17706 Centralia · Detroit, MI 48240

$140,000

3 bd · 1.5 ba · 952 sqft · SingleFamily public records · 4 Days on market

Built 1951 5,663 sqft lot Est $170k · 18% under

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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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PLEASE SUBMIT ALL OFFERS BY MAY 11TH AT 5:00 PM. REVIEWING ALL OFFERS WITH THE OWNERS AT 7:00 PM. Welcome to this charming and move-in-ready brick ranch located in a quiet neighborhood of Redford Township. This well-maintained home features 3 spacious bedrooms and 1.5 bathrooms, offering a comfortable and functional layout ideal for families or first-time buyers. Step inside to a bright and inviting living room with large picture windows that fill the space with natural light. The kitchen is updated with modern appliances, ample cabinet space, and flows seamlessly into a dining area - perfect for everyday living and entertaining. All three bedrooms are generously sized, providing flexibility for guests, a home office, or growing families. The full bathroom has been recently updated with contemporary finishes, while the convenient half bath adds extra practicality. The home also features a full basement, partially finished, offering additional living space, a laundry area, and plenty of storage. Outside, enjoy a large, fenced backyard - ideal for pets, gatherings, or relaxing evenings. A detached garage and recent updates (including flooring, paint, and mechanicals) add to the home's value and appeal. With its classic ranch layout, modern updates, and desirable location, this property offers a perfect blend of comfort, convenience, and affordability. Home is being sold as is.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Lot approximately 0.13 acres (42.5 x 130)

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, partially finished basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $127k (9.3% below list).
• Recommended offer: $127k (9.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Redford Union Schools District No. 1 (suburban): math 8% / reading 23% proficiency, ranked #489 of 540 in MI (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 86 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $968 of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,918 (9.3% below list)

Questions for the listing agent

1. Built in 1951 — 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: 0.91% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.38%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $170,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18435 Glenmore	0.24mi	3/1.0	924 (-3%)	5mo	$170,000	$184	78
18490 Sumner	0.37mi	3/1.0	980 (+3%)	0mo	$145,000	$148	76
18682 Sumner	0.46mi	3/1.0	969 (+2%)	2mo	$137,000	$141	72
17606 Norborne	0.12mi	3/2.0	818 (-14%)	0mo	$157,500	$193	69
18743 Macarthur	0.50mi	3/1.0	931 (-2%)	3mo	$190,000	$204	68
17630 Brady	0.50mi	3/1.0	916 (-4%)	1mo	$164,000	$179	68
17377 Glenmore St	0.21mi	3/1.0	1,050 (+10%)	4mo	$222,000	$211	68
18810 Olympia	0.49mi	3/1.0	1,002 (+5%)	3mo	$185,000	$185	64
17324 Salem St	0.69mi	2/1.0 (-1)	954 (+0%)	2mo	$74,900	$79	59
18515 Sumner	0.37mi	2/1.0 (-1)	860 (-10%)	5mo	$87,000	$101	55
18671 Five Points St	0.65mi	2/1.0 (-1)	876 (-8%)	2mo	$72,000	$82	47
18680 Five Points St	0.68mi	2/1.5 (-1)	837 (-12%)	1mo	$95,000	$114	43

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-13,618
• Equity at exit: $20,874

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-314
• Equity at exit: $12,105

Cash invested: $39,200 (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 48240

• Active inventory: 86
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$734
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $143

Break-even live

Break-even rent $1,088

Max offer price $140,000

Occupancy floor 84%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	24d	1	0.39mi
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	24d	1	0.60mi
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	24d	1	0.69mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	12d	1	0.80mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	43d	1	0.96mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	17d	1	1.10mi
19354 Seminole Redford, MI	3.0	1.0	1050	$1,450	$1.38	24d	1	1.12mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	43d	1	1.13mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	43d	3	1.14mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	43d	1	1.24mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	4d	1	1.27mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	1.30mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	1.31mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	43d	1	1.32mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	43d	1	1.32mi
18405 Gillman St Livonia, MI	3.0	2.0	1014	$1,950	$1.92	5d	1	1.33mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	5d	1	1.40mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	1.41mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	4d	1	1.43mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	10d	1	1.43mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	4d	1	1.47mi

Listing history 5 events

1. 2026-05-12
   status Pending 1397-char remark

   Show marketing remark (1397 chars)

   PLEASE SUBMIT ALL OFFERS BY MAY 11TH AT 5:00 PM. REVIEWING ALL OFFERS WITH THE OWNERS AT 7:00 PM. Welcome to this charming and move-in-ready brick ranch located in a quiet neighborhood of Redford Township. This well-maintained home features 3 spacious bedrooms and 1.5 bathrooms, offering a comfortable and functional layout ideal for families or first-time buyers. Step inside to a bright and inviting living room with large picture windows that fill the space with natural light. The kitchen is updated with modern appliances, ample cabinet space, and flows seamlessly into a dining area - perfect for everyday living and entertaining. All three bedrooms are generously sized, providing flexibility for guests, a home office, or growing families. The full bathroom has been recently updated with contemporary finishes, while the convenient half bath adds extra practicality. The home also features a full basement, partially finished, offering additional living space, a laundry area, and plenty of storage. Outside, enjoy a large, fenced backyard - ideal for pets, gatherings, or relaxing evenings. A detached garage and recent updates (including flooring, paint, and mechanicals) add to the home's value and appeal. With its classic ranch layout, modern updates, and desirable location, this property offers a perfect blend of comfort, convenience, and affordability. Home is being sold as is.

2. 2026-05-12
   status Pending

   Show marketing remark (1397 chars)

   PLEASE SUBMIT ALL OFFERS BY MAY 11TH AT 5:00 PM. REVIEWING ALL OFFERS WITH THE OWNERS AT 7:00 PM. Welcome to this charming and move-in-ready brick ranch located in a quiet neighborhood of Redford Township. This well-maintained home features 3 spacious bedrooms and 1.5 bathrooms, offering a comfortable and functional layout ideal for families or first-time buyers. Step inside to a bright and inviting living room with large picture windows that fill the space with natural light. The kitchen is updated with modern appliances, ample cabinet space, and flows seamlessly into a dining area - perfect for everyday living and entertaining. All three bedrooms are generously sized, providing flexibility for guests, a home office, or growing families. The full bathroom has been recently updated with contemporary finishes, while the convenient half bath adds extra practicality. The home also features a full basement, partially finished, offering additional living space, a laundry area, and plenty of storage. Outside, enjoy a large, fenced backyard - ideal for pets, gatherings, or relaxing evenings. A detached garage and recent updates (including flooring, paint, and mechanicals) add to the home's value and appeal. With its classic ranch layout, modern updates, and desirable location, this property offers a perfect blend of comfort, convenience, and affordability. Home is being sold as is.

3. 2026-05-08
   listed $140,000 Active 1397-char remark

   Show marketing remark (1397 chars)

   PLEASE SUBMIT ALL OFFERS BY MAY 11TH AT 5:00 PM. REVIEWING ALL OFFERS WITH THE OWNERS AT 7:00 PM. Welcome to this charming and move-in-ready brick ranch located in a quiet neighborhood of Redford Township. This well-maintained home features 3 spacious bedrooms and 1.5 bathrooms, offering a comfortable and functional layout ideal for families or first-time buyers. Step inside to a bright and inviting living room with large picture windows that fill the space with natural light. The kitchen is updated with modern appliances, ample cabinet space, and flows seamlessly into a dining area - perfect for everyday living and entertaining. All three bedrooms are generously sized, providing flexibility for guests, a home office, or growing families. The full bathroom has been recently updated with contemporary finishes, while the convenient half bath adds extra practicality. The home also features a full basement, partially finished, offering additional living space, a laundry area, and plenty of storage. Outside, enjoy a large, fenced backyard - ideal for pets, gatherings, or relaxing evenings. A detached garage and recent updates (including flooring, paint, and mechanicals) add to the home's value and appeal. With its classic ranch layout, modern updates, and desirable location, this property offers a perfect blend of comfort, convenience, and affordability. Home is being sold as is.

4. 2026-05-08
   listed $140,000 Active

   Show marketing remark (1397 chars)

   PLEASE SUBMIT ALL OFFERS BY MAY 11TH AT 5:00 PM. REVIEWING ALL OFFERS WITH THE OWNERS AT 7:00 PM. Welcome to this charming and move-in-ready brick ranch located in a quiet neighborhood of Redford Township. This well-maintained home features 3 spacious bedrooms and 1.5 bathrooms, offering a comfortable and functional layout ideal for families or first-time buyers. Step inside to a bright and inviting living room with large picture windows that fill the space with natural light. The kitchen is updated with modern appliances, ample cabinet space, and flows seamlessly into a dining area - perfect for everyday living and entertaining. All three bedrooms are generously sized, providing flexibility for guests, a home office, or growing families. The full bathroom has been recently updated with contemporary finishes, while the convenient half bath adds extra practicality. The home also features a full basement, partially finished, offering additional living space, a laundry area, and plenty of storage. Outside, enjoy a large, fenced backyard - ideal for pets, gatherings, or relaxing evenings. A detached garage and recent updates (including flooring, paint, and mechanicals) add to the home's value and appeal. With its classic ranch layout, modern updates, and desirable location, this property offers a perfect blend of comfort, convenience, and affordability. Home is being sold as is.

5. 2026-05-02
   historical $140,000 1397-char remark

   Show marketing remark (1397 chars)

   PLEASE SUBMIT ALL OFFERS BY MAY 11TH AT 5:00 PM. REVIEWING ALL OFFERS WITH THE OWNERS AT 7:00 PM. Welcome to this charming and move-in-ready brick ranch located in a quiet neighborhood of Redford Township. This well-maintained home features 3 spacious bedrooms and 1.5 bathrooms, offering a comfortable and functional layout ideal for families or first-time buyers. Step inside to a bright and inviting living room with large picture windows that fill the space with natural light. The kitchen is updated with modern appliances, ample cabinet space, and flows seamlessly into a dining area - perfect for everyday living and entertaining. All three bedrooms are generously sized, providing flexibility for guests, a home office, or growing families. The full bathroom has been recently updated with contemporary finishes, while the convenient half bath adds extra practicality. The home also features a full basement, partially finished, offering additional living space, a laundry area, and plenty of storage. Outside, enjoy a large, fenced backyard - ideal for pets, gatherings, or relaxing evenings. A detached garage and recent updates (including flooring, paint, and mechanicals) add to the home's value and appeal. With its classic ranch layout, modern updates, and desirable location, this property offers a perfect blend of comfort, convenience, and affordability. Home is being sold as is.

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $1,480 · $123/mo
• Expected delta: +$676/yr (+$56/mo · 84.0%)

ⓘ 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) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,230
• − Mortgage interest: −$7,842
• − Property taxes: −$804
• − Insurance: −$700
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$4,073
• Taxable loss: −$626
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $1,868/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: Redford Union Schools District No. 1
• NCES district ID: 2629460
• Math proficiency: 8% ▼ -6.00%
• Reading proficiency: 23% ▬ 0.00%
• Median HH income: $49,778
• Composite: 14.1/100
• National rank: #9460
• State rank: #489 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

• City population: 572,865
• Population (ZIP): 17,097

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 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -177.98%
• Current HPI: 236.2958
• Rent YoY: —
• Metro: —
• 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

5 events — show timeline

• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — REALCOMP
• 2026-05-08 Listed $140,000 MiRealSource-MiMLS
• 2026-05-08 Listed $140,000 REALCOMP
• 2026-05-02 Coming Soon $140,000 MiRealSource-MiMLS

Property tax history

-5.1%/yr

Latest (2025): $804 · -60.1% YoY. Source: county tax records.