4617 University Pl · Detroit, MI 48224

$70,000

5 bd · 1.5 ba · 1,850 sqft · SingleFamily public records · 10 Days on market

Built 1928 6,534 sqft lot ↓ 8% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

No access to property. Occupied by squatters. Cash buyers only. Two-family investment opportunity in a desirable rental area. Upper unit features 3 bedrooms, while the lower unit offers 2 bedrooms. Property includes separate entrances, separate electric service, and one boiler. Conveniently located near East English Village and Grosse Pointe with easy access to shopping, dining, and major roadways. Great opportunity for an investor looking to renovate, add value, or expand their rental portfolio. Property sold as-is. BATVAI. Room dimensions are estimated and not guaranteed.

Key facts

• Two-family duplex
• Separate entrances
• 6,534 sq ft lot

Tags

• TWO-FAMILY DUPLEX
• SEPARATE ENTRANCES
• SEPARATE ELECTRIC SERVICE
• STABLE DETROIT NEIGHBORHOOD
• VALUE-ADD OPPORTUNITY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry with steps; Aluminum siding
• Construction: Aluminum siding construction
• Exterior features: Paved road access; Pets allowed

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Five total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 20.9% 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 flat; 492 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,687/mo this rent would consume 45% of the median local household income ($45k/yr) (locally 2515% 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 $484 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 + 0.7% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 27y 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 $26k; list at $70k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.41% ✓
• Cap rate: 20.85%
• Cash-on-cash: 52.00%
• DSCR: 3.31
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $205,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5036 Bishop St	0.61mi	4/2.0 (-1)	1,808 (-2%)	3mo	$69,500	$38	58
4261 Bishop St	0.65mi	5/2.0	1,890 (+2%)	8mo	$207,000	$110	58
4836 Kensington Ave	0.70mi	4/1.5 (-1)	1,752 (-5%)	1mo	$195,000	$111	52
5101 Harvard St	0.54mi	4/2.0 (-1)	1,800 (-3%)	13mo	$195,000	$108	52
5541 Grayton St	0.71mi	4/2.0 (-1)	1,730 (-6%)	0mo	$200,000	$116	49
4858 Yorkshire Rd	0.64mi	4/2.5 (-1)	1,717 (-7%)	10mo	$260,000	$151	41
5089 Bishop St	0.65mi	4/1.5 (-1)	1,970 (+6%)	16mo	$195,000	$99	41
847 Lincoln Rd	0.58mi	4/1.5 (-1)	2,038 (+10%)	22mo	$500,000	$245	33
4500 Bishop St	0.58mi	4/1.5 (-1)	1,596 (-14%)	15mo	$220,000	$138	33
5033 Grayton St	0.58mi	5/4.0	2,126 (+15%)	13mo	$275,000	$129	27
5979 Lodewyck St	0.75mi	4/2.5 (-1)	1,661 (-10%)	16mo	$100,000	$60	26
5069 Yorkshire Rd	0.70mi	4/2.0 (-1)	2,099 (+14%)	15mo	$200,000	$95	25

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 47.3%
• Equity multiple: 2.99×
• Total profit: $39,005
• Equity at exit: $10,437

10-year hold

• IRR: 52.1%
• Equity multiple: 5.54×
• Total profit: $88,943
• Equity at exit: $6,052

Cash invested: $19,600 (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 48224

• Rents YoY: 0.7%
• Active inventory: 492
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $849

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 45%

Sensitivity live

Price	-10% $898	-5% $873	+0% $849	+5% $825	+10% $801
Rent	-10% $716	-5% $783	+0% $849	+5% $916	+10% $983
Rate	-1.0pp $885	-0.5pp $867	base $849	+0.5pp $831	+1.0pp $813

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9142 Yorkshire Rd Detroit, MI	5.0	1.5	1450	$1,700	$1.17	0d	1	1.20mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	44d	1	1.21mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	1.35mi
10030 Bishop St Detroit, MI	5.0	2.0	1721	$1,200	$0.70	18d	1	1.43mi

Listing history 8 events

1. 2026-06-21
   days on market $70,000 Active 10 DOM
2. 2026-06-18
   days on market $70,000 Active 7 DOM
3. 2026-06-17
   days on market $70,000 Active 6 DOM
4. 2026-06-16
   days on market $70,000 Active 5 DOM
5. 2026-06-15
   days on market $70,000 Active 4 DOM
6. 2026-06-13
   days on market $70,000 Active 2 DOM
7. 2026-06-13
   remarks 584-char remark
8. 2026-06-13
   listed $70,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,249
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$2,036
• Taxable income: $9,651
• Est. tax owed @ 24.0%: −$2,316
• After-tax cash flow: $7,875/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

-7.8% since first listed

24 events — show timeline

• 2026-06-11 Listed $70,000 REALCOMP
• 2026-06-11 Listed $70,000 REALCOMP
• 2026-06-11 Listed $70,000 MiRealSource-MiMLS
• 2026-06-11 Listed $70,000 MiRealSource-MiMLS
• 2018-02-22 Sold (MLS) $26,000 MiRealSource-MiMLS
• 2018-02-22 Sold (MLS) $26,000 REALCOMP
• 2018-01-17 Pending — MiRealSource-MiMLS
• 2018-01-17 Pending — REALCOMP
• 2017-10-21 Price Changed $29,999 MiRealSource-MiMLS
• 2017-10-20 Price Changed $29,999 REALCOMP
• 2017-09-20 Price Changed $38,000 MiRealSource-MiMLS
• 2017-09-19 Price Changed $38,000 REALCOMP
• 2017-08-11 Price Changed $40,000 MiRealSource-MiMLS
• 2017-08-10 Price Changed $40,000 REALCOMP
• 2017-07-20 Listed $49,999 MiRealSource-MiMLS
• 2017-07-20 Listing Removed — REALCOMP
• 2017-07-20 Listed $49,999 REALCOMP
• 2017-07-20 Listing Removed — MiRealSource-MiMLS
• 2017-06-14 Listed $55,000 MiRealSource-MiMLS
• 2017-06-14 Listed $55,000 REALCOMP
• 1999-11-12 Sold (Public Records) $77,900 Public Records
• 1999-10-13 Sold (MLS) $77,900 MiRealSource-MiMLS
• 1999-09-09 Listing Removed — MiRealSource-MiMLS
• 1999-08-21 Listed $75,900 MiRealSource-MiMLS

Property tax history

+9.7%/yr

Latest (2025): $4,048 · +0.6% YoY. Source: county tax records.