17167 Stansbury St · Detroit, MI 48235

$128,900

3 bd · 1.0 ba · 1,460 sqft · SingleFamily public records · 168 Days on market

Built 1939 5,663 sqft lot $88/sqft · 6% above area Est $146k · 12% 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 +24.9/30.0
• ARV discount +12.9/15.0
• DSCR +8.1/10.0
• 1% rule +5.9/10.0
• 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

Take a look at this 3 bedroom, 1.5 bathroom colonial today! Attractive property with much to offer in Winship neighborhood. Partially finished basement adds living space. Home needs a new roof and may need other repairs. Reserve Auction – NO ACCESS OR VIEWINGS of this property. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * "As is" sale with no contingencies or inspections.

Key facts

• 5,663 sq ft lot
• Built 1939
• Listed 168 days

Tags

• PARTIALLY FINISHED BASEMENT

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 $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $113k (12.0% 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 (+3.2%/yr); 283 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 43% 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 $891 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

• It's been on market 168 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,432 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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 1939 — 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: 1.09% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (median comp): $146,471
• List price: $128,900
• Delta: -12.00%
• 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
17161 Ward Ave	0.43mi	3/1.5	1,377 (-6%)	2mo	$194,500	$141	67
16265 Ardmore St	0.43mi	3/1.0	1,333 (-9%)	4mo	$49,000	$37	62
16862 Sorrento St	0.58mi	3/1.0	1,387 (-5%)	4mo	$116,000	$84	62
18011 Appoline St W	0.69mi	3/1.5	1,440 (-1%)	3mo	$170,000	$118	61
17531 Ardmore St	0.23mi	4/2.0 (+1)	1,304 (-11%)	2mo	$195,000	$150	61
16562 Tracey St	0.38mi	3/1.0	1,244 (-15%)	2mo	$60,000	$48	56
16546 Sussex St St	0.70mi	3/2.0	1,400 (-4%)	4mo	$203,000	$145	53
16631 Sorrento St	0.59mi	4/2.0 (+1)	1,537 (+5%)	3mo	$154,400	$100	52
16176 Tracey St	0.52mi	3/2.0	1,270 (-13%)	0mo	$70,000	$55	50
16627 Appoline St	0.69mi	4/1.5 (+1)	1,544 (+6%)	4mo	$64,000	$41	48
17517 Meyers Rd	0.70mi	2/1.0 (-1)	1,611 (+10%)	3mo	$75,000	$47	42
17621 Meyers Rd	0.73mi	2/2.0 (-1)	1,264 (-13%)	0mo	$40,000	$32	34

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,927
• Equity at exit: $19,219

10-year hold

• IRR: 7.8%
• Equity multiple: 1.60×
• Total profit: $21,555
• Equity at exit: $11,145

Cash invested: $36,092 (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: 283
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,410 high
• Mortgage (P&I): −$676
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $277

Break-even live

Break-even rent $1,060

Max offer price $128,900

Occupancy floor 75%

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: $32,225
• Closing costs: $3,867
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	24d	1	0.31mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	44d	1	0.43mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	0.43mi
18257 Mark Twain St Detroit, MI	3.0	1.0	1185	$1,507	$1.27	17d	1	0.49mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	44d	1	0.65mi
18512 Schaefer Hwy Detroit, MI	2.0	1.0	962	$1,200	$1.25	24d	1	0.68mi
16151 Robson St Detroit, MI	3.0	1.0	1300	$1,525	$1.17	15d	1	0.74mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	0.78mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	0.79mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	24d	1	0.86mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.87mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	44d	1	0.90mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	19d	1	0.95mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	0.97mi
18964 Coyle St Detroit, MI	3.0	1.0	1300	$1,350	$1.04	3d	1	0.98mi
18675 Meyers Rd Unit 18677 Detroit, MI	2.0	1.0	942	$1,100	$1.17	44d	1	1.00mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	1.01mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	2d	1	1.02mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	44d	1	1.09mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	1.10mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	1.12mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	1.14mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	1.15mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	1.16mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	3d	1	1.17mi
18675 Forrer St Detroit, MI	3.0	1.0	1200	$1,225	$1.02	5d	1	1.18mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	1.18mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	1.19mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	1.19mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	1.19mi
17201 Saint Marys St Detroit, MI	2.0	1.0	1200	$1,200	$1.00	3d	1	1.19mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	1.20mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	1.23mi
19474 Schaefer Hwy Detroit, MI	2.0	1.0	896	$1,075	$1.20	5d	1	1.25mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	1.28mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	1.28mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	24d	1	1.29mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	1.31mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	5d	1	1.32mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	1.34mi

Listing history 29 events

1. 2026-06-18
   days on market $128,900 Active 168 DOM
2. 2026-06-17
   days on market $128,900 Active 167 DOM
3. 2026-06-15
   days on market $128,900 Active 165 DOM
4. 2026-06-13
   days on market $128,900 Active 163 DOM
5. 2026-06-13
   days on market $128,900 Active 162 DOM
6. 2026-06-09
   days on market $128,900 Active 159 DOM
7. 2026-06-08
   days on market $128,900 Active 158 DOM
8. 2026-06-07
   days on market $128,900 Active 157 DOM
9. 2026-06-04
   days on market $128,900 Active 154 DOM
10. 2026-06-03
    days on market $128,900 Active 153 DOM
11. 2026-06-01
    days on market $128,900 Active 151 DOM
12. 2026-05-31
    days on market $128,900 Active 150 DOM
13. 2026-01-01
    listed $128,900 Active 567-char remark

    Show marketing remark (580 chars)

    Take a look at this 3 bedroom, 1.5 bathroom colonial today! Attractive property with much to offer in Winship neighborhood. Partially finished basement adds living space. Home needs a new roof and may need other repairs. Reserve Auction – NO ACCESS OR VIEWINGS of this property. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * "As is" sale with no contingencies or inspections.

14. 2026-01-01
    listed $128,900 Active 580-char remark

    Show marketing remark (580 chars)

    Take a look at this 3 bedroom, 1.5 bathroom colonial today! Attractive property with much to offer in Winship neighborhood. Partially finished basement adds living space. Home needs a new roof and may need other repairs. Reserve Auction – NO ACCESS OR VIEWINGS of this property. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * * "As is" sale with no contingencies or inspections.

15. 2025-10-21
    status Pending
16. 2025-10-21
    status Pending
17. 2025-10-21
    historical
18. 2025-10-21
    historical
19. 2025-08-06
    price $100,000
20. 2025-08-06
    price $100,000
21. 2025-07-24
    price $110,000
22. 2025-07-23
    price $110,000
23. 2025-07-05
    listed $120,000 Active
24. 2025-07-05
    listed $120,000 Active
25. 2025-07-03
    historical
26. 2001-11-29
    soldstatus $120,000
27. 2000-12-26
    soldstatus $58,000
28. 2000-06-30
    historical
29. 2000-01-31
    listed $64,000

ⓘ 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: $1,294 · $108/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: +$345/yr (+$29/mo · 26.7%)

ⓘ 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: $16,924
• − Mortgage interest: −$7,220
• − Property taxes: −$1,294
• − Insurance: −$644
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$3,750
• Taxable income: $1,307
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $3,006/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

+101.4% since first listed

17 events — show timeline

• 2026-01-01 Listed $128,900 MiRealSource-MiMLS
• 2026-01-01 Listed $128,900 REALCOMP
• 2025-10-21 Pending — MiRealSource-MiMLS
• 2025-10-21 Pending — REALCOMP
• 2025-10-21 Listing Removed — REALCOMP
• 2025-10-21 Listing Removed — MiRealSource-MiMLS
• 2025-08-06 Price Changed $100,000 MiRealSource-MiMLS
• 2025-08-06 Price Changed $100,000 REALCOMP
• 2025-07-24 Price Changed $110,000 MiRealSource-MiMLS
• 2025-07-23 Price Changed $110,000 REALCOMP
• 2025-07-05 Listed $120,000 MiRealSource-MiMLS
• 2025-07-05 Listed $120,000 REALCOMP
• 2025-07-03 Coming Soon — MiRealSource-MiMLS
• 2001-11-29 Sold (Public Records) $120,000 Public Records
• 2000-12-26 Sold (Public Records) $58,000 Public Records
• 2000-06-30 Listing Removed — REALCOMP
• 2000-01-31 Listed $64,000 REALCOMP

Property tax history

-3.6%/yr

Latest (2025): $1,294 · -39.3% YoY. Source: county tax records.