21401 Santa Clara · Detroit, MI 48219

$128,000

4 bd · 1.0 ba · 1,467 sqft · SingleFamily public records · 93 Days on market

Built 1949 6,970 sqft lot $87/sqft · 42% above area Est $90k · 42% over

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +6.7/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

You'll enjoy this house it has 4 bedrooms a very spacious basement. House have a wood burning fireplace nice size kitchen carpet thought out the home that's less then 3 yrs old at best. Hardwood flooring under. Roof is maybe 2-3years old. also have a new furnace heating & cooling units Pexs plumbing throughout home. Just had house appraised at $135,000. Need a little cosmetic work.

Key facts

• 6,970 sq ft lot
• Built 1949
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $116k (9.0% 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: 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 (+8.0%/yr); 305 active listings in the ZIP; 40 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).
• This rent runs 41% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $885 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $2k; list at $128k implies a 8158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,480 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.17% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.10%
• DSCR: 1.58
• GRM: 7.1

CMA / ARV

• ARV (median comp): $90,124
• List price: $128,000
• Delta: 42.03%
• 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
17216 Chapel St	0.15mi	4/2.0	1,367 (-7%)	5mo	$170,000	$124	73
20821 Santa Clara	0.27mi	3/1.5 (-1)	1,414 (-4%)	7mo	$203,000	$144	69
16753 Burgess	0.47mi	4/1.5	1,434 (-2%)	8mo	$172,500	$120	66
16775 Blackstone St	0.46mi	3/1.0 (-1)	1,518 (+4%)	10mo	$79,900	$53	59
18498 Fielding St	0.69mi	3/1.0 (-1)	1,450 (-1%)	5mo	$61,000	$42	57
18425 Burgess	0.43mi	3/2.0 (-1)	1,339 (-9%)	6mo	$116,000	$87	51
16710 Trinity St	0.55mi	3/2.5 (-1)	1,532 (+4%)	7mo	$240,000	$157	50
17601 Patton St	0.42mi	4/2.0	1,650 (+12%)	7mo	$220,000	$133	50
16216 Westbrook St	0.66mi	3/1.5 (-1)	1,378 (-6%)	4mo	$72,500	$53	49
17580 Northrop St	0.43mi	3/1.5 (-1)	1,294 (-12%)	6mo	$135,000	$104	48
16145 Trinity St	0.74mi	3/2.0 (-1)	1,480 (+1%)	8mo	$205,000	$139	48
16544 Trinity St	0.62mi	3/1.0 (-1)	1,620 (+10%)	8mo	$139,900	$86	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.34×
• Total profit: $12,081
• Equity at exit: $19,085

10-year hold

• IRR: 21.1%
• Equity multiple: 3.19×
• Total profit: $78,614
• Equity at exit: $11,067

Cash invested: $35,840 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$671
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $391

Break-even live

Break-even rent $1,008

Max offer price $128,000

Occupancy floor 69%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	0.08mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	11d	1	0.16mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	0.17mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	0.22mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	0.43mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	44d	1	0.44mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.54mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.58mi
16565 Blackstone St Detroit, MI	3.0	1.5	1592	$1,575	$0.99	44d	1	0.61mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	44d	1	0.61mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	44d	1	0.62mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	0.74mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	0.79mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	17d	1	1.00mi
17678 Edinborough Rd Detroit, MI	3.0	1.5	1528	$1,650	$1.08	15d	1	1.00mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	1.03mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	1.06mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	44d	1	1.16mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	44d	1	1.17mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	44d	1	1.20mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	17d	1	1.22mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	1.23mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	15d	1	1.24mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	1.26mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	5d	1	1.28mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	1.29mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	44d	1	1.29mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	24d	1	1.30mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	11d	1	1.31mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	44d	1	1.33mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	17d	1	1.34mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	1.36mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	17d	1	1.37mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	18d	1	1.38mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	1.39mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	44d	1	1.39mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	44d	1	1.40mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	18d	1	1.43mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	17d	1	1.46mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	5d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $128,000 Active 93 DOM
2. 2026-06-17
   days on market $128,000 Active 92 DOM
3. 2026-06-15
   days on market $128,000 Active 90 DOM
4. 2026-06-13
   days on market $128,000 Active 88 DOM
5. 2026-06-13
   days on market $128,000 Active 87 DOM
6. 2026-06-09
   days on market $128,000 Active 84 DOM
7. 2026-06-08
   days on market $128,000 Active 83 DOM
8. 2026-06-07
   days on market $128,000 Active 82 DOM
9. 2026-06-04
   days on market $128,000 Active 79 DOM
10. 2026-06-03
    days on market $128,000 Active 78 DOM
11. 2026-06-01
    days on market $128,000 Active 76 DOM
12. 2026-05-31
    days on market $128,000 Active 75 DOM
13. 2026-03-17
    listed $128,000 Active 390-char remark

    Show marketing remark (390 chars)

    You'll enjoy this house it has 4 bedrooms a very spacious basement. House have a wood burning fireplace nice size kitchen carpet thought out the home that's less then 3 yrs old at best. Hardwood flooring under. Roof is maybe 2-3years old. also have a new furnace heating & cooling units Pexs plumbing throughout home. Just had house appraised at $135,000. Need a little cosmetic work.

14. 2010-06-22
    soldstatus $1,550 137-char remark

    Show marketing remark (137 chars)

    FIX ME UP AND BRING ME BACK TO LIFE. GREAT DEAL!!!! 3 BEDROOM RANCH THAT FEATURES A 1 CAR DETACHED GARAGE, CLOSE TO HIGHWAYS. AS IS SALE.

15. 2010-05-20
    listed $1,550 137-char remark

    Show marketing remark (137 chars)

    FIX ME UP AND BRING ME BACK TO LIFE. GREAT DEAL!!!! 3 BEDROOM RANCH THAT FEATURES A 1 CAR DETACHED GARAGE, CLOSE TO HIGHWAYS. AS IS SALE.

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $1,414 · $118/mo
• Expected delta: +$557/yr (+$46/mo · 65.1%)

ⓘ 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 ≥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: $18,032
• − Mortgage interest: −$7,170
• − Property taxes: −$856
• − Insurance: −$640
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$3,724
• Taxable income: $2,757
• Est. tax owed @ 24.0%: −$662
• After-tax cash flow: $4,032/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+8158.1% since first listed

3 events — show timeline

• 2026-03-17 Listed $128,000 ForSaleByOwner.com
• 2010-06-22 Sold (MLS) $1,550 REALCOMP
• 2010-05-20 Listed $1,550 REALCOMP

Property tax history

-1.5%/yr

Latest (2025): $856 · -54.8% YoY. Source: county tax records.