1709 S Deacon St · Detroit, MI 48217

$109,995

3 bd · 1.0 ba · 932 sqft · SingleFamily public records · 14 Days on market

Built 1942 4,356 sqft lot Est $88k · 26% 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 +18.3/30.0
• DSCR +5.8/10.0
• Appreciation +5.1/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Cute~Brick~Convenient Welcome to 1709 Deacon in Detroit - a solid brick bungalow in a prime location near Fort Street with easy access to Southwest and Downriver areas, shopping, dining and more. This 3-bedroom home features refinished hardwood floors, an cute kitchen with dining area, and classic Detroit charm throughout. Natural light fills the living spaces, creating a warm and inviting feel. Large unfinished basement with separate laundry area and yard with garage1 The home is move-in ready, offering comfortable living from day one. Outside, enjoy a spacious yard and detached garage - perfect for storage or parking. Property is being sold as-is. Price reflects current condition while still offering a great opportunity to build equity in a convenient and well-connected neighborhood. (NOTE REFRIGERATOR IN PIC IS VIRTUAL)

Key facts

• Spacious yard
• Brick bungalow
• Natural light

Tags

• BRICK BUNGALOW
• REFINISHED HARDWOOD FLOORS
• NATURAL LIGHT
• LARGE UNFINISHED BASEMENT
• SPACIOUS YARD
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (3.6% below list).
• Recommended offer: $106k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 10.2% 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: 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: 24 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $879 of equity ($760 loan paydown + $119 appreciation (0.1% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 $14k; list at $110k implies a 715% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,088 (3.6% below list)

Questions for the listing agent

1. Built in 1942 — 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: 0.96% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.95%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $87,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1320 S Bassett St	0.28mi	3/1.0	900 (-3%)	8mo	$82,000	$91	75
1288 S Liddesdale St	0.35mi	3/1.0	922 (-1%)	9mo	$94,000	$102	74
319 Polk Ave	0.34mi	2/1.0 (-1)	912 (-2%)	6mo	$38,500	$42	70
285 Campbell St	0.20mi	3/1.0	1,029 (+10%)	6mo	$125,000	$121	68
2544 S Beatrice St	0.53mi	3/1.0	956 (+3%)	3mo	$115,000	$120	68
349 Frazier St	0.25mi	3/2.0	1,036 (+11%)	2mo	$120,000	$116	64
462 Campbell St	0.43mi	3/1.0	1,056 (+13%)	1mo	$37,500	$36	57
2900 S Ethel St	0.71mi	2/1.0 (-1)	892 (-4%)	6mo	$67,800	$76	50
2906 S Ethel St	0.71mi	2/1.0 (-1)	892 (-4%)	6mo	$67,800	$76	50
465 Campbell St	0.45mi	3/1.0	1,065 (+14%)	7mo	$99,999	$94	50
522 Campbell St	0.59mi	3/1.0	1,065 (+14%)	7mo	$103,000	$97	43
150 Division St	0.69mi	2/1.0 (-1)	792 (-15%)	9mo	$59,800	$76	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.12×
• Total profit: $3,803
• Equity at exit: $32,537

10-year hold

• IRR: 7.9%
• Equity multiple: 1.87×
• Total profit: $26,702
• Equity at exit: $39,591

Cash invested: $30,799 (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 48217

• Home prices YoY: 0.0%
• Active inventory: 24
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,061 high
• Mortgage (P&I): −$577
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $101

Break-even live

Break-even rent $933

Max offer price $109,995

Occupancy floor 85%

Sensitivity live

Price	-10% $164	-5% $133	+0% $101	+5% $70	+10% $39
Rent	-10% $18	-5% $59	+0% $101	+5% $143	+10% $185
Rate	-1.0pp $157	-0.5pp $129	base $101	+0.5pp $73	+1.0pp $44

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: $27,499
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	44d	1	0.41mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	25d	1	0.41mi
17 W James St Unit 17 W James Lower River Rouge, MI	2.0	1.0	900	$950	$1.06	15d	1	0.79mi
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	17d	1	0.84mi
97 Batavia St Unit 1 River Rouge, MI	2.0	1.0	900	$825	$0.92	25d	1	0.97mi
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	18d	1	1.21mi

Listing history 9 events

1. 2026-02-26
   status Pending 838-char remark

   Show marketing remark (838 chars)

   Cute~Brick~Convenient Welcome to 1709 Deacon in Detroit - a solid brick bungalow in a prime location near Fort Street with easy access to Southwest and Downriver areas, shopping, dining and more. This 3-bedroom home features refinished hardwood floors, an cute kitchen with dining area, and classic Detroit charm throughout. Natural light fills the living spaces, creating a warm and inviting feel. Large unfinished basement with separate laundry area and yard with garage1 The home is move-in ready, offering comfortable living from day one. Outside, enjoy a spacious yard and detached garage - perfect for storage or parking. Property is being sold as-is. Price reflects current condition while still offering a great opportunity to build equity in a convenient and well-connected neighborhood. (NOTE REFRIGERATOR IN PIC IS VIRTUAL)

2. 2026-02-26
   status Pending

   Show marketing remark (838 chars)

   Cute~Brick~Convenient Welcome to 1709 Deacon in Detroit - a solid brick bungalow in a prime location near Fort Street with easy access to Southwest and Downriver areas, shopping, dining and more. This 3-bedroom home features refinished hardwood floors, an cute kitchen with dining area, and classic Detroit charm throughout. Natural light fills the living spaces, creating a warm and inviting feel. Large unfinished basement with separate laundry area and yard with garage1 The home is move-in ready, offering comfortable living from day one. Outside, enjoy a spacious yard and detached garage - perfect for storage or parking. Property is being sold as-is. Price reflects current condition while still offering a great opportunity to build equity in a convenient and well-connected neighborhood. (NOTE REFRIGERATOR IN PIC IS VIRTUAL)

3. 2026-02-12
   listed $109,995 Active 838-char remark

   Show marketing remark (838 chars)

   Cute~Brick~Convenient Welcome to 1709 Deacon in Detroit - a solid brick bungalow in a prime location near Fort Street with easy access to Southwest and Downriver areas, shopping, dining and more. This 3-bedroom home features refinished hardwood floors, an cute kitchen with dining area, and classic Detroit charm throughout. Natural light fills the living spaces, creating a warm and inviting feel. Large unfinished basement with separate laundry area and yard with garage1 The home is move-in ready, offering comfortable living from day one. Outside, enjoy a spacious yard and detached garage - perfect for storage or parking. Property is being sold as-is. Price reflects current condition while still offering a great opportunity to build equity in a convenient and well-connected neighborhood. (NOTE REFRIGERATOR IN PIC IS VIRTUAL)

4. 2026-02-12
   listed $109,995 Active

   Show marketing remark (838 chars)

   Cute~Brick~Convenient Welcome to 1709 Deacon in Detroit - a solid brick bungalow in a prime location near Fort Street with easy access to Southwest and Downriver areas, shopping, dining and more. This 3-bedroom home features refinished hardwood floors, an cute kitchen with dining area, and classic Detroit charm throughout. Natural light fills the living spaces, creating a warm and inviting feel. Large unfinished basement with separate laundry area and yard with garage1 The home is move-in ready, offering comfortable living from day one. Outside, enjoy a spacious yard and detached garage - perfect for storage or parking. Property is being sold as-is. Price reflects current condition while still offering a great opportunity to build equity in a convenient and well-connected neighborhood. (NOTE REFRIGERATOR IN PIC IS VIRTUAL)

5. 2012-10-08
   soldstatus $13,500 316-char remark

   Show marketing remark (316 chars)

   Very well Maintained home has had same owner for 60 years! Move in ready! New windows, hardwood floors in Living room and hallway under carpet. Upstairs contains a bedroom and sitting room. Finished basement. 1.5 car garage. Enclosed patio in the back with heater. Many longtime homeowners still in the area. BATVAM.

6. 2012-10-08
   soldstatus $13,500

   Show marketing remark (316 chars)

   Very well Maintained home has had same owner for 60 years! Move in ready! New windows, hardwood floors in Living room and hallway under carpet. Upstairs contains a bedroom and sitting room. Finished basement. 1.5 car garage. Enclosed patio in the back with heater. Many longtime homeowners still in the area. BATVAM.

7. 2012-10-04
   historical
8. 2012-06-18
   listed $15,900 316-char remark

   Show marketing remark (316 chars)

   Very well Maintained home has had same owner for 60 years! Move in ready! New windows, hardwood floors in Living room and hallway under carpet. Upstairs contains a bedroom and sitting room. Finished basement. 1.5 car garage. Enclosed patio in the back with heater. Many longtime homeowners still in the area. BATVAM.

9. 2012-06-18
   listed $15,900

   Show marketing remark (316 chars)

   Very well Maintained home has had same owner for 60 years! Move in ready! New windows, hardwood floors in Living room and hallway under carpet. Upstairs contains a bedroom and sitting room. Finished basement. 1.5 car garage. Enclosed patio in the back with heater. Many longtime homeowners still in the area. BATVAM.

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $1,531 · $128/mo
• Expected delta: +$163/yr (+$14/mo · 11.9%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% 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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,731
• − Mortgage interest: −$6,161
• − Property taxes: −$1,369
• − Insurance: −$550
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$3,200
• Taxable loss: −$586
• Est. tax savings @ 24.0%: +$141
• After-tax cash flow: $1,357/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
• City population: 572,865
• Population (ZIP): 6,437

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 (78%)
• Race & ethnicity: Black 78% Hispanic / Latino 12% Two or more races 10% White 4%
• Hispanic origin (detail): Mexican 5% Dominican 4%
• Common ancestry: Lithuanian 6% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▲ 0.11%
• Current HPI: 366.479
• Rent YoY: —
• Metro: —
• 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

+591.8% since first listed

9 events — show timeline

• 2026-02-26 Pending — MiRealSource-MiMLS
• 2026-02-26 Pending — REALCOMP
• 2026-02-12 Listed $109,995 REALCOMP
• 2026-02-12 Listed $109,995 MiRealSource-MiMLS
• 2012-10-08 Sold (MLS) $13,500 MiRealSource-MiMLS
• 2012-10-08 Sold (MLS) $13,500 REALCOMP
• 2012-10-04 Listing Removed — MiRealSource-MiMLS
• 2012-06-18 Listed $15,900 MiRealSource-MiMLS
• 2012-06-18 Listed $15,900 REALCOMP

Property tax history

+0.4%/yr

Latest (2025): $1,369 · -9.2% YoY. Source: county tax records.