1244 25th St · Detroit, MI 48216

$199,000

4 bd · 2.0 ba · 2,286 sqft · Townhouse public records · 42 Days on market

Built 1909 6,534 sqft lot $87/sqft · 19% above area Est $167k · 19% over ↓ 20% since listing

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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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +5.7/10.0
• Rent growth +4.3/5.0
• Livability +3.7/5.0
• Appreciation +2.7/10.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Located in Mexicantown/Hubbard Farms with views of Downtown and the Ambassador Bridge, this sprawling duplex makes a great investment opportunity with strong income potential. While the house needs work, there have been important updates, including new windows, new rough electrical, and new rough plumbing. The house is full of original charming details--original wood floors, unpainted doors, trim, and moulding--which make this an exciting project. This large property features two two-bedroom and one-bathroom units, plus living room, dining room and kitchen in each. Units have a divided basement. The excellent location offers walkability to Mexicantown's thriving restaurant scene, plus convenient, easy access to Corktown and all the freeways just a few blocks away.

Key facts

• 6,534 sq ft lot
• Built 1909
• Listed 41 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential property; Two-story
• Construction: Vinyl siding; Brick/mortar foundation
• Exterior features: Paved road frontage; Alley access; Pets allowed; Residential zoning

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Space heater; No central cooling
• Interior features: Partial unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% 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: 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.
• Zoned schools: Earhart Elementarymiddle School (math 5% / reading 5%, grade F, #1,325 of 1,397 statewide, top 99%, 910 students, 82% FRL); Western International High School (math 2% / reading 22%, grade F, #653 of 713 statewide, top 92%, 2,151 students, 76% FRL).
• Market conditions: Rents rising fast (+7.3%/yr); 105 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 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 $2,127/mo this rent would consume 58% of the median local household income ($44k/yr) (locally 431% 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 $1k of loan paydown is wiped out by about $6k 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 + 7.3% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.07% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (median comp): $167,452
• List price: $199,000
• Delta: 18.84%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1239 16th St	0.58mi	3/3.0 (-1)	2,120 (-7%)	7mo	$275,000	$130	46

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 · 7.3% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.12×
• Total profit: $6,575
• Equity at exit: $29,672

10-year hold

• IRR: 16.0%
• Equity multiple: 2.55×
• Total profit: $86,240
• Equity at exit: $17,206

Cash invested: $55,720 (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 48216

• Home prices YoY: -2.3%
• Rents YoY: 7.3%
• Active inventory: 105
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,127 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $460

Break-even live

Break-even rent $1,545

Max offer price $199,000

Occupancy floor 73%

Sensitivity live

Price	-10% $572	-5% $516	+0% $460	+5% $403	+10% $347
Rent	-10% $292	-5% $376	+0% $460	+5% $544	+10% $628
Rate	-1.0pp $560	-0.5pp $510	base $460	+0.5pp $408	+1.0pp $356

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1646 Mc Kinstry St Unit 1F McKinstry Detroit, MI	4.0	1.0	1879	$1,200	$0.64	7d	1	0.59mi
1714 Bagley St Detroit, MI	3.0	2.5	2500	$3,500	$1.40	6d	1	1.04mi
1039 N Rademacher St Detroit, MI	3.0	1.0	2400	$1,300	$0.54	26d	1	1.47mi

Listing history 28 events

1. 2026-06-21
   days on market $199,000 Active 42 DOM
2. 2026-06-18
   days on market $199,000 Active 39 DOM
3. 2026-06-17
   days on market $199,000 Active 38 DOM
4. 2026-06-15
   days on market $199,000 Active 36 DOM
5. 2026-06-13
   days on market $199,000 Active 34 DOM
6. 2026-06-13
   days on market $199,000 Active 33 DOM
7. 2026-06-09
   days on market $199,000 Active 30 DOM
8. 2026-06-08
   days on market $199,000 Active 29 DOM
9. 2026-06-07
   days on market $199,000 Active 28 DOM
10. 2026-06-04
    days on market $199,000 Active 25 DOM
11. 2026-06-03
    days on market $199,000 Active 24 DOM
12. 2026-06-02
    days on market $199,000 Active 23 DOM
13. 2026-06-01
    days on market $199,000 Active 22 DOM
14. 2026-05-31
    days on market $199,000 Active 21 DOM
15. 2026-05-11
    listed $199,000 Active 775-char remark

    Show marketing remark (774 chars)

    Located in Mexicantown/Hubbard Farms with views of Downtown and the Ambassador Bridge, this sprawling duplex makes a great investment opportunity with strong income potential. While the house needs work, there have been important updates, including new windows, new rough electrical, and new rough plumbing. The house is full of original charming details--original wood floors, unpainted doors, trim, and moulding--which make this an exciting project. This large property features two two-bedroom and one-bathroom units, plus living room, dining room and kitchen in each. Units have a divided basement. The excellent location offers walkability to Mexicantown's thriving restaurant scene, plus convenient, easy access to Corktown and all the freeways just a few blocks away.

16. 2026-05-11
    listed $199,000 Active 774-char remark

    Show marketing remark (774 chars)

    Located in Mexicantown/Hubbard Farms with views of Downtown and the Ambassador Bridge, this sprawling duplex makes a great investment opportunity with strong income potential. While the house needs work, there have been important updates, including new windows, new rough electrical, and new rough plumbing. The house is full of original charming details--original wood floors, unpainted doors, trim, and moulding--which make this an exciting project. This large property features two two-bedroom and one-bathroom units, plus living room, dining room and kitchen in each. Units have a divided basement. The excellent location offers walkability to Mexicantown's thriving restaurant scene, plus convenient, easy access to Corktown and all the freeways just a few blocks away.

17. 2026-05-08
    historical $199,000 774-char remark

    Show marketing remark (774 chars)

    Located in Mexicantown/Hubbard Farms with views of Downtown and the Ambassador Bridge, this sprawling duplex makes a great investment opportunity with strong income potential. While the house needs work, there have been important updates, including new windows, new rough electrical, and new rough plumbing. The house is full of original charming details--original wood floors, unpainted doors, trim, and moulding--which make this an exciting project. This large property features two two-bedroom and one-bathroom units, plus living room, dining room and kitchen in each. Units have a divided basement. The excellent location offers walkability to Mexicantown's thriving restaurant scene, plus convenient, easy access to Corktown and all the freeways just a few blocks away.

18. 2024-08-30
    historical
19. 2024-08-30
    historical
20. 2024-05-10
    listed $225,000 Active
21. 2024-05-08
    historical
22. 2024-05-08
    historical
23. 2024-05-08
    listed $225,000
24. 2024-05-08
    historical
25. 2024-03-29
    listed $250,000 Active
26. 2024-03-29
    listed $250,000 Active
27. 2024-03-26
    historical
28. 2024-03-26
    historical

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $2,099 · $175/mo
• Expected delta: +$966/yr (+$80/mo · 85.3%)

ⓘ 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,529
• − Mortgage interest: −$11,147
• − Property taxes: −$1,133
• − Insurance: −$995
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$5,789
• Taxable income: $2,380
• Est. tax owed @ 24.0%: −$571
• After-tax cash flow: $4,946/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): 5,865
• Household income: $44,335
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 431.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 37% White 32% Hispanic / Latino 24% Two or more races 10%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 83% English-only · Spanish 15% Arabic 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: ▼ -4.60%
• Current HPI: 194.458
• Rent YoY: ▲ 7.30%
• 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

-20.4% since first listed

14 events — show timeline

• 2026-05-11 Listed $199,000 REALCOMP
• 2026-05-11 Listed $199,000 MiRealSource-MiMLS
• 2026-05-08 Coming Soon $199,000 MiRealSource-MiMLS
• 2024-08-30 Listing Removed — REALCOMP
• 2024-08-30 Listing Removed — MiRealSource-MiMLS
• 2024-05-10 Listed $225,000 MiRealSource-MiMLS
• 2024-05-08 Coming Soon — MiRealSource-MiMLS
• 2024-05-08 Listing Removed — MiRealSource-MiMLS
• 2024-05-08 Listed $225,000 REALCOMP
• 2024-05-08 Listing Removed — REALCOMP
• 2024-03-29 Listed $250,000 MiRealSource-MiMLS
• 2024-03-29 Listed $250,000 REALCOMP
• 2024-03-26 Coming Soon — MiRealSource-MiMLS
• 2024-03-26 Coming Soon — REALCOMP

Property tax history

+2.1%/yr

Latest (2025): $1,133 · +0.4% YoY. Source: county tax records.