5180 Webb St · Detroit, MI 48204

$65,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 38 Days on market

Built 1923 4,356 sqft lot $52/sqft · 33% above area Est $49k · 33% over

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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
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Move-in ready single-family home located at 5180 Webb Street, Detroit. Built in 1923, this property offers 3 bedrooms, 1 full bath, and 1 half bath. The adjacent vacant lot is included in the sale, providing additional outdoor space or future development options. Recent updates include upgraded basement plumbing, new energy-efficient furnace, central air conditioning, and a new hot water heater. Backyard plumbing has also been replaced. The basement half bath is framed and ready for drywall installation. A new electrical panel has been installed, and the kitchen is equipped to support either a gas or electric range. Room sizes are estimated. A solid opportunity to own a well-maintained Detroit home with meaningful mechanical updates already completed.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1923

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; Two stories; Ground-level entry with steps
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Paved road access; Lot approximately 0.1 acre (35 x 127.61)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

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: Durfee Elementarymiddle School (593 students, 91% FRL); Central High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 353 students, 89% FRL) — zoned schools at 90% FRL track the district average.
• Market conditions: 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 41% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 38 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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: property tax is 4.9% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1923 — 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: 1.80% ✓
• Cap rate: 11.66%
• Cash-on-cash: 19.18%
• DSCR: 1.85
• GRM: 4.6

CMA / ARV

• ARV (median comp): $48,789
• List price: $65,000
• Delta: 33.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11725 Yellowstone St	0.19mi	3/1.0	1,232 (-1%)	23mo	$80,000	$65	70
9637 Prairie St	0.52mi	3/1.0	1,248 (0%)	7mo	$87,500	$70	70
7159 Webb St	0.26mi	4/1.5 (+1)	1,224 (-2%)	19mo	$34,500	$28	62
11634 Nardin Dr	0.10mi	3/1.5	1,074 (-14%)	11mo	$30,000	$28	61
10032 Bordeau St	0.28mi	4/1.0 (+1)	1,344 (+8%)	10mo	$21,000	$16	61
4835 Cortland St	0.33mi	3/1.5	1,364 (+9%)	13mo	$12,500	$9	56
12052 Stoepel St	0.20mi	3/2.0	1,350 (+8%)	21mo	$56,000	$41	55
9419 Ravenswood St	0.60mi	3/1.0	1,144 (-8%)	7mo	$67,500	$59	52
3211 Ewald Cir	0.74mi	3/1.5	1,302 (+4%)	15mo	$149,500	$115	44
9570 Prairie St	0.56mi	3/1.0	1,332 (+7%)	23mo	$22,000	$17	44
4020 Fullerton St	0.75mi	3/1.5	1,362 (+9%)	22mo	$169,000	$124	30
3816 Monterey St	0.70mi	3/2.0	1,080 (-14%)	23mo	$32,000	$30	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.6%
• Equity multiple: 3.97×
• Total profit: $54,059
• Equity at exit: $58,557

10-year hold

• IRR: 33.3%
• Equity multiple: 8.96×
• Total profit: $144,883
• Equity at exit: $126,281

Cash invested: $18,200 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 248
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,169 high
• Mortgage (P&I): −$341
• Tax from tax record: −$264 /mo · $3,172/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $291

Break-even live

Break-even rent $800

Max offer price $65,000

Occupancy floor 70%

Sensitivity live

Price	-10% $519	-5% $496	+0% $291	+5% $273	+10% $254
Rent	-10% $199	-5% $245	+0% $291	+5% $337	+10% $383
Rate	-1.0pp $324	-0.5pp $307	base $291	+0.5pp $274	+1.0pp $257

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	6d	1	0.16mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,278	$1.42	0d	1	0.19mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	45d	1	0.32mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	45d	1	0.35mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	0.47mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	23d	1	0.51mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	19d	1	0.51mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	0.54mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	45d	1	0.71mi
9376 Otsego St Detroit, MI	3.0	1.0	873	$1,396	$1.60	45d	1	0.77mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	45d	1	0.77mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	45d	1	0.81mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	22d	1	0.93mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	18d	1	0.93mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	0.94mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	26d	1	0.95mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	45d	1	0.96mi
3224 Monterey St Unit 2E Detroit, MI	2.0	1.0	1200	$1,350	$1.12	45d	1	0.96mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	19d	1	0.96mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	6d	1	0.98mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	14d	1	0.99mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	45d	1	0.99mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	45d	1	0.99mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	26d	1	0.99mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	14d	1	1.00mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	800	$1,000	$1.25	6d	1	1.00mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	782	$850	$1.09	45d	1	1.00mi
3759 Atkinson St Unit 2 Detroit, MI	2.0	1.0	919	$1,200	$1.31	26d	1	1.02mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	18d	1	1.05mi
8762 Epworth St Unit 8768 Detroit, MI	2.0	1.0	900	$995	$1.11	0d	1	1.05mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	26d	4	1.10mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	18d	1	1.11mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	1.12mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	18d	1	1.15mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	26d	1	1.18mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	19d	1	1.21mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	45d	1	1.21mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	26d	1	1.23mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	19d	1	1.25mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	3d	1	1.25mi

Listing history 30 events

1. 2026-06-21
   statusdays on market $65,000 Pending 38 DOM
2. 2026-06-18
   days on market $65,000 Active 37 DOM
3. 2026-06-17
   days on market $65,000 Active 36 DOM
4. 2026-06-15
   days on market $65,000 Active 34 DOM
5. 2026-06-13
   days on market $65,000 Active 32 DOM
6. 2026-06-13
   days on market $65,000 Active 31 DOM
7. 2026-06-09
   days on market $65,000 Active 28 DOM
8. 2026-06-08
   days on market $65,000 Active 27 DOM
9. 2026-06-07
   days on market $65,000 Active 26 DOM
10. 2026-06-04
    days on market $65,000 Active 23 DOM
11. 2026-06-03
    days on market $65,000 Active 22 DOM
12. 2026-06-02
    days on market $65,000 Active 21 DOM
13. 2026-06-01
    days on market $65,000 Active 20 DOM
14. 2026-05-31
    days on market $65,000 Active 19 DOM
15. 2026-05-13
    listed $65,000 Active 761-char remark

    Show marketing remark (761 chars)

    Move-in ready single-family home located at 5180 Webb Street, Detroit. Built in 1923, this property offers 3 bedrooms, 1 full bath, and 1 half bath. The adjacent vacant lot is included in the sale, providing additional outdoor space or future development options. Recent updates include upgraded basement plumbing, new energy-efficient furnace, central air conditioning, and a new hot water heater. Backyard plumbing has also been replaced. The basement half bath is framed and ready for drywall installation. A new electrical panel has been installed, and the kitchen is equipped to support either a gas or electric range. Room sizes are estimated. A solid opportunity to own a well-maintained Detroit home with meaningful mechanical updates already completed.

16. 2026-05-13
    listed $65,000 Active 761-char remark

    Show marketing remark (761 chars)

    Move-in ready single-family home located at 5180 Webb Street, Detroit. Built in 1923, this property offers 3 bedrooms, 1 full bath, and 1 half bath. The adjacent vacant lot is included in the sale, providing additional outdoor space or future development options. Recent updates include upgraded basement plumbing, new energy-efficient furnace, central air conditioning, and a new hot water heater. Backyard plumbing has also been replaced. The basement half bath is framed and ready for drywall installation. A new electrical panel has been installed, and the kitchen is equipped to support either a gas or electric range. Room sizes are estimated. A solid opportunity to own a well-maintained Detroit home with meaningful mechanical updates already completed.

17. 2026-05-11
    historical $65,000 761-char remark

    Show marketing remark (761 chars)

    Move-in ready single-family home located at 5180 Webb Street, Detroit. Built in 1923, this property offers 3 bedrooms, 1 full bath, and 1 half bath. The adjacent vacant lot is included in the sale, providing additional outdoor space or future development options. Recent updates include upgraded basement plumbing, new energy-efficient furnace, central air conditioning, and a new hot water heater. Backyard plumbing has also been replaced. The basement half bath is framed and ready for drywall installation. A new electrical panel has been installed, and the kitchen is equipped to support either a gas or electric range. Room sizes are estimated. A solid opportunity to own a well-maintained Detroit home with meaningful mechanical updates already completed.

18. 2026-05-02
    historical
19. 2026-05-02
    historical
20. 2026-02-28
    price $85,000
21. 2026-02-27
    price $85,000
22. 2026-02-04
    price $95,000
23. 2026-02-03
    price $95,000
24. 2026-01-06
    listed $109,000 Active
25. 2026-01-06
    listed $109,000 Active
26. 2026-01-02
    historical
27. 2013-06-17
    historical
28. 2013-06-17
    historical
29. 2012-12-16
    listed $5,000
30. 2012-12-16
    listed $5,000

ⓘ 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: $3,172 · $264/mo
• Projected year-2 tax: $3,172 · $264/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: $14,023
• − Mortgage interest: −$3,641
• − Property taxes: −$3,172
• − Insurance: −$325
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$1,891
• Taxable income: $2,751
• Est. tax owed @ 24.0%: −$660
• After-tax cash flow: $2,831/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• Rent YoY: —
• 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

+1200.0% since first listed

16 events — show timeline

• 2026-05-13 Listed $65,000 MiRealSource-MiMLS
• 2026-05-13 Listed $65,000 REALCOMP
• 2026-05-11 Coming Soon $65,000 MiRealSource-MiMLS
• 2026-05-02 Listing Removed — MiRealSource-MiMLS
• 2026-05-02 Listing Removed — REALCOMP
• 2026-02-28 Price Changed $85,000 MiRealSource-MiMLS
• 2026-02-27 Price Changed $85,000 REALCOMP
• 2026-02-04 Price Changed $95,000 MiRealSource-MiMLS
• 2026-02-03 Price Changed $95,000 REALCOMP
• 2026-01-06 Listed $109,000 MiRealSource-MiMLS
• 2026-01-06 Listed $109,000 REALCOMP
• 2026-01-02 Coming Soon — MiRealSource-MiMLS
• 2013-06-17 Listing Removed — MiRealSource-MiMLS
• 2013-06-17 Listing Removed — REALCOMP
• 2012-12-16 Listed $5,000 MiRealSource-MiMLS
• 2012-12-16 Listed $5,000 REALCOMP

Property tax history

+13.8%/yr

Latest (2025): $3,172 · +123.4% YoY. Source: county tax records.