977 E Brentwood St · Detroit, MI 48203

$72,000

3 bd · 1.0 ba · 982 sqft · SingleFamily public records · 227 Days on market

Built 1923 3,920 sqft lot $73/sqft · 51% above area

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity near 1-75 and 7 Mile in Highland Park. Frame bungalow with hardwood floors, bathroom with original tile. Detached garage. Full basement. Some rehab needed. Buyer to pay $495 processing fee to listing broker.

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1923

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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: 216 active listings in the ZIP; 26 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 40% of the median local income ($38k/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 $498 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 + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 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 1923 — 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: 1.77% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.57%
• DSCR: 2.23
• GRM: 4.7

CMA / ARV

• ARV (median comp): $47,713
• List price: $72,000
• Delta: 50.90%
• 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
19403 Andover St	0.45mi	3/1.0	1,009 (+3%)	6mo	$25,000	$25	70
709 E Margaret St	0.39mi	3/1.5	913 (-7%)	6mo	$15,000	$16	62
17888 Marx St	0.70mi	3/1.0	937 (-5%)	2mo	$34,000	$36	58
19163 Orleans St	0.41mi	2/1.0 (-1)	1,080 (+10%)	2mo	$32,500	$30	58
18134 Dequindre St	0.64mi	3/2.0	993 (+1%)	8mo	$109,999	$111	57
19666 Dequindre St	0.71mi	3/1.0	993 (+1%)	10mo	$55,000	$55	57
17569 Orleans St	0.74mi	3/1.0	1,002 (+2%)	6mo	$85,000	$85	57
19164 Dequindre St	0.56mi	3/1.5	918 (-6%)	8mo	$80,000	$87	54
18042 Russell St	0.47mi	3/1.0	851 (-13%)	9mo	$45,000	$53	49
19711 Greeley St	0.56mi	3/1.0	1,125 (+15%)	4mo	$75,000	$67	46
20031 Hawthorne St	0.67mi	4/2.0 (+1)	1,040 (+6%)	8mo	$121,000	$116	43
18877 Fleming St	0.70mi	2/1.0 (-1)	870 (-11%)	3mo	$9,900	$11	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 1.89×
• Total profit: $17,877
• Equity at exit: $10,735

10-year hold

• IRR: 29.8%
• Equity multiple: 3.67×
• Total profit: $53,739
• Equity at exit: $6,225

Cash invested: $20,160 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$378
• Tax from tax record: −$135 /mo · $1,616/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $463

Break-even live

Break-even rent $686

Max offer price $72,000

Occupancy floor 59%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	0.47mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.61mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	0.61mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	0.70mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	0.76mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	0.76mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	16d	1	0.85mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	1.05mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	1.22mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	14d	1	1.26mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	24d	1	1.28mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	1.30mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	1.31mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	24d	1	1.31mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	1.31mi
730 Whitmore Rd Detroit, MI	1.0–2.0	1.0	850	$850	$1.00	43d	3	1.31mi
1211 E Bernhard Ave Hazel Park, MI	2.0	1.0	721	$1,500	$2.08	24d	1	1.33mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	1.38mi
931 Covington Dr Unit 202 Highland Park, MI	2.0	2.0	550	$1,400	$2.55	43d	1	1.40mi
1291 W State Fair Ave Detroit, MI	1.0–2.0	1.0	700	$950	$1.36	12d	2	1.41mi
1326 E Evelyn Ave Unit 1032332P Hazel Park, MI	3.0	2.0	1097	$6,448	$5.88	1d	1	1.46mi
17765 Manderson Rd Unit 8 Highland Park, MI	2.0	1.0	1000	$1,215	$1.22	1d	1	1.46mi
17765 Manderson Rd Unit 14 Highland Park, MI	2.0	1.0	1000	$1,175	$1.18	43d	1	1.46mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	43d	1	1.47mi
17449 Manderson Rd Unit 1 Detroit, MI	2.0	1.0	750	$1,150	$1.53	24d	1	1.48mi
941 Merton Rd Highland Park, MI	2.0	1.0	850	$1,000	$1.18	43d	1	1.49mi

Listing history 27 events

1. 2026-06-15
   days on market $72,000 Active 227 DOM
2. 2026-06-13
   days on market $72,000 Active 225 DOM
3. 2026-06-13
   days on market $72,000 Active 224 DOM
4. 2026-06-09
   days on market $72,000 Active 221 DOM
5. 2026-06-08
   days on market $72,000 Active 220 DOM
6. 2026-06-07
   days on market $72,000 Active 219 DOM
7. 2026-06-04
   days on market $72,000 Active 216 DOM
8. 2026-06-03
   days on market $72,000 Active 215 DOM
9. 2026-06-01
   days on market $72,000 Active 213 DOM
10. 2026-05-31
    days on market $72,000 Active 212 DOM
11. 2025-11-07
    historical
12. 2025-11-07
    historical
13. 2025-10-29
    listed $72,000 Active
14. 2025-10-29
    listed $72,000 Active
15. 2025-05-20
    price $68,000
16. 2025-05-20
    price $68,000
17. 2025-04-11
    price $69,000
18. 2025-04-11
    price $69,000
19. 2025-01-28
    listed $72,000 Active
20. 2025-01-28
    listed $72,000 Active
21. 2024-08-10
    historical $1,200
22. 2024-06-12
    listed $1,200
23. 2024-05-30
    historical $1,200
24. 2024-05-08
    listed $1,200
25. 2024-04-27
    historical $1,200
26. 2023-12-13
    listed $1,200
27. 2022-09-07
    soldstatus $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: $1,616 · $135/mo
• Projected year-2 tax: $1,616 · $135/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 ≥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: $15,271
• − Mortgage interest: −$4,033
• − Property taxes: −$1,616
• − Insurance: −$360
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$2,095
• Taxable income: $4,724
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $4,424/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): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -90.13%
• Current HPI: 297.0176
• Rent YoY: —
• 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

+12.5% since first listed

17 events — show timeline

• 2025-11-07 Listing Removed — MiRealSource-MiMLS
• 2025-11-07 Listing Removed — REALCOMP
• 2025-10-29 Listed $72,000 REALCOMP
• 2025-10-29 Listed $72,000 MiRealSource-MiMLS
• 2025-05-20 Price Changed $68,000 MiRealSource-MiMLS
• 2025-05-20 Price Changed $68,000 REALCOMP
• 2025-04-11 Price Changed $69,000 MiRealSource-MiMLS
• 2025-04-11 Price Changed $69,000 REALCOMP
• 2025-01-28 Listed $72,000 MiRealSource-MiMLS
• 2025-01-28 Listed $72,000 REALCOMP
• 2024-08-10 Rental Removed $1,200 LEASESTAR
• 2024-06-12 Listed for Rent $1,200 LEASESTAR
• 2024-05-30 Rental Removed $1,200 LEASESTAR
• 2024-05-08 Listed for Rent $1,200 LEASESTAR
• 2024-04-27 Rental Removed $1,200 LEASESTAR
• 2023-12-13 Listed for Rent $1,200 LEASESTAR
• 2022-09-07 Sold (Public Records) $64,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,616 · -37.8% YoY. Source: county tax records.