18612 Marx St · Detroit, MI 48203

$80,000

2 bd · 1.0 ba · 918 sqft · SingleFamily public records · 4 Days on market

Built 1942 5,227 sqft lot

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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

Turnkey Investment Opportunity! This charming 2-bedroom, 1-bath single-family home is perfectly situated in Highland Park and currently rented to a reliable, good-paying tenant. It offers immediate cash flow and makes an excellent addition to any investor's portfolio in the Detroit metro area. Highland Park is a historic enclave city surrounded by Detroit, known for its central location and ongoing revitalization. The neighborhood sits along Woodward Avenue (Michigan's main street and National Scenic Byway) with quick access to major freeways: I-75 (Chrysler), M-10 (Lodge), and M-8 (Davison). This connectivity puts downtown Detroit, Midtown, and key suburbs just minutes away. The area has s

Key facts

• Thriving retail
• Central location
• Highland park

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• HIGHLAND PARK
• CENTRAL LOCATION
• QUICK ACCESS TO MAJOR FREEWAYS
• THRIVING RETAIL
• COMMUNITY ON THE RISE

Property features AI

Finance

• Other: Lot size about 0.12 acres

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Natural gas
• Home design: Residential property; 1 1/2-story home; Built in 1942; City location (Detroit / Highland Park area)
• Construction: Basement foundation
• Exterior features: Aluminum exterior; Paved street

Interior

• Kitchen: Kitchen on entry level (approx. 9 x 6)
• Bedrooms: Bedroom on second level (12 x 8); Bedroom on entry level (8 x 8)
• Bathrooms: 1 full bathroom (entry level, approx. 6 x 6)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: 5 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 38% 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 $553 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 7y 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: property tax is 2.6% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.51% ✓
• Cap rate: 11.19%
• Cash-on-cash: 17.50%
• DSCR: 1.78
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $48,654
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18128 Fleming St	0.29mi	2/1.0	950 (+4%)	1mo	$21,500	$23	80
18877 Fleming St	0.24mi	2/1.0	870 (-5%)	3mo	$9,900	$11	78
17888 Marx St	0.33mi	3/1.0 (+1)	937 (+2%)	2mo	$34,000	$36	74
19164 Dequindre St	0.28mi	3/1.5 (+1)	918 (0%)	8mo	$80,000	$87	73
18134 Dequindre St	0.19mi	3/2.0 (+1)	993 (+8%)	8mo	$109,999	$111	62
18042 Russell St	0.41mi	3/1.0 (+1)	851 (-7%)	9mo	$45,000	$53	56
709 E Margaret St	0.65mi	3/1.5 (+1)	913 (-0%)	6mo	$15,000	$16	56
18547 Anglin St	0.44mi	3/1.0 (+1)	1,000 (+9%)	6mo	$93,000	$93	55
17569 Orleans St	0.48mi	3/1.0 (+1)	1,002 (+9%)	6mo	$85,000	$85	52
17955 Charest St	0.74mi	3/1.0 (+1)	880 (-4%)	4mo	$51,800	$59	50
19403 Anglin St	0.65mi	3/1.0 (+1)	1,000 (+9%)	7mo	$22,500	$23	44
17892 Mitchell St	0.70mi	3/1.0 (+1)	1,051 (+14%)	7mo	$32,500	$31	33

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: 9.0%
• Equity multiple: 1.35×
• Total profit: $7,904
• Equity at exit: $11,928

10-year hold

• IRR: 18.2%
• Equity multiple: 2.51×
• Total profit: $33,929
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$420
• Tax from tax record: −$174 /mo · $2,083/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $327

Break-even live

Break-even rent $793

Max offer price $80,000

Occupancy floor 68%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.12mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	16d	1	0.13mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	0.23mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	16d	1	0.38mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	16d	1	0.59mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.93mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	14d	1	0.95mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	4d	1	1.01mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.04mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	43d	1	1.10mi
20255 Harned St Detroit, MI	3.0	1.0	1000	$1,374	$1.37	16d	1	1.14mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	1.19mi
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	43d	1	1.19mi
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	17d	1	1.20mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.26mi
2034 John B Ave Warren, MI	3.0	1.0	920	$1,261	$1.37	43d	1	1.32mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	1d	1	1.45mi
10 Ferris St Highland Park, MI	1.0	1.0	700	$725	$1.04	12d	1	1.47mi
10 Ferris St Unit 208/209 Highland Park, MI	1.0	1.0	700	$725	$1.04	20d	1	1.47mi

Listing history 7 events

1. 2026-06-18
   days on market $80,000 Active 4 DOM
2. 2026-06-17
   days on market $80,000 Active 3 DOM
3. 2026-06-16
   days on market $80,000 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $80,000 Active 1 DOM
5. 2026-06-15
   days on market $80,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $80,000 Active 1 DOM

ⓘ 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: $2,083 · $174/mo
• Projected year-2 tax: $2,083 · $174/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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $14,478
• − Mortgage interest: −$4,481
• − Property taxes: −$2,083
• − Insurance: −$400
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,327
• Taxable income: $2,869
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $3,231/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

+900.0% since first listed

21 events — show timeline

• 2026-06-12 Listed $80,000 MiRealSource-MiMLS
• 2021-03-25 Sold (Public Records) $69,900 Public Records
• 2021-01-06 Listing Removed — REALCOMP
• 2021-01-06 Listing Removed — MiRealSource-MiMLS
• 2020-09-25 Price Changed $27,000 MiRealSource-MiMLS
• 2020-09-24 Price Changed $27,000 REALCOMP
• 2020-05-06 Listed $23,500 MiRealSource-MiMLS
• 2020-05-06 Listed $23,500 REALCOMP
• 2020-01-24 Listing Removed — REALCOMP
• 2020-01-20 Listing Removed — MiRealSource-MiMLS
• 2019-10-29 Listed $35,000 MiRealSource-MiMLS
• 2019-10-29 Listed $35,000 REALCOMP
• 2019-10-06 Listing Removed — REALCOMP
• 2019-10-05 Listing Removed — MiRealSource-MiMLS
• 2019-07-24 Listed $35,000 MiRealSource-MiMLS
• 2019-07-24 Listed $35,000 REALCOMP
• 2019-06-24 Listing Removed — REALCOMP
• 2019-06-24 Listing Removed — MiRealSource-MiMLS
• 2019-06-19 Listed $20,000 MiRealSource-MiMLS
• 2019-06-19 Listed $20,000 REALCOMP
• 1998-03-20 Sold (Public Records) $8,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,083 · +100.7% YoY. Source: county tax records.