331 Detroit St · Trenton, MI 48183

$165,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 16 Days on market

Built 1973 4,356 sqft lot Est $168k · at est.

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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 +13.6/30.0
• ARV discount +8.3/15.0
• Livability +4.4/5.0
• DSCR +4.1/10.0
• 1% rule +3.9/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in this 3 bed ranch in Trenton! This home has been well cared for with a nice size living room, large kitchen, updated roof, windows and updated bath. The basement has poured walls and glass block windows. Nice sized privacy fenced yard with shed; Refrigerator, stove, washer and dryer stay! If you've been looking for a solid house in a nice neighborhood, then come and check this out. This home would make a great move for a first time buyer, down sizer or it would make it a rental! Get keys at closing and move right in! Buyer to assume city certs and get C of O.

Key facts

• Updated bath
• Shed
• Poured walls

Tags

• UPDATED ROOF
• UPDATED BATH
• POURED WALLS
• GLASS BLOCK WINDOWS
• PRIVACY FENCED YARD
• SHED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Brick and vinyl siding construction
• Exterior features: Asphalt roof; Paved road access; Lot approximately 0.1 acres (40 x 109); No pool

Interior

• Kitchen: Dishwasher; Free-standing gas range; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air (natural gas)
• Interior features: Dishwasher; Free-standing gas range; Free-standing refrigerator; Ceiling fan(s); Central air; Forced air heating; Natural gas heating; Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $9 ($113/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 $147k (11.0% below list).
• Recommended offer: $147k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.9% in Trenton — 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 88/100 on livability (#15 in MI, #250 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+.
• Riverview Community School District (suburban): math 28% / reading 45% proficiency, ranked #253 of 540 in MI (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Forest Elementary School (math 32% / reading 47%, grade F, #606 of 1,397 statewide, top 48%, 438 students, 41% FRL); Seitz Middle School (math 28% / reading 44%, grade F, #269 of 493 statewide, top 56%, 600 students, 53% FRL); Riverview Community High School (math 30% / reading 59%, grade F, #214 of 713 statewide, top 36%, 883 students, 41% FRL).
• Market conditions: 181 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 16 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 12 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.
• Current owner paid $135k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $146,889 (11.0% below list)

Questions for the listing agent

1. Built in 1973 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $168,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18747 Riverview St	0.44mi	2/1.0 (-1)	912 (-1%)	6mo	$185,000	$203	67
18765 Riverview St	0.42mi	3/1.0	800 (-13%)	4mo	$120,000	$150	55
18580 Marsha St	0.57mi	3/1.0	1,036 (+12%)	1mo	$210,000	$203	52
18530 Matthews St	0.58mi	3/1.0	1,036 (+12%)	1mo	$180,000	$174	52
18616 Koester St	0.71mi	3/2.0	988 (+7%)	4mo	$185,800	$188	48
18772 Hamann St	0.62mi	3/1.0	1,036 (+12%)	6mo	$170,000	$164	46
18216 Wendy Ct	0.67mi	3/1.0	1,036 (+12%)	4mo	$188,900	$182	45
18552 Hinton St	0.66mi	3/1.0	1,036 (+12%)	6mo	$185,000	$179	44
18582 Hamann St	0.68mi	3/1.0	1,036 (+12%)	5mo	$206,000	$199	43
18575 Hinton St	0.63mi	3/1.0	1,036 (+12%)	9mo	$175,000	$169	43
18721 Koester St	0.66mi	3/1.0	1,036 (+12%)	9mo	$205,000	$198	42
18305 Hinton St	0.70mi	3/1.0	1,036 (+12%)	10mo	$175,000	$169	39

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-26,108
• Equity at exit: $24,602

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-21,845
• Equity at exit: $14,266

Cash invested: $46,200 (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 48183

• Active inventory: 181
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,469 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$217 /mo · $2,604/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $9

Break-even live

Break-even rent $1,457

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $103	-5% $56	+0% $9	+5% $-37	+10% $-84
Rent	-10% $-107	-5% $-49	+0% $9	+5% $67	+10% $125
Rate	-1.0pp $93	-0.5pp $51	base $9	+0.5pp $-33	+1.0pp $-77

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17400 Fort St Riverview, MI	1.0–2.0	1.0	800	$1,225	$1.53	0d	11	1.28mi

Listing history 40 events

1. 2026-06-07
   statusdays on market $165,000 Pending 16 DOM
2. 2026-06-04
   days on market $165,000 Active 14 DOM
3. 2026-06-03
   days on market $165,000 Active 13 DOM
4. 2026-06-02
   days on market $165,000 Active 12 DOM
5. 2026-06-01
   days on market $165,000 Active 11 DOM
6. 2026-05-31
   days on market $165,000 Active 10 DOM
7. 2026-05-20
   listed $165,000 Active

   Show marketing remark (585 chars)

   Great opportunity in this 3 bed ranch in Trenton! This home has been well cared for with a nice size living room, large kitchen, updated roof, windows and updated bath. The basement has poured walls and glass block windows. Nice sized privacy fenced yard with shed; Refrigerator, stove, washer and dryer stay! If you've been looking for a solid house in a nice neighborhood, then come and check this out. This home would make a great move for a first time buyer, down sizer or it would make it a rental! Get keys at closing and move right in! Buyer to assume city certs and get C of O.

8. 2026-05-20
   listed $165,000 Active 585-char remark

   Show marketing remark (585 chars)

   Great opportunity in this 3 bed ranch in Trenton! This home has been well cared for with a nice size living room, large kitchen, updated roof, windows and updated bath. The basement has poured walls and glass block windows. Nice sized privacy fenced yard with shed; Refrigerator, stove, washer and dryer stay! If you've been looking for a solid house in a nice neighborhood, then come and check this out. This home would make a great move for a first time buyer, down sizer or it would make it a rental! Get keys at closing and move right in! Buyer to assume city certs and get C of O.

9. 2022-08-01
   soldstatus $135,000
10. 2022-07-19
    soldstatus $135,000 Sold 334-char remark

    Show marketing remark (334 chars)

    Come home to this very well kept ranch in desirable Trenton. There are 3 nice size bedrooms, an updated bathroom, a spacious living room that has plenty of space for entertaining and a very nice size updated kitchen. Walk out into your large backyard, great for entertaining. This home will not last long. Make your appointment today!

11. 2022-07-19
    soldstatus $135,000 Closed

    Show marketing remark (334 chars)

    Come home to this very well kept ranch in desirable Trenton. There are 3 nice size bedrooms, an updated bathroom, a spacious living room that has plenty of space for entertaining and a very nice size updated kitchen. Walk out into your large backyard, great for entertaining. This home will not last long. Make your appointment today!

12. 2022-06-14
    status Pending

    Show marketing remark (334 chars)

    Come home to this very well kept ranch in desirable Trenton. There are 3 nice size bedrooms, an updated bathroom, a spacious living room that has plenty of space for entertaining and a very nice size updated kitchen. Walk out into your large backyard, great for entertaining. This home will not last long. Make your appointment today!

13. 2022-06-14
    status Pending 334-char remark

    Show marketing remark (334 chars)

    Come home to this very well kept ranch in desirable Trenton. There are 3 nice size bedrooms, an updated bathroom, a spacious living room that has plenty of space for entertaining and a very nice size updated kitchen. Walk out into your large backyard, great for entertaining. This home will not last long. Make your appointment today!

14. 2022-06-01
    price $145,000
15. 2022-05-31
    price $145,000 334-char remark

    Show marketing remark (334 chars)

    Come home to this very well kept ranch in desirable Trenton. There are 3 nice size bedrooms, an updated bathroom, a spacious living room that has plenty of space for entertaining and a very nice size updated kitchen. Walk out into your large backyard, great for entertaining. This home will not last long. Make your appointment today!

16. 2022-04-25
    status Active

    Show marketing remark (334 chars)

    Come home to this very well kept ranch in desirable Trenton. There are 3 nice size bedrooms, an updated bathroom, a spacious living room that has plenty of space for entertaining and a very nice size updated kitchen. Walk out into your large backyard, great for entertaining. This home will not last long. Make your appointment today!

17. 2022-04-25
    status Active 334-char remark

    Show marketing remark (334 chars)

    Come home to this very well kept ranch in desirable Trenton. There are 3 nice size bedrooms, an updated bathroom, a spacious living room that has plenty of space for entertaining and a very nice size updated kitchen. Walk out into your large backyard, great for entertaining. This home will not last long. Make your appointment today!

18. 2022-04-17
    status Pending

    Show marketing remark (334 chars)

    Come home to this very well kept ranch in desirable Trenton. There are 3 nice size bedrooms, an updated bathroom, a spacious living room that has plenty of space for entertaining and a very nice size updated kitchen. Walk out into your large backyard, great for entertaining. This home will not last long. Make your appointment today!

19. 2022-04-17
    status Pending 334-char remark

    Show marketing remark (334 chars)

    Come home to this very well kept ranch in desirable Trenton. There are 3 nice size bedrooms, an updated bathroom, a spacious living room that has plenty of space for entertaining and a very nice size updated kitchen. Walk out into your large backyard, great for entertaining. This home will not last long. Make your appointment today!

20. 2022-04-08
    listed $155,000 Active 334-char remark

    Show marketing remark (334 chars)

    Come home to this very well kept ranch in desirable Trenton. There are 3 nice size bedrooms, an updated bathroom, a spacious living room that has plenty of space for entertaining and a very nice size updated kitchen. Walk out into your large backyard, great for entertaining. This home will not last long. Make your appointment today!

21. 2022-04-08
    listed $155,000 Active

    Show marketing remark (334 chars)

    Come home to this very well kept ranch in desirable Trenton. There are 3 nice size bedrooms, an updated bathroom, a spacious living room that has plenty of space for entertaining and a very nice size updated kitchen. Walk out into your large backyard, great for entertaining. This home will not last long. Make your appointment today!

22. 2019-09-10
    soldstatus $107,000
23. 2005-10-31
    soldstatus $120,000
24. 2005-09-01
    soldstatus $120,000
25. 2005-09-01
    soldstatus $120,000
26. 2005-08-01
    historical
27. 2005-07-19
    listed $115,900
28. 2005-07-19
    listed $115,900
29. 2002-07-18
    soldstatus $102,000
30. 2002-05-14
    soldstatus $102,000
31. 2002-05-14
    soldstatus $102,000
32. 2002-03-26
    historical
33. 2002-01-22
    listed $99,000
34. 2002-01-22
    listed $99,000
35. 2000-06-23
    soldstatus $81,600
36. 2000-05-26
    soldstatus $81,600
37. 2000-05-26
    soldstatus $81,600
38. 2000-02-12
    listed $87,900
39. 2000-02-12
    listed $87,900
40. 1999-10-20
    soldstatus $9,296

ⓘ 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: $2,604 · $217/mo
• Projected year-2 tax: $2,604 · $217/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,627
• − Mortgage interest: −$9,243
• − Property taxes: −$2,604
• − Insurance: −$825
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$4,800
• Taxable loss: −$2,665
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $753/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: Riverview Community School District
• NCES district ID: 2629910
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 45% ▼ -5.00%
• Median HH income: $51,029
• Composite: 31.63/100
• National rank: #5935
• State rank: #253 of 540 in MI

Livability — Trenton

• Score: 88/100
• State rank: #15
• US rank: #250

Category grades

Amenities B+ Commute A Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety B- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, MI
• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 41,765
• Household income: $83,508
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 836.0

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 White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 15% Lithuanian 4% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 2%

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: ▼ -222.34%
• Current HPI: 216.3623
• 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

+1675.0% since first listed

34 events — show timeline

• 2026-05-20 Listed $165,000 MiRealSource-MiMLS
• 2026-05-20 Listed $165,000 REALCOMP
• 2022-08-01 Sold (Public Records) $135,000 Public Records
• 2022-07-19 Sold (MLS) $135,000 MiRealSource-MiMLS
• 2022-07-19 Sold (MLS) $135,000 REALCOMP
• 2022-06-14 Pending — MiRealSource-MiMLS
• 2022-06-14 Pending — REALCOMP
• 2022-06-01 Price Changed $145,000 MiRealSource-MiMLS
• 2022-05-31 Price Changed $145,000 REALCOMP
• 2022-04-25 Relisted — MiRealSource-MiMLS
• 2022-04-25 Relisted — REALCOMP
• 2022-04-17 Pending — MiRealSource-MiMLS
• 2022-04-17 Pending — REALCOMP
• 2022-04-08 Listed $155,000 MiRealSource-MiMLS
• 2022-04-08 Listed $155,000 REALCOMP
• 2019-09-10 Sold (Public Records) $107,000 Public Records
• 2005-10-31 Sold (Public Records) $120,000 Public Records
• 2005-09-01 Sold (MLS) $120,000 MiRealSource-MiMLS
• 2005-09-01 Sold (MLS) $120,000 REALCOMP
• 2005-08-01 Listing Removed — MiRealSource-MiMLS
• 2005-07-19 Listed $115,900 MiRealSource-MiMLS
• 2005-07-19 Listed $115,900 REALCOMP
• 2002-07-18 Sold (Public Records) $102,000 Public Records
• 2002-05-14 Sold (MLS) $102,000 MiRealSource-MiMLS
• 2002-05-14 Sold (MLS) $102,000 REALCOMP
• 2002-03-26 Listing Removed — MiRealSource-MiMLS
• 2002-01-22 Listed $99,000 MiRealSource-MiMLS
• 2002-01-22 Listed $99,000 REALCOMP
• 2000-06-23 Sold (Public Records) $81,600 Public Records
• 2000-05-26 Sold (MLS) $81,600 MiRealSource-MiMLS
• 2000-05-26 Sold (MLS) $81,600 REALCOMP
• 2000-02-12 Listed $87,900 MiRealSource-MiMLS
• 2000-02-12 Listed $87,900 REALCOMP
• 1999-10-20 Sold (Public Records) $9,296 Public Records

Property tax history

+30.0%/yr

Latest (2025): $2,604 · -20.1% YoY. Source: county tax records.