18103 Kentfield St · Detroit, MI 48219

$64,900

2 bd · 1.0 ba · 966 sqft · SingleFamily public records · 252 Days on market

Built 1921 8,276 sqft lot $67/sqft · 14% above area Est $57k · 14% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss the great investment opportunity on Detroit's NW Side. This ranch features a large fenced in lot with driveway parking. Totally renovated in 2024 with updates including vinyl siding, roof, windows, drywall, electrical, ceramic kitchen, and bathroom. Please do not disturb tenant. No showings without an accepted offer.

Key facts

• Ceramic kitchen
• Totally renovated
• Ceramic bathroom

Tags

• LARGE FENCED IN LOT
• DRIVEWAY PARKING
• TOTALLY RENOVATED
• VINYL SIDING
• CERAMIC KITCHEN
• CERAMIC BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/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: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 10.2% 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: 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 24d 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 32% 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 $449 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 + 8.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.4% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.82% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.79%
• DSCR: 1.97
• GRM: 4.6

CMA / ARV

• ARV (median comp): $57,093
• List price: $64,900
• Delta: 13.67%
• 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
17511 Westmoreland Rd	0.31mi	3/2.0 (+1)	939 (-3%)	1mo	$100,000	$106	71
18418 Heyden St	0.23mi	2/1.0	865 (-10%)	3mo	$17,000	$20	70
18555 Edinborough Rd	0.51mi	3/1.0 (+1)	950 (-2%)	2mo	$70,000	$74	66
18431 Edinborough Rd	0.44mi	3/1.0 (+1)	1,000 (+4%)	4mo	$95,000	$95	65
18424 Fielding St	0.23mi	3/1.0 (+1)	1,100 (+14%)	3mo	$40,000	$36	59
19145 Fielding St	0.60mi	3/1.5 (+1)	924 (-4%)	1mo	$98,000	$106	57
18498 Heyden ST St	0.30mi	3/1.0 (+1)	842 (-13%)	4mo	$9,000	$11	56
18452 Shaftsbury Ave	0.64mi	3/1.0 (+1)	927 (-4%)	4mo	$55,000	$59	56
18924 Bentler St	0.67mi	3/1.0 (+1)	920 (-5%)	3mo	$74,900	$81	53
18925 Bentler St	0.69mi	3/2.0 (+1)	937 (-3%)	1mo	$79,900	$85	52
17694 Shaftsbury Ave	0.59mi	2/1.5	1,058 (+10%)	4mo	$90,000	$85	51
19352 Margareta St	0.59mi	3/1.0 (+1)	1,060 (+10%)	3mo	$105,000	$99	49

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: 21.1%
• Equity multiple: 1.93×
• Total profit: $16,862
• Equity at exit: $9,677

10-year hold

• IRR: 32.9%
• Equity multiple: 4.89×
• Total profit: $70,642
• Equity at exit: $5,611

Cash invested: $18,172 (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 →

ZIP-level market 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,182 high
• Mortgage (P&I): −$340
• Tax from tax record: −$237 /mo · $2,839/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $330

Break-even live

Break-even rent $764

Max offer price $64,900

Occupancy floor 67%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.09mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	0.09mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	16d	1	0.14mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	0.16mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	4d	1	0.24mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	0.32mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	14d	1	0.44mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	43d	1	0.47mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.59mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	0.62mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.63mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	0.63mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	0.63mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	0.63mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	43d	1	0.63mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	0.63mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	16d	1	0.63mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.65mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	0.68mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	43d	1	0.70mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	43d	1	0.72mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	0.79mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	4d	1	0.80mi
18350 Lahser Rd Detroit, MI	1.0	1.0	600	$950	$1.58	43d	1	0.81mi
17644 Lahser Rd Unit 7 Detroit, MI	1.0	1.0	600	$995	$1.66	24d	1	0.81mi
18400 Lahser Rd Detroit, MI	1.0	1.0	620	$950	$1.53	24d	1	0.82mi
18450 Lahser Rd Apt 1 Detroit, MI	1.0	1.0	650	$820	$1.26	4d	1	0.83mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	43d	1	0.84mi
18045 Lahser Rd Detroit, MI	1.0	1.0	670	$960	$1.43	4d	2	0.85mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	14d	1	0.88mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	14d	1	0.92mi
16854 Lahser Rd Detroit, MI	1.0	1.0	680	$885	$1.30	12d	1	0.97mi
16885 Lahser Rd Unit 1A Detroit, MI	1.0	1.0	650	$750	$1.15	4d	1	0.97mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	43d	1	0.97mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	4d	1	0.98mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	43d	1	1.01mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	1.06mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	43d	1	1.14mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	16d	1	1.16mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	16d	1	1.19mi

Listing history 20 events

1. 2026-06-18
   days on market $64,900 Active 252 DOM
2. 2026-06-17
   days on market $64,900 Active 251 DOM
3. 2026-06-15
   days on market $64,900 Active 249 DOM
4. 2026-06-13
   days on market $64,900 Active 247 DOM
5. 2026-06-13
   days on market $64,900 Active 246 DOM
6. 2026-06-09
   days on market $64,900 Active 243 DOM
7. 2026-06-08
   days on market $64,900 Active 242 DOM
8. 2026-06-07
   days on market $64,900 Active 241 DOM
9. 2026-06-04
   days on market $64,900 Active 238 DOM
10. 2026-06-03
    days on market $64,900 Active 237 DOM
11. 2026-06-01
    days on market $64,900 Active 235 DOM
12. 2026-05-31
    days on market $64,900 Active 234 DOM
13. 2026-03-26
    price $64,900 329-char remark

    Show marketing remark (329 chars)

    Don't miss the great investment opportunity on Detroit's NW Side. This ranch features a large fenced in lot with driveway parking. Totally renovated in 2024 with updates including vinyl siding, roof, windows, drywall, electrical, ceramic kitchen, and bathroom. Please do not disturb tenant. No showings without an accepted offer.

14. 2026-03-25
    price $64,900 329-char remark

    Show marketing remark (329 chars)

    Don't miss the great investment opportunity on Detroit's NW Side. This ranch features a large fenced in lot with driveway parking. Totally renovated in 2024 with updates including vinyl siding, roof, windows, drywall, electrical, ceramic kitchen, and bathroom. Please do not disturb tenant. No showings without an accepted offer.

15. 2025-10-08
    listed $69,900 Active 329-char remark

    Show marketing remark (329 chars)

    Don't miss the great investment opportunity on Detroit's NW Side. This ranch features a large fenced in lot with driveway parking. Totally renovated in 2024 with updates including vinyl siding, roof, windows, drywall, electrical, ceramic kitchen, and bathroom. Please do not disturb tenant. No showings without an accepted offer.

16. 2025-10-08
    listed $69,900 Active 329-char remark

    Show marketing remark (329 chars)

    Don't miss the great investment opportunity on Detroit's NW Side. This ranch features a large fenced in lot with driveway parking. Totally renovated in 2024 with updates including vinyl siding, roof, windows, drywall, electrical, ceramic kitchen, and bathroom. Please do not disturb tenant. No showings without an accepted offer.

17. 2008-04-17
    historical
18. 2007-07-14
    historical
19. 2007-04-26
    listed $5,500
20. 2007-01-23
    listed $5,500

ⓘ 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: $2,839 · $237/mo
• Projected year-2 tax: $2,839 · $237/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 2/10 Low 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: $14,186
• − Mortgage interest: −$3,635
• − Property taxes: −$2,839
• − Insurance: −$324
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$1,888
• Taxable income: $3,230
• Est. tax owed @ 24.0%: −$775
• After-tax cash flow: $3,185/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

+1080.0% since first listed

8 events — show timeline

• 2026-03-26 Price Changed $64,900 MiRealSource-MiMLS
• 2026-03-25 Price Changed $64,900 REALCOMP
• 2025-10-08 Listed $69,900 REALCOMP
• 2025-10-08 Listed $69,900 MiRealSource-MiMLS
• 2008-04-17 Listing Removed — REALCOMP
• 2007-07-14 Listing Removed — MiRealSource-MiMLS
• 2007-04-26 Listed $5,500 REALCOMP
• 2007-01-23 Listed $5,500 MiRealSource-MiMLS

Property tax history

+25.2%/yr

Latest (2025): $2,839 · +1082.7% YoY. Source: county tax records.