2686 Vicksburg St · Detroit, MI 48206

$138,500

3 bd · 1.0 ba · 1,089 sqft · SingleFamily public records · 8 Days on market

Built 1916 3,920 sqft lot Est $112k · 23% over

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Why this score? — see what drove the D+ 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 +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• Rent growth +3.8/5.0
• 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

Check out this beautifully renovated, charming Detroit home just blocks from La Salle Gardens! Featuring 3 beds and 2 full baths, this property blends historic charm with modern updates like original hardwood floors, brand-new plumbing lines to the street, and updated neighborhood gas lines. The stunning open-concept kitchen showcases salvaged leathered marble from an iconic Detroit building, flowing into a bright living area and a flexible den/office space. The main floor also boasts a welcoming foyer, a full bath with a monochrome tiled shower, historic brick fireplace, and a bonus laundry/storage room. Upstairs, find 3 spacious bedrooms with massive walk-in closets and a second full bath with a classic clawfoot tub. Perfectly located within walking distance to Moon Dog Cafe and just 5-10 minutes from New Center and Wayne State University!Property is agent owned.

Key facts

• Renovated
• Open-concept kitchen
• 3,920 sq ft lot

Tags

• RENOVATED
• ORIGINAL HARDWOOD FLOORS
• BRAND-NEW PLUMBING LINES
• UPDATED NEIGHBORHOOD GAS LINES
• OPEN-CONCEPT KITCHEN
• SALVAGED LEATHERED MARBLE

Property features AI

Exterior

• Utilities: Public water; Natural gas available; Electricity available
• Home design: Traditional single-family residence; Built in 1916
• Construction: Wood siding; Asphalt roof; Living area approximately 1,089 sq ft
• Exterior features: Sidewalk; Paved road access

Interior

• Kitchen: Kitchen (approximately 13 x 13); Oven; Refrigerator
• Bedrooms: Primary bedroom (approximately 11.6 x 11.5); Bedroom 2 (approximately 10.8 x 11.6); Bedroom 3 (approximately 10.2 x 11.5)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Pantry; Michigan-style basement; 13 total rooms
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $138k).

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 (+5.2%/yr); 273 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 39% of the median local income ($45k/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 $958 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,500

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.04% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $112,167
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2637 Carter St	0.31mi	3/1.0	1,092 (+0%)	11mo	$86,000	$79	76
3005 Lothrop St	0.41mi	3/1.0	1,200 (+10%)	2mo	$48,900	$41	62
3208 Carter St	0.41mi	3/1.0	1,179 (+8%)	20mo	$45,000	$38	51
1669 W Philadelphia St	0.71mi	3/1.5	1,162 (+7%)	16mo	$205,000	$176	40
1674 W Euclid St	0.70mi	3/1.5	1,026 (-6%)	20mo	$193,500	$189	39
7427 Dunedin St	0.58mi	3/1.0	1,243 (+14%)	13mo	$160,000	$129	38
6080 16th St	0.73mi	3/1.0	1,160 (+6%)	23mo	$119,000	$103	36
6200 15th St	0.64mi	2/2.0 (-1)	1,194 (+10%)	18mo	$275,000	$230	30
4010 HAZELWOOD St	0.71mi	2/2.0 (-1)	1,206 (+11%)	14mo	$80,500	$67	28
4010 Hazelwood St	0.71mi	2/2.0 (-1)	1,206 (+11%)	14mo	$80,500	$67	28
9242 Genessee St	0.65mi	3/1.0	1,248 (+15%)	23mo	$61,902	$50	26
2681 Nebraska St	0.59mi	4/2.5 (+1)	1,238 (+14%)	20mo	$189,700	$153	22

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-5,373
• Equity at exit: $20,651

10-year hold

• IRR: 8.4%
• Equity multiple: 1.70×
• Total profit: $27,145
• Equity at exit: $11,975

Cash invested: $38,780 (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 48206

• Rents YoY: 5.2%
• Active inventory: 273
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$726
• Tax from tax record: −$142 /mo · $1,708/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $217

Break-even live

Break-even rent $1,173

Max offer price $138,500

Occupancy floor 80%

Sensitivity live

Price	-10% $295	-5% $256	+0% $217	+5% $177	+10% $138
Rent	-10% $102	-5% $159	+0% $217	+5% $274	+10% $331
Rate	-1.0pp $286	-0.5pp $252	base $217	+0.5pp $181	+1.0pp $144

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: $34,625
• Closing costs: $4,155
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	44d	1	0.21mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	0.21mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	44d	1	0.21mi
2531 Pingree St Unit 2 (FL 2) Detroit, MI	3.0	1.0	893	$1,100	$1.23	3d	1	0.28mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	17d	1	0.35mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	0.45mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	44d	1	0.49mi
1974 Virginia Park St Detroit, MI	2.0	2.0	1200	$1,995	$1.66	44d	1	0.53mi
2021 Blaine St Detroit, MI	1.0–2.0	1.0	684	$1,200	$1.75	44d	1	0.53mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	44d	1	0.54mi
3757 Blaine St Detroit, MI	3.0	1.0	1169	$1,480	$1.27	17d	1	0.56mi
4016 Hogarth St Unit 4018 Hogarth Lower Detroit, MI	2.0	1.0	1200	$1,100	$0.92	4d	1	0.60mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	25d	1	0.62mi
6144 16th St Detroit, MI	3.0	1.0	1284	$1,200	$0.93	44d	1	0.63mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	4d	1	0.64mi
1710 Virginia Park St Detroit, MI	2.0	2.0	1350	$1,300	$0.96	5d	1	0.66mi
6077 Linwood St Detroit, MI	2.0	1.0	1200	$2,000	$1.67	44d	1	0.68mi
1800 W Bethune St Unit 1228665P Detroit, MI	2.0	1.0	904	$3,135	$3.47	44d	1	0.68mi
1800 W Bethune St Detroit, MI	2.0	1.0	656	$1,645	$2.51	25d	3	0.69mi
1800 W Bethune St Detroit, MI	2.0	1.0	800	$1,850	$2.31	44d	1	0.69mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	25d	1	0.72mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	25d	1	0.72mi
7640 Woodrow Wilson St Unit 1 Detroit, MI	3.0	1.5	1095	$1,400	$1.28	44d	1	0.77mi
7340 Churchill St Unit 2 Detroit, MI	2.0	1.0	1046	$1,100	$1.05	25d	1	0.77mi
3759 Atkinson St Unit 2 Detroit, MI	2.0	1.0	919	$1,200	$1.31	25d	1	0.80mi
1542 W Euclid St Detroit, MI	2.0	1.0	1100	$1,150	$1.05	5d	1	0.81mi
1534 W Euclid St Detroit, MI	2.0	1.0	1200	$1,150	$0.96	13d	1	0.81mi
1534 W Euclid St Unit 1534 Euclid Detroit, MI	2.0	1.0	1200	$1,150	$0.96	44d	1	0.82mi
1626 Gladstone St Unit 1 Detroit, MI	2.0	1.0	800	$1,300	$1.62	44d	1	0.84mi
1628 Gladstone St Unit 2 Detroit, MI	2.0	1.0	800	$1,050	$1.31	44d	1	0.84mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	17d	1	0.84mi
1400 Seward Ave Unit 305 Detroit, MI	2.0	1.0	950	$1,295	$1.36	3d	1	0.87mi
1400 Seward Ave Detroit, MI	2.0	1.0	950	$1,295	$1.36	5d	1	0.87mi
1400 Seward Ave Unit 305 Detroit, MI	2.0	1.0	950	$1,295	$1.36	5d	1	0.87mi
6183 Hecla St Detroit, MI	3.0	1.0	1100	$1,700	$1.55	25d	1	0.87mi
4566 Seebaldt St Detroit, MI	2.0	1.0	1200	$1,250	$1.04	22d	1	0.94mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	800	$1,000	$1.25	5d	1	0.96mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	782	$850	$1.09	44d	1	0.96mi
8263 Merrill St Detroit, MI	2.0	1.5	1092	$1,600	$1.47	44d	1	0.97mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	17d	1	0.97mi

Listing history 8 events

1. 2026-06-21
   statusdays on market $138,500 Pending 8 DOM
2. 2026-06-18
   days on market $138,500 Active 7 DOM
3. 2026-06-17
   days on market $138,500 Active 6 DOM
4. 2026-06-16
   days on market $138,500 Active 5 DOM
5. 2026-06-15
   days on market $138,500 Active 4 DOM
6. 2026-06-13
   days on market $138,500 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $138,500 Active 1 DOM

ⓘ 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: $1,708 · $142/mo
• Projected year-2 tax: $1,921 · $160/mo
• Expected delta: +$212/yr (+$18/mo · 12.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,361
• − Mortgage interest: −$7,758
• − Property taxes: −$1,708
• − Insurance: −$692
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$4,029
• Taxable income: $396
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $2,504/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-11 Listed $138,500 MiRealSource-MiMLS
• 2026-06-11 Listed $138,500 REALCOMP
• 2026-06-11 Listed $138,500 SW Michigan MLS

Property tax history

+17.0%/yr

Latest (2025): $1,708 · +39.4% YoY. Source: county tax records.