18693 Whitcomb St · Detroit, MI 48235

$119,000

4 bd · 1.0 ba · 1,266 sqft · SingleFamily public records · 4 Days on market

Built 1941 0.25 ac lot Est $127k · 6% 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 +21.5/30.0
• ARV discount +10.2/15.0
• 1% rule +7.7/10.0
• DSCR +6.9/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful and well-maintained 4-bedroom, 2 full-bath brick bungalow located in a desirable neighborhood of similar brick homes. This solid home offers excellent curb appeal, a spacious living room with a cozy fireplace, a formal dining room, and a finished basement providing additional living and entertaining space. Move-in ready and waiting for its next owner. Sold AS- IS. Pre-approved buyers only. Buyers agent must accompany all showings.

Key facts

• 0.25 acre lot
• Built 1941
• Listed 3 days

Property features AI

Finance

• Other: Has home warranty
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer (assumed via public utilities); Electric service (standard)
• Home design: Residential 1 1/2-story home; Built in 1941
• Construction: Brick construction; Basement foundation
• Exterior features: Brick exterior; Paved street frontage; Frontage of 40 feet; Lot size approximately 0.25 acre

Interior

• Kitchen: Kitchen on entry level — 11 x 10, ceramic flooring; Dining room on entry level — 12 x 11
• Bedrooms: Bedroom 1 (Entry level) — 13 x 10, carpet; Bedroom 2 (Second level) — 18 x 12, carpet; Bedroom 3 (Second level) — approx. 11 wide, carpet; Bedroom 4 (Entry level) — 10 x 10, carpet
• Flooring: Carpet in bedrooms; Wood flooring in living room; Ceramic tile in bathrooms and kitchen
• Bathrooms: Three total bathrooms/lavatories; Two full bathrooms; One lavatory; Bathroom on second level with ceramic flooring (approx. 7 x 7); Bathroom on entry level with ceramic flooring (approx. 8 x 7); Basement lavatory with ceramic flooring (approx. 6 x 6)
• Heating & cooling: Forced air heating; Natural gas heating fuel
• Interior features: Total of 10 rooms; Finished basement
• Laundry & utility: Basement space available (finished) — could accommodate laundry/utility

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).

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 (+3.2%/yr); 290 active listings in the ZIP; 35 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).
• At $1,513/mo this rent would consume 46% of the median local household income ($39k/yr) (locally 3064% 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 $823 of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.27% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $126,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18982 Coyle St	0.20mi	3/1.0 (-1)	1,328 (+5%)	3mo	$132,300	$100	75
18477 Prevost St	0.36mi	3/2.0 (-1)	1,234 (-2%)	2mo	$163,695	$133	68
18052 Prevost St	0.53mi	3/1.5 (-1)	1,270 (+0%)	5mo	$90,000	$71	64
19477 Prest St	0.49mi	3/2.0 (-1)	1,300 (+3%)	1mo	$173,000	$133	63
19336 Forrer St	0.43mi	3/1.0 (-1)	1,200 (-5%)	6mo	$85,000	$71	61
19412 Sussex St	0.44mi	3/1.0 (-1)	1,170 (-8%)	2mo	$93,000	$79	61
18990 Prevost St	0.33mi	3/1.0 (-1)	1,124 (-11%)	6mo	$71,300	$63	56
19180 Murray Hill St	0.58mi	3/1.0 (-1)	1,200 (-5%)	6mo	$57,000	$48	54
19134 Montrose St	0.28mi	3/2.0 (-1)	1,430 (+13%)	4mo	$163,000	$114	53
18239 Saint Marys St	0.59mi	3/1.0 (-1)	1,136 (-10%)	1mo	$124,900	$110	49
19338 Murray Hill St	0.63mi	3/1.5 (-1)	1,400 (+11%)	1mo	$176,500	$126	45
18476 Mark Twain St	0.55mi	3/1.0 (-1)	1,089 (-14%)	8mo	$71,000	$65	40

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-7,398
• Equity at exit: $17,743

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $10,339
• Equity at exit: $10,289

Cash invested: $33,320 (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 48235

• Rents YoY: 3.2%
• Active inventory: 290
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$624
• Tax from tax record: −$343 /mo · $4,119/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $178

Break-even live

Break-even rent $1,287

Max offer price $119,000

Occupancy floor 83%

Sensitivity live

Price	-10% $246	-5% $212	+0% $178	+5% $145	+10% $111
Rent	-10% $59	-5% $119	+0% $178	+5% $238	+10% $298
Rate	-1.0pp $238	-0.5pp $209	base $178	+0.5pp $148	+1.0pp $116

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	20d	1	0.13mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	4d	1	0.21mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	6d	1	0.25mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	5d	1	0.40mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	18d	1	0.58mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.58mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	18d	1	0.62mi
19503 Mansfield St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	18d	1	0.68mi
17573 Asbury Park Detroit, MI	3.0	2.0	990	$1,400	$1.41	0d	1	0.78mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	3d	1	0.82mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,500	$1.49	0d	1	0.90mi
16837 Winthrop St Detroit, MI	5.0	2.0	1500	$2,000	$1.33	21d	1	0.93mi
19400 Harlow St Detroit, MI	4.0	1.0	1298	$1,275	$0.98	18d	1	1.00mi
20042 Freeland St Detroit, MI	3.0	1.5	1445	$1,300	$0.90	0d	1	1.02mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	18d	1	1.13mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	25d	1	1.17mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	45d	1	1.21mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	6d	1	1.22mi
16876 Harlow Ave Unit (NO) Detroit, MI	3.0	1.0	1250	$1,350	$1.08	45d	1	1.26mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	16d	1	1.27mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	6d	1	1.28mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	16d	1	1.28mi
16535 Asbury Park Detroit, MI	3.0	1.5	1152	$1,450	$1.26	25d	1	1.31mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,423	$1.38	0d	1	1.33mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	18d	1	1.33mi
20426 Tracey St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	25d	1	1.34mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	45d	1	1.35mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	12d	1	1.35mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	5d	1	1.37mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	45d	1	1.39mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	18d	1	1.44mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	25d	1	1.44mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	25d	1	1.45mi
20510 Fenmore St Detroit, MI	3.0	1.0	1194	$1,300	$1.09	3d	1	1.46mi
20200 Ashton Ave Detroit, MI	3.0	1.0	1200	$1,200	$1.00	18d	1	1.47mi

Listing history 7 events

1. 2026-06-21
   days on market $119,000 Active 4 DOM
2. 2026-06-19
   remarks 444-char remark
3. 2026-06-18
   statusdays on marketlisting id $119,000 Active 1 DOM
4. 2026-06-17
   days on market $119,000 Coming Soon 3 DOM
5. 2026-06-16
   days on market $119,000 Coming Soon 2 DOM
6. 2026-06-15
   remarks 432-char remark
7. 2026-06-15
   listed $119,000 Coming Soon 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: $4,119 · $343/mo
• Projected year-2 tax: $4,119 · $343/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $18,156
• − Mortgage interest: −$6,666
• − Property taxes: −$4,119
• − Insurance: −$595
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$3,462
• Taxable income: $409
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $2,042/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 2% Hispanic / Latino 1%
• 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+548.5% since first listed

19 events — show timeline

• 2026-06-15 Coming Soon $119,000 MiRealSource-MiMLS
• 2025-03-20 Listing Removed — REALCOMP
• 2025-03-20 Listing Removed — MiRealSource-MiMLS
• 2024-12-17 Listed $129,900 MiRealSource-MiMLS
• 2024-12-17 Listed $129,900 REALCOMP
• 2024-12-10 Coming Soon — MiRealSource-MiMLS
• 2024-12-10 Coming Soon — REALCOMP
• 2011-02-27 Listing Removed — REALCOMP
• 2011-02-27 Listing Removed — MiRealSource-MiMLS
• 2010-08-27 Listed $7,525 REALCOMP
• 2010-08-27 Listed $7,525 MiRealSource-MiMLS
• 2010-03-10 Listing Removed — REALCOMP
• 2009-09-30 Listed $30,000 REALCOMP
• 2008-08-15 Sold (Public Records) $97,300 Public Records
• 2008-01-18 Sold (MLS) $7,525 REALCOMP
• 2007-11-09 Listed $59,900 REALCOMP
• 2007-04-11 Listing Removed — REALCOMP
• 2006-10-17 Listed $59,900 REALCOMP
• 1993-08-27 Sold (Public Records) $18,351 Public Records

Property tax history

+29.5%/yr

Latest (2025): $4,119 · +0.6% YoY. Source: county tax records.