2052 Clairmount St · Detroit, MI 48206

$67,500

6 bd · 3.0 ba · 3,072 sqft · MultiFamily public records · 15 Days on market

Built 1919 4,792 sqft lot ↓ 16% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Large brick duplex with a new roof in 2024! Wedged between Virginia Park and Boston Edison neighborhoods, this property is great for investors looking for a value-add project to generate passive income. Easy access to Rosa Parks and Grand Blvd for commercial and retail options. Come bring new life to this building today!

Key facts

• Virginia park
• Boston edison
• New roof

Tags

• NEW ROOF
• VIRGINIA PARK
• BOSTON EDISON

Property features AI

Exterior

• Utilities: Water available; Sewer available
• Home design: Residential income property; Multi-family; Two stories
• Construction: Brick construction; Brick/mortar foundation; Built above-grade finished area of 3,072 square feet
• Exterior features: Paved road access; Alley frontage; Pets: contact listing agent for policy

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $68k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $863/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $68k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 37.0% 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 (+5.2%/yr); 271 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,977/mo this rent would consume 79% of the median local household income ($45k/yr) (locally 646% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k 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 + 5.2% rent growth), your $19k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 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 4.3% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,487 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.41% ✓
• Cap rate: 36.98%
• Cash-on-cash: 109.58%
• DSCR: 5.88
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $221,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2240 Taylor St	0.11mi	6/2.0	2,836 (-8%)	3mo	$135,000	$48	75
2250 Taylor St	0.12mi	6/2.0	2,682 (-13%)	3mo	$100,000	$37	67
2286 Taylor St	0.15mi	6/2.5	2,674 (-13%)	4mo	$125,000	$47	66
2517 Gladstone St	0.39mi	5/2.0 (-1)	3,000 (-2%)	9mo	$119,900	$40	62
1613 Virginia Park St	0.64mi	6/3.0	3,109 (+1%)	8mo	$300,000	$96	61
1536 Glynn Ct	0.56mi	6/2.0	3,000 (-2%)	8mo	$229,000	$76	59
2424 Calvert St	0.55mi	6/2.5	2,900 (-6%)	5mo	$305,000	$105	59
2907 Calvert St	0.71mi	6/2.0	3,140 (+2%)	2mo	$130,000	$41	58
1708 Burlingame St	0.74mi	6/4.0	3,094 (+1%)	3mo	$236,900	$77	58
2009 Calvert St	0.47mi	6/3.0	3,452 (+12%)	1mo	$50,000	$14	56
1975 Virginia Park St	0.54mi	6/2.0	2,870 (-7%)	6mo	$340,000	$118	54
2513 W Euclid St	0.57mi	6/2.0	2,788 (-9%)	7mo	$200,000	$72	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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.60×
• Total profit: $105,863
• Equity at exit: $10,064

10-year hold

• IRR: —
• Equity multiple: 14.93×
• Total profit: $263,215
• Equity at exit: $5,836

Cash invested: $18,900 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,977 high
• Mortgage (P&I): −$354
• Tax from tax record: −$244 /mo · $2,926/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$625
• Net cashflow: $1,726

Break-even live

Break-even rent $792

Max offer price $67,500

Occupancy floor 37%

Sensitivity live

Price	-10% $1,764	-5% $1,745	+0% $1,726	+5% $1,707	+10% $1,688
Rent	-10% $1,491	-5% $1,608	+0% $1,726	+5% $1,843	+10% $1,961
Rate	-1.0pp $1,760	-0.5pp $1,743	base $1,726	+0.5pp $1,708	+1.0pp $1,691

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,978
Total (2 units)			$2,977

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	3d	1	0.20mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	15d	1	0.26mi
2509 Gladstone St Unit NA Detroit, MI	6.0	3.0	3008	$2,000	$0.66	10d	1	0.41mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	22d	1	0.44mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	17d	1	1.09mi

Listing history 11 events

1. 2026-06-18
   days on market $67,500 Active 15 DOM
2. 2026-06-17
   days on market $67,500 Active 14 DOM
3. 2026-06-16
   days on market $67,500 Active 13 DOM
4. 2026-06-15
   days on market $67,500 Active 12 DOM
5. 2026-06-13
   days on market $67,500 Active 10 DOM
6. 2026-06-13
   days on market $67,500 Active 9 DOM
7. 2026-06-09
   days on market $67,500 Active 6 DOM
8. 2026-06-08
   days on market $67,500 Active 5 DOM
9. 2026-06-07
   days on market $67,500 Active 4 DOM
10. 2026-06-04
    remarks 322-char remark
11. 2026-06-04
    listed $67,500 Active 1 DOM

ⓘ 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: $2,926 · $244/mo
• Projected year-2 tax: $2,926 · $244/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: $35,724
• − Mortgage interest: −$3,781
• − Property taxes: −$2,926
• − Insurance: −$338
• − Repairs & maintenance: −$2,858
• − Management: −$2,858
• − Depreciation: −$1,964
• Taxable income: $21,000
• Est. tax owed @ 24.0%: −$5,040
• After-tax cash flow: $15,671/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

-15.6% since first listed

8 events — show timeline

• 2026-06-03 Listed $67,500 REALCOMP
• 2026-06-03 Listed $67,500 MiRealSource-MiMLS
• 2025-11-24 Pending — MiRealSource-MiMLS
• 2025-11-24 Pending — REALCOMP
• 2025-11-14 Listing Removed — REALCOMP
• 2025-11-14 Listing Removed — MiRealSource-MiMLS
• 2025-07-17 Listed $80,000 REALCOMP
• 2025-07-17 Listed $80,000 MiRealSource-MiMLS

Property tax history

+4.0%/yr

Latest (2025): $2,926 · +100.1% YoY. Source: county tax records.