17564 Cooley St · Detroit, MI 48219 2373

$89,900

3 bd · 1.5 ba · 1,664 sqft · SingleFamily public records · 55 Days on market

Built 1918 Good condition 6,098 sqft lot $54/sqft · 36% below area Est $136k · 34% under

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Why this score? — see what drove the A- 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0

Listing remarks

This charming 3-bedroom, 1-bathroom colonial-style single-family home offers immediate income potential in the established Old Redford neighborhood on Detroit's west side. currently rented to a good-paying tenant - perfect for investors seeking turnkey cash flow without the hassle of vacancy. Spacious layout with classic colonial architecture. The property is being sold as-is with a tenant in place - do not disturb Tennant Old Redford is a historic, residential neighborhood known for its walkable streets, brick homes, community feel, and proximity to amenities along Grand River Avenue (shops, the historic Redford Theatre, cafes, and more).

Key facts

• Good transit options
• Convenient access
• Rouge river greenway

Tags

• OLD REDFORD NEIGHBORHOOD
• CLASSIC COLONIAL ARCHITECTURE
• WALKABLE STREETS
• GOOD TRANSIT OPTIONS
• CONVENIENT ACCESS
• ROUGE RIVER GREENWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 9.9% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Emerson Elementarymiddle School (519 students, 90% FRL); Henry Ford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 712 students, 86% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1918 — 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: 1.49% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.88%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

• ARV (median comp): $135,720
• List price: $89,900
• Delta: -33.76%
• 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
18017 Bentler St	0.33mi	3/1.0	1,548 (-7%)	21mo	$73,000	$47	54
17440 Bentler St	0.35mi	3/2.0	1,792 (+8%)	20mo	$149,900	$84	52
22450 Argus Ave	0.29mi	3/1.5	1,833 (+10%)	21mo	$168,000	$92	52
17601 Patton St	0.73mi	4/2.0 (+1)	1,650 (-1%)	9mo	$220,000	$133	50
17786 Beaverland St	0.31mi	4/1.5 (+1)	1,886 (+13%)	14mo	$190,000	$101	47
18121 Bentler St	0.36mi	3/2.0	1,426 (-14%)	16mo	$107,000	$75	44
16775 Blackstone St	0.68mi	3/1.0	1,518 (-9%)	12mo	$79,900	$53	42
20821 Santa Clara	0.60mi	3/1.5	1,414 (-15%)	8mo	$203,000	$144	40
16753 Burgess	0.55mi	4/1.5 (+1)	1,434 (-14%)	9mo	$172,500	$120	39
18517 Burt Rd	0.72mi	3/1.5	1,863 (+12%)	11mo	$160,000	$86	38
16904 Pierson St	0.75mi	3/1.0	1,512 (-9%)	18mo	$120,000	$79	33
18497 Burt Rd	0.71mi	3/1.5	1,430 (-14%)	17mo	$80,000	$56	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: 27.2%
• Equity multiple: 2.54×
• Total profit: $38,750
• Equity at exit: $40,423

10-year hold

• IRR: 27.8%
• Equity multiple: 4.93×
• Total profit: $98,887
• Equity at exit: $62,297

Cash invested: $25,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 6 under contract
• Months of supply: 11.2 mo (9%/mo absorbed)
• Median asking: $135,000 ($95/sqft)
• Median days on market: 61 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: -13.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48219 2373

• Active inventory: 1
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $438

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 62%

Sensitivity live

Price	-10% $500	-5% $469	+0% $438	+5% $407	+10% $376
Rent	-10% $332	-5% $385	+0% $438	+5% $491	+10% $544
Rate	-1.0pp $483	-0.5pp $461	base $438	+0.5pp $415	+1.0pp $391

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: $22,475
• Closing costs: $2,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	93d	1	0.27mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	93d	1	0.27mi
18331 Burgess Detroit, MI	3.0	1.0	1100	$1,200	$1.09	22d	1	0.38mi
18331 Burgess Detroit, MI	3.0	1.0	1152	$1,200	$1.04	18d	1	0.38mi
21345 Bennett St Detroit, MI	4.0	1.0	1500	$1,475	$0.98	25d	1	0.41mi
18327 Codding St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	31d	1	0.67mi
16555 W Parkway St Detroit, MI	2.0	1.0	1091	$1,250	$1.15	18d	1	0.70mi
19137 Cooley St Detroit, MI	3.0	1.0	1105	$1,350	$1.22	38d	1	0.75mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	93d	1	0.75mi
16565 Blackstone St Detroit, MI	3.0	1.5	1592	$1,575	$0.99	93d	1	0.78mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	93d	1	0.79mi
19365 Bentler St Detroit, MI	3.0	1.5	1942	$1,200	$0.62	36d	1	0.98mi
19010 Riverview St Detroit, MI	3.0	1.0	1262	$1,300	$1.03	18d	1	1.00mi
19132 Appleton St Detroit, MI	1.0–2.0	1.0	1025	$1,100	$1.07	28d	1	1.01mi
19501 Redfern St Detroit, MI	2.0	1.5	1816	$1,350	$0.74	93d	1	1.05mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	66d	1	1.08mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	67d	1	1.11mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	93d	1	1.21mi
15881 Kentfield St Detroit, MI	3.0	2.0	1200	$1,600	$1.33	32d	1	1.26mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	93d	1	1.28mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	93d	1	1.33mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	64d	1	1.35mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	66d	1	1.35mi
18914 Annchester Rd Detroit, MI	3.0	1.0	1179	$1,250	$1.06	25d	1	1.40mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	93d	1	1.42mi
19367 Plainview Ave Detroit, MI	3.0	2.0	1208	$1,400	$1.16	48d	1	1.47mi
18428 Brady Redford, MI	2.0	1.0	1058	$1,300	$1.23	32d	1	1.47mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	93d	1	1.48mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	64d	1	1.48mi

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water availablePublic sewer available
• Home design: Two-story single-family residenceGround-level entry with steps
• Construction: Vinyl sidingBrick/mortar foundation
• Exterior features: Paved road accessLot roughly 50 x 125 (0.14 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas)No cooling
• Interior features: 6 total roomsUnfinished basement

Listing history 50 events

1. 2026-08-08
   days on market $89,900 Active 55 DOM
2. 2026-08-06
   days on market $89,900 Active 53 DOM
3. 2026-08-05
   days on market $89,900 Active 52 DOM
4. 2026-08-04
   days on market $89,900 Active 51 DOM
5. 2026-08-03
   days on market $89,900 Active 50 DOM
6. 2026-07-31
   days on market $89,900 Active 47 DOM
7. 2026-07-30
   days on market $89,900 Active 46 DOM
8. 2026-07-30
   days on market $89,900 Active 45 DOM
9. 2026-07-28
   days on market $89,900 Active 44 DOM
10. 2026-07-26
    days on market $89,900 Active 42 DOM
11. 2026-07-24
    days on market $89,900 Active 40 DOM
12. 2026-07-23
    listing id $89,900 Active 39 DOM
13. 2026-07-23
    days on market $89,900 Active 39 DOM
14. 2026-07-22
    days on market $89,900 Active 38 DOM
15. 2026-07-21
    days on market $89,900 Active 37 DOM
16. 2026-07-20
    days on market $89,900 Active 36 DOM
17. 2026-07-18
    days on market $89,900 Active 34 DOM
18. 2026-07-18
    days on market $89,900 Active 33 DOM
19. 2026-07-16
    days on market $89,900 Active 32 DOM
20. 2026-07-15
    days on market $89,900 Active 31 DOM
21. 2026-07-14
    days on market $89,900 Active 30 DOM
22. 2026-07-13
    days on market $89,900 Active 29 DOM
23. 2026-07-13
    days on market $89,900 Active 28 DOM
24. 2026-07-11
    days on market $89,900 Active 27 DOM
25. 2026-07-10
    days on market $89,900 Active 26 DOM
26. 2026-07-09
    days on market $89,900 Active 25 DOM
27. 2026-07-07
    days on market $89,900 Active 23 DOM
28. 2026-07-06
    days on market $89,900 Active 22 DOM
29. 2026-07-06
    days on market $89,900 Active 21 DOM
30. 2026-07-05
    days on market $89,900 Active 20 DOM
31. 2026-07-03
    days on market $89,900 Active 19 DOM
32. 2026-07-02
    days on market $89,900 Active 18 DOM
33. 2026-07-01
    days on market $89,900 Active 17 DOM
34. 2026-06-30
    days on market $89,900 Active 16 DOM
35. 2026-06-29
    days on market $89,900 Active 15 DOM
36. 2026-06-28
    days on market $89,900 Active 14 DOM
37. 2026-06-27
    days on market $89,900 Active 13 DOM
38. 2026-06-26
    days on market $89,900 Active 12 DOM
39. 2026-06-24
    days on market $89,900 Active 10 DOM
40. 2026-06-22
    days on market $89,900 Active 8 DOM
41. 2026-06-21
    days on market $89,900 Active 7 DOM
42. 2026-06-18
    days on market $89,900 Active 4 DOM
43. 2026-06-17
    days on market $89,900 Active 3 DOM
44. 2026-06-16
    days on market $89,900 Active 2 DOM
45. 2026-06-15
    listing id $89,900 Active 1 DOM
46. 2026-06-15
    remarks 699-char remark
47. 2026-06-15
    days on marketlisting id $89,900 Active 1 DOM
48. 2026-06-13
    days on market $89,900 Active 313 DOM
49. 2026-06-13
    days on market $89,900 Active 312 DOM
50. 2026-06-09
    days on market $89,900 Active 309 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,091
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$2,615
• Taxable income: $4,068
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $4,280/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.

Condition & rehab AI · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $8,320–$24,960 screening

This charming 3-bedroom colonial-style home in Old Redford offers a good condition with minor repairs needed. Fresh paint and landscaping would enhance its curb appeal and value.

Components & finishes AI

Roof asphalt shingle · good Flooring carpet

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical components.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Minor Carpeted flooring — Some wear visible
• Minor Landscaping — Some areas could benefit from trimming

Value-add opportunities

• Both Paint touch-ups — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping maintenance — Well-maintained landscaping improves curb appeal and property value ↑
• Both Flooring replacement — New carpet or flooring would significantly improve the living space and increase value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Emerson Elementarymiddle School High Henry Ford High School F MI #481/713 Nat'l #12,478/17,239

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

B Composite livability gradescore 73/100

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

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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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water availablePublic sewer available
• Home design: Two-story single-family residenceGround-level entry with steps
• Construction: Vinyl sidingBrick/mortar foundation
• Exterior features: Paved road accessLot roughly 50 x 125 (0.14 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas)No cooling
• Interior features: 6 total roomsUnfinished basement

Price history

+0.0% since first listed

33 events — show timeline

• 2026-06-14 Listing Removed — MiRealSource-MiMLS
• 2026-06-14 Listed $89,900 MiRealSource-MiMLS
• 2026-06-14 Listed $89,900 REALCOMP
• 2026-06-14 Listing Removed — REALCOMP
• 2026-06-14 Listing Removed — Greater Lansing AoR
• 2026-04-22 Price Changed $89,900 MiRealSource-MiMLS
• 2026-04-22 Price Changed $89,900 REALCOMP
• 2026-03-20 Price Changed $90,900 MiRealSource-MiMLS
• 2026-03-19 Price Changed $90,900 REALCOMP
• 2026-02-18 Price Changed $94,900 MiRealSource-MiMLS
• 2026-02-18 Price Changed $94,900 REALCOMP
• 2025-12-27 Price Changed $96,900 MiRealSource-MiMLS
• 2025-12-26 Price Changed $96,900 REALCOMP
• 2025-12-02 Price Changed $97,990 MiRealSource-MiMLS
• 2025-12-01 Price Changed $97,990 REALCOMP
• 2025-08-04 Listed $100,000 REALCOMP
• 2025-08-04 Listed $100,000 MiRealSource-MiMLS
• 2022-02-25 Sold (Public Records) $91,900 Public Records
• 2021-05-28 Listing Removed — Greater Lansing AoR
• 2020-07-28 Listing Removed — REALCOMP
• 2020-07-28 Listing Removed — MiRealSource-MiMLS
• 2020-06-02 Listed $39,900 MiRealSource-MiMLS
• 2020-06-02 Listed $39,900 REALCOMP
• 2012-03-21 Listing Removed — REALCOMP
• 2012-03-21 Listing Removed — MiRealSource-MiMLS
• 2012-01-21 Listed $10,000 REALCOMP
• 2012-01-21 Listed $10,000 MiRealSource-MiMLS
• 2007-06-04 Sold (MLS) $74,900 REALCOMP
• 2007-04-02 Listed $74,900 REALCOMP
• 1998-11-17 Sold (Public Records) $89,900 Public Records
• 1998-10-07 Sold (MLS) $89,900 REALCOMP
• 1998-08-06 Sold (Public Records) $35,000 Public Records
• 1998-07-14 Listed $89,900 REALCOMP

Property tax history

+11.3%/yr

Latest (2025): $4,737 · +97.7% YoY. Source: county tax records.