17130 Mackay St · Detroit, MI 48212

$84,900

4 bd · 2.0 ba · 1,524 sqft · MultiFamily · 73 Days on market

Built 1926 Average condition 3,270 sqft lot $56/sqft · 22% above area Est $70k · 22% over

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Why this score? — see what drove the C+ 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
• Livability +3.7/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Excellent Opportunity to purchase a Duplex in Detroit's 48212 Zip Code! With just a few touch-ups, this property can be move-in ready. Perfect for investors and homeowners alike.

Key facts

• 3,270 sq ft lot
• Built 1926
• Listed 73 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $85k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $555/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.0% 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: 166 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $2,148/mo this rent would consume 68% of the median local household income ($38k/yr) (locally 1175% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.53% ✓
• Cap rate: 21.98%
• Cash-on-cash: 56.04%
• DSCR: 3.49
• GRM: 3.3

CMA / ARV

• ARV (median comp): $69,656
• List price: $84,900
• Delta: 21.88%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18602 Brinker St	0.74mi	5/2.0 (+1)	1,586 (+4%)	11mo	$25,000	$16	44

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: 54.4%
• Equity multiple: 3.40×
• Total profit: $56,984
• Equity at exit: $12,659

10-year hold

• IRR: 59.5%
• Equity multiple: 6.92×
• Total profit: $140,801
• Equity at exit: $7,341

Cash invested: $23,772 (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 48212

• Home prices YoY: -34.2%
• Active inventory: 166
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,148 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $1,110

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 43%

Sensitivity live

Price	-10% $1,169	-5% $1,140	+0% $1,110	+5% $1,081	+10% $1,052
Rent	-10% $941	-5% $1,025	+0% $1,110	+5% $1,195	+10% $1,280
Rate	-1.0pp $1,153	-0.5pp $1,132	base $1,110	+0.5pp $1,088	+1.0pp $1,066

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,148
Total (2 units)			$2,148

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	0.84mi
18557 Wexford St Detroit, MI	3.0	1.0	1216	$1,250	$1.03	25d	1	0.90mi
242 Ferris St Highland Park, MI	3.0	1.0	1192	$1,275	$1.07	0d	1	0.94mi
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	18d	1	1.20mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	18d	1	1.26mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	25d	1	1.28mi
165 Rhode Island St Highland Park, MI	4.0	1.5	1639	$1,200	$0.73	18d	1	1.44mi
19458 Binder St Detroit, MI	3.0	1.5	1550	$1,500	$0.97	4d	1	1.44mi
101 Colorado St Unit NA Highland Park, MI	4.0	1.5	1695	$1,780	$1.05	0d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $84,900 Active 73 DOM
2. 2026-06-17
   days on market $84,900 Active 72 DOM
3. 2026-06-15
   days on market $84,900 Active 70 DOM
4. 2026-06-13
   days on market $84,900 Active 68 DOM
5. 2026-06-13
   days on market $84,900 Active 67 DOM
6. 2026-06-09
   days on market $84,900 Active 64 DOM
7. 2026-06-08
   days on market $84,900 Active 63 DOM
8. 2026-06-07
   days on market $84,900 Active 62 DOM
9. 2026-06-04
   days on market $84,900 Active 59 DOM
10. 2026-06-03
    days on market $84,900 Active 58 DOM
11. 2026-06-02
    days on market $84,900 Active 57 DOM
12. 2026-06-01
    days on market $84,900 Active 56 DOM
13. 2026-05-31
    days on market $84,900 Active 55 DOM
14. 2026-04-08
    status Active 178-char remark

    Show marketing remark (178 chars)

    Excellent Opportunity to purchase a Duplex in Detroit's 48212 Zip Code! With just a few touch-ups, this property can be move-in ready. Perfect for investors and homeowners alike.

15. 2026-04-08
    status Active 178-char remark

    Show marketing remark (178 chars)

    Excellent Opportunity to purchase a Duplex in Detroit's 48212 Zip Code! With just a few touch-ups, this property can be move-in ready. Perfect for investors and homeowners alike.

16. 2026-04-08
    historical Accepting Backup Offers 178-char remark

    Show marketing remark (178 chars)

    Excellent Opportunity to purchase a Duplex in Detroit's 48212 Zip Code! With just a few touch-ups, this property can be move-in ready. Perfect for investors and homeowners alike.

17. 2026-04-08
    historical Active Under Contract 178-char remark

    Show marketing remark (178 chars)

    Excellent Opportunity to purchase a Duplex in Detroit's 48212 Zip Code! With just a few touch-ups, this property can be move-in ready. Perfect for investors and homeowners alike.

18. 2026-04-06
    listed $84,900 Active 178-char remark

    Show marketing remark (178 chars)

    Excellent Opportunity to purchase a Duplex in Detroit's 48212 Zip Code! With just a few touch-ups, this property can be move-in ready. Perfect for investors and homeowners alike.

19. 2026-04-06
    listed $84,900 Active 178-char remark

    Show marketing remark (178 chars)

    Excellent Opportunity to purchase a Duplex in Detroit's 48212 Zip Code! With just a few touch-ups, this property can be move-in ready. Perfect for investors and homeowners alike.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $25,776
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$2,062
• − Management: −$2,062
• − Depreciation: −$2,470
• Taxable income: $12,728
• Est. tax owed @ 24.0%: −$3,055
• After-tax cash flow: $10,268/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This property is in average condition with cosmetic updates needed to bring it to a move-in ready state. The interior walls and kitchen countertop are in need of touch-ups and updates, respectively, to significantly increase its value.

Repairs flagged

• Minor kitchen countertop — worn and needs replacement
• Minor bathroom fixtures — dated and needs updating
• Minor exterior paint — faded and needs touch-up

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both update kitchen countertop — Modern countertop improves functionality and resale value
• Both update bathroom fixtures — Modern fixtures increase functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertop · worn and needs replacement	Minor	$500–3,000
bathroom fixtures · dated and needs updating	Minor	$500–3,000
exterior paint · faded and needs touch-up	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both update kitchen countertop — Modern countertop improves functionality and resale value ↑
• Both update bathroom fixtures — Modern fixtures increase functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 43,384
• Household income: $38,186
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1175.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 43% Asian 29% Black 19% Two or more races 6%
• Common ancestry: Romanian 4% Subsaharan African 1% American 1%
• Foreign-born: 41%
• Languages at home: 36% English-only · Other Indo-European 28% Arabic 28% Russian/Polish/Slavic 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: ▼ -152.41%
• Current HPI: 292.9126
• 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

+0.0% since first listed

6 events — show timeline

• 2026-04-08 Relisted — MiRealSource-MiMLS
• 2026-04-08 Relisted — REALCOMP
• 2026-04-08 Contingent — MiRealSource-MiMLS
• 2026-04-08 Contingent — REALCOMP
• 2026-04-06 Listed $84,900 REALCOMP
• 2026-04-06 Listed $84,900 MiRealSource-MiMLS