18187 Stout St · Detroit, MI 48219

$34,900

4 bd · 1.0 ba · 1,159 sqft · SingleFamily public records · 99 Days on market

Built 1944 4,792 sqft lot $30/sqft · 44% below area Est $62k · 44% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity! This property offers great potential for the right buyer looking to renovate, update, or add to their investment portfolio. Property is being sold as-is, and the buyer will assume responsibility for any repairs or updates.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1944

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $32k (9.0% below list) — sets the bar for market timing.
• Cap rate 37.8% 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 rising fast (+8.0%/yr); 305 active listings in the ZIP; 38 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 40% 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 $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1944 — 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: 4.20% ✓
• Cap rate: 37.79%
• Cash-on-cash: 112.49%
• DSCR: 6.01
• GRM: 2.0

CMA / ARV

• ARV (median comp): $62,296
• List price: $34,900
• Delta: -43.98%
• 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
18424 Fielding St	0.14mi	3/1.0 (-1)	1,100 (-5%)	3mo	$40,000	$36	78
18486 Trinity St	0.37mi	5/2.0 (+1)	1,232 (+6%)	4mo	$25,000	$20	60
19105 Curtis St	0.69mi	3/1.5 (-1)	1,156 (-0%)	3mo	$97,422	$84	58
19003 Curtis St	0.75mi	3/1.0 (-1)	1,138 (-2%)	1mo	$95,000	$83	56
18995 Fielding St	0.39mi	3/1.0 (-1)	1,042 (-10%)	5mo	$102,500	$98	56
16871 Pierson St	0.63mi	3/1.0 (-1)	1,242 (+7%)	3mo	$130,000	$105	52
19352 Margareta St	0.60mi	3/1.0 (-1)	1,060 (-8%)	3mo	$105,000	$99	51
19211 Pierson St	0.61mi	3/1.0 (-1)	1,272 (+10%)	2mo	$69,000	$54	48
18431 Edinborough Rd	0.46mi	3/1.0 (-1)	1,000 (-14%)	4mo	$95,000	$95	47
17420 Edinborough Rd	0.53mi	3/1.0 (-1)	1,011 (-13%)	4mo	$167,000	$165	45
21451 Glenco St	0.59mi	3/1.0 (-1)	1,026 (-12%)	4mo	$42,000	$41	45
18970 Bentler St	0.60mi	3/1.0 (-1)	1,020 (-12%)	5mo	$21,000	$21	43

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: —
• Equity multiple: 7.19×
• Total profit: $60,452
• Equity at exit: $5,204

10-year hold

• IRR: —
• Equity multiple: 17.69×
• Total profit: $163,091
• Equity at exit: $3,018

Cash invested: $9,772 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $916

Break-even live

Break-even rent $305

Max offer price $34,900

Occupancy floor 32%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.01mi
17624 Patton St Detroit, MI	3.0	1.0	1260	$1,695	$1.35	43d	1	0.17mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	0.20mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	0.26mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	14d	1	0.37mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	0.44mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	43d	1	0.49mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.55mi
17255 Westbrook St Detroit, MI	3.0	2.0	1500	$1,450	$0.97	11d	1	0.59mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	0.59mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	0.60mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	16d	1	0.66mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	0.68mi
17238 Shaftsbury Ave Detroit, MI	3.0	1.0	1200	$1,550	$1.29	43d	1	0.76mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	43d	1	0.78mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	4d	1	0.79mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	0.83mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	4d	1	0.91mi
17654 Greenview Ave Detroit, MI	4.0	1.0	1377	$1,350	$0.98	16d	1	0.94mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	43d	1	1.00mi
19810 Blackstone St Detroit, MI	3.0	1.0	1216	$1,395	$1.15	43d	1	1.01mi
16823 Stahelin Ave Detroit, MI	3.0	2.5	1500	$1,600	$1.07	17d	1	1.03mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	16d	1	1.11mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	43d	1	1.12mi
20079 Patton St Detroit, MI	3.0	1.0	1150	$1,550	$1.35	4d	1	1.15mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	43d	1	1.18mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	43d	1	1.18mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	43d	1	1.18mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	16d	1	1.19mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	24d	1	1.24mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	14d	1	1.29mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	10d	1	1.33mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	43d	1	1.35mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	23d	1	1.37mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	16d	1	1.37mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	1.37mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	4d	1	1.49mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	43d	1	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $34,900 Active 99 DOM
2. 2026-06-17
   days on market $34,900 Active 98 DOM
3. 2026-06-15
   days on market $34,900 Active 96 DOM
4. 2026-06-13
   days on market $34,900 Active 94 DOM
5. 2026-06-13
   days on market $34,900 Active 93 DOM
6. 2026-06-09
   days on market $34,900 Active 90 DOM
7. 2026-06-08
   days on market $34,900 Active 89 DOM
8. 2026-06-07
   days on market $34,900 Active 88 DOM
9. 2026-06-04
   days on market $34,900 Active 85 DOM
10. 2026-06-03
    days on market $34,900 Active 84 DOM
11. 2026-06-01
    days on market $34,900 Active 82 DOM
12. 2026-05-31
    days on market $34,900 Active 81 DOM
13. 2026-05-08
    price $34,900 244-char remark

    Show marketing remark (244 chars)

    Investor opportunity! This property offers great potential for the right buyer looking to renovate, update, or add to their investment portfolio. Property is being sold as-is, and the buyer will assume responsibility for any repairs or updates.

14. 2026-05-07
    price $34,900 244-char remark

    Show marketing remark (244 chars)

    Investor opportunity! This property offers great potential for the right buyer looking to renovate, update, or add to their investment portfolio. Property is being sold as-is, and the buyer will assume responsibility for any repairs or updates.

15. 2026-03-11
    listed $40,000 Active 244-char remark

    Show marketing remark (244 chars)

    Investor opportunity! This property offers great potential for the right buyer looking to renovate, update, or add to their investment portfolio. Property is being sold as-is, and the buyer will assume responsibility for any repairs or updates.

16. 2026-03-11
    listed $40,000 Active 244-char remark

    Show marketing remark (244 chars)

    Investor opportunity! This property offers great potential for the right buyer looking to renovate, update, or add to their investment portfolio. Property is being sold as-is, and the buyer will assume responsibility for any repairs or updates.

17. 2024-02-01
    soldstatus $70,000
18. 1998-02-02
    soldstatus $41,000
19. 1997-04-29
    listed $41,000
20. 1996-10-15
    soldstatus $16,900
21. 1996-10-04
    soldstatus $35,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 74% 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: $17,578
• − Mortgage interest: −$1,955
• − Property taxes: −$524
• − Insurance: −$174
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$1,015
• Taxable income: $11,097
• Est. tax owed @ 24.0%: −$2,663
• After-tax cash flow: $8,329/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

-0.3% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $34,900 MiRealSource-MiMLS
• 2026-05-07 Price Changed $34,900 REALCOMP
• 2026-03-11 Listed $40,000 REALCOMP
• 2026-03-11 Listed $40,000 MiRealSource-MiMLS
• 2024-02-01 Sold (Public Records) $70,000 Public Records
• 1998-02-02 Sold (MLS) $41,000 REALCOMP
• 1997-04-29 Listed $41,000 REALCOMP
• 1996-10-15 Sold (Public Records) $16,900 Public Records
• 1996-10-04 Sold (Public Records) $35,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,951 · +88.9% YoY. Source: county tax records.