 (+1)	919 (+8%)	1mo	$38,000	$41	51
19444 Yonka St	0.59mi	3/1.0 (+1)	900 (+6%)	8mo	$85,000	$94	51
19619 Norwood St	0.56mi	3/1.0 (+1)	941 (+11%)	2mo	$30,500	$32	50
17888 Marx St	0.65mi	3/1.0 (+1)	937 (+10%)	2mo	$34,000	$36	45

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 70.4%
• Equity multiple: 4.38×
• Total profit: $38,967
• Equity at exit: $6,143

10-year hold

• IRR: 75.6%
• Equity multiple: 10.34×
• Total profit: $107,775
• Equity at exit: $3,562

Cash invested: $11,536 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$216
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $641

Break-even live

Break-even rent $413

Max offer price $41,200

Occupancy floor 43%

Sensitivity live

Price	-10% $665	-5% $653	+0% $641	+5% $630	+10% $618
Rent	-10% $544	-5% $593	+0% $641	+5% $690	+10% $738
Rate	-1.0pp $662	-0.5pp $652	base $641	+0.5pp $631	+1.0pp $620

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: $10,300
• Closing costs: $1,236
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.17mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	0.26mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	0.37mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	0.40mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	0.45mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	0.47mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	0.56mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.57mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	0.75mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.83mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	17d	1	0.89mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	44d	1	1.14mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	1.16mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.16mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	44d	1	1.22mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	1.26mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	24d	1	1.29mi
21155 Warner Ave Warren, MI	2.0	1.0	756	$1,029	$1.36	25d	1	1.32mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	1.33mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	1.33mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	1.36mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.39mi
3974 Berkshire Ave Warren, MI	1.0	1.0	900	$1,350	$1.50	0d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $41,200 Active 56 DOM
2. 2026-06-17
   days on market $41,200 Active 55 DOM
3. 2026-06-15
   days on market $41,200 Active 53 DOM
4. 2026-06-13
   days on market $41,200 Active 51 DOM
5. 2026-06-13
   days on market $41,200 Active 50 DOM
6. 2026-06-09
   days on market $41,200 Active 47 DOM
7. 2026-06-08
   days on market $41,200 Active 46 DOM
8. 2026-06-07
   days on market $41,200 Active 45 DOM
9. 2026-06-04
   days on market $41,200 Active 42 DOM
10. 2026-06-03
    days on market $41,200 Active 41 DOM
11. 2026-06-02
    days on market $41,200 Active 40 DOM
12. 2026-06-01
    days on market $41,200 Active 39 DOM
13. 2026-05-31
    days on market $41,200 Active 38 DOM
14. 2026-04-20
    listed $41,200 Active 313-char remark

    Show marketing remark (313 chars)

    Great opportunity for a homebuyer or investor! This property offers charm, character and strong potential. An adjacent lot (18933 Anglin- separate parcel) is also available and may be purchased together or separately, providing additional outdoor space and future possibilities. Contact listing agent for details.

15. 2026-04-20
    listed $41,200 Active 313-char remark

    Show marketing remark (313 chars)

    Great opportunity for a homebuyer or investor! This property offers charm, character and strong potential. An adjacent lot (18933 Anglin- separate parcel) is also available and may be purchased together or separately, providing additional outdoor space and future possibilities. Contact listing agent for details.

ⓘ 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: $1,120 · $93/mo
• Projected year-2 tax: $1,120 · $93/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 ≥97°F today · 15 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: $14,701
• − Mortgage interest: −$2,308
• − Property taxes: −$1,120
• − Insurance: −$206
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$1,199
• Taxable income: $7,516
• Est. tax owed @ 24.0%: −$1,804
• After-tax cash flow: $5,891/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · French/Haitian/Cajun 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

2 events — show timeline

• 2026-04-20 Listed $41,200 MiRealSource-MiMLS
• 2026-04-20 Listed $41,200 REALCOMP

Property tax history

+8.1%/yr

Latest (2025): $1,120 · +102.4% YoY. Source: county tax records.