5203 Maplewood St · Detroit, MI 48204

$95,000

3 bd · 1.5 ba · 1,504 sqft · SingleFamily public records · 20 Days on market

Built 1916 3,485 sqft lot Est $114k · 17% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

This is your chance to get a 3 bedroom 2 bathroom 2 story with a corner lot. Plenty of space to stretch out and make your own! Located conveniently close to shopping, restaurants, and I 96.

Key facts

• 3,485 sq ft lot
• Built 1916
• Listed 19 days

Property features AI

Finance

• Other: Property located in the city of Detroit (municipality); Corner lot near Pattengill Park; frontage approx. 30 feet

Exterior

• Utilities: Public water; Natural gas water heater; Natural gas heating (forced air)
• Home design: Residential 2-story home; Built in 1916; Basement present
• Construction: Brick construction; Basement foundation
• Exterior features: Brick exterior; Front porch; Exterior balcony; Fenced yard; Paved street frontage

Interior

• Kitchen: Kitchen on entry level — approx. 10 x 8, vinyl flooring; Dining room on entry level — approx. 13 x 12, carpet
• Bedrooms: Bedroom 1 (Second level) — 14 x 12, wood flooring; Bedroom 2 (Second level) — 12 x 11, carpet; Bedroom 3 (Second level) — 10 (width), carpet
• Flooring: Wood flooring in at least one bedroom and one bathroom; Carpet in living room, dining room, and two bedrooms; Vinyl in kitchen and entry-level bathroom
• Bathrooms: 2 full bathrooms; Bathroom on entry level — vinyl flooring, approximate dimensions 6 x 5; Bathroom on second level — wood flooring, approximate dimensions 8 x 6
• Heating & cooling: Forced air heating; Natural gas heat and gas water heater
• Interior features: Living room fireplace; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% 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: 244 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 45% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask is 660% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $15k; list at $95k implies a 533% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — 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. 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: 1.36% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.53%
• DSCR: 1.82
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $114,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5250 Vancouver St	0.16mi	4/2.0 (+1)	1,450 (-4%)	1mo	$151,000	$104	78
5260 Spokane St	0.06mi	2/1.0 (-1)	1,438 (-4%)	7mo	$12,250	$9	77
5535 Vancouver St	0.31mi	3/1.0	1,440 (-4%)	3mo	$110,000	$76	74
4497 Vancouver St	0.37mi	3/1.5	1,412 (-6%)	1mo	$150,000	$106	71
5125 Whitfield St	0.43mi	4/2.0 (+1)	1,530 (+2%)	2mo	$136,800	$89	68
5297 Vancouver St	0.21mi	4/1.5 (+1)	1,363 (-9%)	4mo	$60,000	$44	67
5640 Underwood Ave	0.54mi	3/1.0	1,450 (-4%)	2mo	$65,000	$45	65
5357 Spokane Ave	0.16mi	3/1.5	1,288 (-14%)	6mo	$47,997	$37	64
4385 Pacific St	0.46mi	4/1.5 (+1)	1,595 (+6%)	6mo	$140,000	$88	58
9539 Beechwood St St	0.68mi	3/1.0	1,440 (-4%)	2mo	$36,000	$25	58
3781 Taylor St	0.74mi	4/1.0 (+1)	1,505 (+0%)	3mo	$39,500	$26	56
5524 Seebaldt St	0.47mi	4/2.5 (+1)	1,323 (-12%)	5mo	$144,000	$109	45

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.1%
• Equity multiple: 3.93×
• Total profit: $77,897
• Equity at exit: $85,584

10-year hold

• IRR: 32.8%
• Equity multiple: 8.85×
• Total profit: $208,797
• Equity at exit: $184,564

Cash invested: $26,600 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$498
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $411

Break-even live

Break-even rent $772

Max offer price $95,000

Occupancy floor 63%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	16d	1	0.12mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	16d	1	0.19mi
5398 Allendale St Detroit, MI	2.0	1.0	1100	$1,200	$1.09	24d	1	0.37mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	24d	1	0.43mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	24d	1	0.43mi
4566 Seebaldt St Detroit, MI	2.0	1.0	1200	$1,250	$1.04	22d	1	0.45mi
4016 Hogarth St Unit 4018 Hogarth Lower Detroit, MI	2.0	1.0	1200	$1,100	$0.92	3d	1	0.65mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	24d	1	0.68mi
3757 Blaine St Detroit, MI	3.0	1.0	1169	$1,480	$1.27	16d	1	0.69mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	16d	1	0.85mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	43d	1	0.94mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	16d	1	1.04mi
3012 Lothrop Detroit, MI	2.0	1.0	1800	$1,300	$0.72	2d	1	1.04mi
4426 McGraw Ave Unit 1 Detroit, MI	3.0	1.0	1400	$1,200	$0.86	43d	1	1.06mi
7424 Wykes St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	43d	1	1.12mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	43d	1	1.29mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	1.30mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	43d	1	1.30mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	1.30mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	24d	1	1.31mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	1.33mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	20d	1	1.33mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	12d	1	1.33mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	43d	1	1.33mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	43d	1	1.39mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	16d	1	1.39mi
1493 W Grand Blvd Detroit, MI	2.0	1.0	1250	$1,145	$0.92	43d	1	1.42mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	16d	1	1.42mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	16d	1	1.44mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	43d	1	1.47mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	43d	1	1.47mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	43d	1	1.47mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	16d	1	1.47mi
6077 Linwood St Detroit, MI	2.0	1.0	1200	$2,000	$1.67	43d	1	1.48mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	24d	1	1.49mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	1d	1	1.49mi

Listing history 34 events

1. 2026-06-18
   days on market $95,000 Active 20 DOM
2. 2026-06-17
   pricedays on market $95,000 Active 19 DOM
3. 2026-06-15
   days on market $105,000 Active 17 DOM
4. 2026-06-13
   days on market $105,000 Active 15 DOM
5. 2026-06-13
   days on market $105,000 Active 14 DOM
6. 2026-06-09
   days on market $105,000 Active 11 DOM
7. 2026-06-08
   days on market $105,000 Active 10 DOM
8. 2026-06-07
   days on market $105,000 Active 9 DOM
9. 2026-06-04
   days on market $105,000 Active 6 DOM
10. 2026-06-03
    days on market $105,000 Active 5 DOM
11. 2026-06-02
    days on market $105,000 Active 4 DOM
12. 2026-06-01
    days on market $105,000 Active 3 DOM
13. 2026-05-31
    days on market $105,000 Active 2 DOM
14. 2026-05-26
    historical $105,000
15. 2026-01-16
    soldstatus $15,000 Closed 189-char remark

    Show marketing remark (189 chars)

    This is your chance to get a 3 bedroom 2 bathroom 2 story with a corner lot. Plenty of space to stretch out and make your own! Located conveniently close to shopping, restaurants, and I 96.

16. 2026-01-16
    soldstatus $15,000 Closed

    Show marketing remark (189 chars)

    This is your chance to get a 3 bedroom 2 bathroom 2 story with a corner lot. Plenty of space to stretch out and make your own! Located conveniently close to shopping, restaurants, and I 96.

17. 2026-01-16
    soldstatus $15,000 Sold

    Show marketing remark (189 chars)

    This is your chance to get a 3 bedroom 2 bathroom 2 story with a corner lot. Plenty of space to stretch out and make your own! Located conveniently close to shopping, restaurants, and I 96.

18. 2025-12-01
    status Pending 189-char remark

    Show marketing remark (189 chars)

    This is your chance to get a 3 bedroom 2 bathroom 2 story with a corner lot. Plenty of space to stretch out and make your own! Located conveniently close to shopping, restaurants, and I 96.

19. 2025-12-01
    status Pending

    Show marketing remark (189 chars)

    This is your chance to get a 3 bedroom 2 bathroom 2 story with a corner lot. Plenty of space to stretch out and make your own! Located conveniently close to shopping, restaurants, and I 96.

20. 2025-12-01
    status Pending

    Show marketing remark (189 chars)

    This is your chance to get a 3 bedroom 2 bathroom 2 story with a corner lot. Plenty of space to stretch out and make your own! Located conveniently close to shopping, restaurants, and I 96.

21. 2025-11-25
    listed $12,500 Active 189-char remark

    Show marketing remark (189 chars)

    This is your chance to get a 3 bedroom 2 bathroom 2 story with a corner lot. Plenty of space to stretch out and make your own! Located conveniently close to shopping, restaurants, and I 96.

22. 2025-11-25
    listed $12,500 Active

    Show marketing remark (189 chars)

    This is your chance to get a 3 bedroom 2 bathroom 2 story with a corner lot. Plenty of space to stretch out and make your own! Located conveniently close to shopping, restaurants, and I 96.

23. 2025-11-25
    listed $12,500 Active

    Show marketing remark (189 chars)

    This is your chance to get a 3 bedroom 2 bathroom 2 story with a corner lot. Plenty of space to stretch out and make your own! Located conveniently close to shopping, restaurants, and I 96.

24. 2025-11-20
    historical
25. 2025-11-20
    price $12,500
26. 2025-11-19
    price $12,500
27. 2025-11-19
    price $12,500
28. 2025-10-15
    status Active
29. 2025-10-15
    status Active
30. 2025-09-17
    status Pending
31. 2025-09-17
    status Pending
32. 2025-09-17
    historical
33. 2025-08-20
    listed $30,000 Active
34. 2025-08-20
    listed $30,000 Active

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$299/yr (+$25/mo · 34.6%)

ⓘ 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) · 68% 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: $15,504
• − Mortgage interest: −$5,321
• − Property taxes: −$865
• − Insurance: −$475
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,764
• Taxable income: $3,598
• Est. tax owed @ 24.0%: −$864
• After-tax cash flow: $4,066/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+250.0% since first listed

21 events — show timeline

• 2026-05-26 Coming Soon $105,000 MiRealSource-MiMLS
• 2026-01-16 Sold (MLS) $15,000 SW Michigan MLS
• 2026-01-16 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2026-01-16 Sold (MLS) $15,000 REALCOMP
• 2025-12-01 Pending — REALCOMP
• 2025-12-01 Pending — MiRealSource-MiMLS
• 2025-12-01 Pending — SW Michigan MLS
• 2025-11-25 Listed $12,500 REALCOMP
• 2025-11-25 Listed $12,500 SW Michigan MLS
• 2025-11-25 Listed $12,500 MiRealSource-MiMLS
• 2025-11-20 Listing Removed — MiRealSource-MiMLS
• 2025-11-20 Price Changed $12,500 MiRealSource-MiMLS
• 2025-11-19 Price Changed $12,500 REALCOMP
• 2025-11-19 Price Changed $12,500 SW Michigan MLS
• 2025-10-15 Relisted — REALCOMP
• 2025-10-15 Relisted — MiRealSource-MiMLS
• 2025-09-17 Pending — REALCOMP
• 2025-09-17 Pending — MiRealSource-MiMLS
• 2025-09-17 Listing Removed — REALCOMP
• 2025-08-20 Listed $30,000 REALCOMP
• 2025-08-20 Listed $30,000 MiRealSource-MiMLS

Property tax history

+0.6%/yr

Latest (2025): $865 · -45.0% YoY. Source: county tax records.