18911 Oakfield St · Detroit, MI 48235

$129,000

3 bd · 1.0 ba · 820 sqft · SingleFamily public records · 4 Days on market

Built 1944 5,227 sqft lot

---

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 +15.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

18911 Oakfield is a clean, updated 3-bedroom Detroit ranch offering the space, style, and peace of mind today's buyers are looking for. Enjoy an updated kitchen with white cabinetry, black hardware, stainless steel appliances, a refreshed bathroom, comfortable bedrooms, and a finished basement perfect for extra living space, entertaining, a home office, or a workout area. With a fenced yard, garage, updated landscaping, and major updates already handled, this home is move-in ready and easy to love. Whether you're buying your first home, downsizing, or adding a solid property to your investment portfolio, this one checks the right boxes.

Key facts

• Fenced yard
• Finished basement
• Updated kitchen

Tags

• UPDATED KITCHEN
• FENCED YARD
• FINISHED BASEMENT
• UPDATED LANDSCAPING

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Detached garage (approximately 1.5 car)
• Utilities: Sewer available; Water available
• Home design: Single-family residence; One level; Ground-level entry with steps; Brick construction
• Construction: Brick exterior; Block foundation; Asphalt roof
• Exterior features: Back yard with fencing; Fenced lot; Paved road access

Interior

• Kitchen: Free-standing refrigerator; Gas water heater
• Bedrooms: 4 total rooms (bedrooms included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Partially furnished; Finished basement
• Laundry & utility: Has heating system

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $47 ($560/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Cap rate 6.7% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: John R King Academic And Performing Arts Academy (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 814 students, 92% FRL); Henry Ford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 712 students, 86% FRL) — zoned schools at 89% FRL track the district average.
• Market conditions: Rents rising (+3.2%/yr); 291 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 42% of the median local income ($39k/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 $892 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 10y 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 $30k; list at $129k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 1.06% ✓
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $82,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18950 Biltmore St	0.20mi	2/1.0 (-1)	781 (-5%)	1mo	$46,000	$59	76
18416 Curtis St	0.56mi	3/1.0	820 (0%)	5mo	$72,500	$88	70
17706 Stahelin Ave	0.75mi	3/1.0	818 (-0%)	0mo	$106,000	$130	65
19365 Fenmore St	0.37mi	3/1.0	912 (+11%)	1mo	$94,900	$104	64
19177 Stahelin Ave	0.68mi	3/1.0	816 (-0%)	5mo	$60,000	$74	63
19307 Fenmore St	0.30mi	2/1.0 (-1)	725 (-12%)	3mo	$72,500	$100	60
17227 Curtis St	0.42mi	3/1.0	717 (-13%)	2mo	$77,000	$107	57
18697 Glastonbury Rd	0.41mi	2/1.0 (-1)	895 (+9%)	4mo	$98,500	$110	57
19751 Oakfield St	0.54mi	2/1.0 (-1)	735 (-10%)	1mo	$17,500	$24	52
19900 Southfield Rd	0.64mi	3/1.0	898 (+10%)	4mo	$110,000	$122	51
19975 Ferguson St	0.74mi	3/1.0	889 (+8%)	1mo	$50,650	$57	51
19510 Ferguson St	0.53mi	2/1.0 (-1)	717 (-13%)	3mo	$21,000	$29	46

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-17,478
• Equity at exit: $19,234

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-9,528
• Equity at exit: $11,154

Cash invested: $36,120 (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 48235

• Rents YoY: 3.2%
• Active inventory: 291
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$676
• Tax from tax record: −$305 /mo · $3,655/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $47

Break-even live

Break-even rent $1,310

Max offer price $129,000

Occupancy floor 92%

Sensitivity live

Price	-10% $120	-5% $83	+0% $47	+5% $10	+10% $-26
Rent	-10% $-61	-5% $-7	+0% $47	+5% $101	+10% $155
Rate	-1.0pp $112	-0.5pp $79	base $47	+0.5pp $13	+1.0pp $-21

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19307 Lindsay St Detroit, MI	2.0	1.0	900	$1,100	$1.22	0d	1	0.22mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	18d	1	0.32mi
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	45d	1	0.34mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	14d	1	0.51mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	18d	1	0.58mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	45d	1	0.59mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	5d	1	0.59mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	18d	1	0.63mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	26d	1	0.64mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	16d	1	0.64mi
17573 Asbury Park Detroit, MI	3.0	2.0	990	$1,400	$1.41	0d	1	0.65mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	45d	1	0.71mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	45d	1	0.71mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	45d	1	0.74mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,423	$1.38	0d	1	0.76mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	6d	1	0.80mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	45d	1	0.83mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	18d	1	0.83mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,323	$1.73	0d	1	0.83mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	6d	1	0.84mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	45d	1	0.85mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	21d	1	0.85mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	26d	1	0.86mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	6d	1	0.88mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	18d	1	0.88mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	26d	1	0.89mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,025	$1.40	0d	1	0.92mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	6d	1	0.94mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	6d	1	0.94mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	45d	1	1.01mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	3d	1	1.01mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	45d	1	1.04mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	16d	5	1.19mi
20271 Grandville Ave Detroit, MI	3.0	1.0	1010	$1,550	$1.53	25d	1	1.28mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	45d	1	1.29mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	18d	1	1.33mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	6d	1	1.34mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	4d	1	1.36mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	26d	1	1.38mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	26d	1	1.49mi

Listing history 3 events

1. 2026-06-21
   days on market $129,000 Active 4 DOM
2. 2026-06-17
   remarks 644-char remark
3. 2026-06-17
   listed $129,000 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: $3,655 · $305/mo
• Projected year-2 tax: $3,655 · $305/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 ≥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: $16,427
• − Mortgage interest: −$7,226
• − Property taxes: −$3,655
• − Insurance: −$645
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$3,753
• Taxable loss: −$1,480
• Est. tax savings @ 24.0%: +$355
• After-tax cash flow: $915/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+258.3% since first listed

32 events — show timeline

• 2026-06-10 Listed $129,000 MiRealSource-MiMLS
• 2026-06-10 Listed $129,000 REALCOMP
• 2025-10-19 Listing Removed — REALCOMP
• 2025-10-19 Listing Removed — MiRealSource-MiMLS
• 2025-10-02 Price Changed $135,000 MiRealSource-MiMLS
• 2025-10-02 Price Changed $135,000 REALCOMP
• 2025-09-24 Listed $140,000 REALCOMP
• 2025-09-24 Listing Removed — MiRealSource-MiMLS
• 2025-09-24 Listing Removed — REALCOMP
• 2025-09-24 Listed $140,000 MiRealSource-MiMLS
• 2025-09-06 Price Changed $142,900 MiRealSource-MiMLS
• 2025-09-05 Price Changed $142,900 REALCOMP
• 2025-09-03 Price Changed $149,900 MiRealSource-MiMLS
• 2025-09-03 Price Changed $149,900 REALCOMP
• 2025-08-25 Listed $155,000 REALCOMP
• 2025-08-25 Listed $155,000 MiRealSource-MiMLS
• 2019-05-28 Sold (Public Records) $29,900 Public Records
• 2016-08-27 Listing Removed — REALCOMP
• 2016-08-27 Listing Removed — MiRealSource-MiMLS
• 2016-08-26 Listing Removed — MiRealSource-MiMLS
• 2016-05-26 Listed $35,000 MiRealSource-MiMLS
• 2016-05-26 Listed $35,000 MiRealSource-MiMLS
• 2016-05-26 Listed $35,000 REALCOMP
• 2016-04-22 Listing Removed — REALCOMP
• 2016-04-22 Listing Removed — MiRealSource-MiMLS
• 2016-04-12 Listed $17,900 MiRealSource-MiMLS
• 2016-04-10 Price Changed $17,900 REALCOMP
• 2016-03-15 Price Changed $20,900 REALCOMP
• 2016-03-04 Relisted — REALCOMP
• 2016-03-02 Listing Removed — REALCOMP
• 2016-02-09 Listed $24,380 REALCOMP
• 1996-07-15 Sold (Public Records) $36,000 Public Records

Property tax history

+10.9%/yr

Latest (2025): $3,655 · -37.2% YoY. Source: county tax records.