5181 Tuxedo St · Detroit, MI 48204

$97,000

5 bd · 1.5 ba · 1,794 sqft · Townhouse public records · 34 Days on market

Built 1920 4,356 sqft lot $54/sqft · 15% below area Est $113k · 14% under

---

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 +14.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Presenting an amazing investment opportunity. Constructed in 1920, this property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed with an existing Section 8 tenant. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

Key facts

• 4,356 sq ft lot
• Built 1920
• Listed 34 days

Property features AI

Finance

• Other: Lot approximately 0.1 acre (35 x 127.61); Subdivision: Elmhurst Park; Directions: West of Livernois and north of Elmhurst

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation; Built area above grade: 1,794 square feet
• Exterior features: Front porch; Paved road access

Interior

• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Has unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath townhouse listed at $97k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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: 244 active listings in the ZIP; 9 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).
• At $1,718/mo this rent would consume 60% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($671 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 ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 8 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: property tax is 3.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,090 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.77% ✓
• Cap rate: 13.25%
• Cash-on-cash: 24.83%
• DSCR: 2.10
• GRM: 4.7

CMA / ARV

• ARV (median comp): $113,447
• List price: $97,000
• Delta: -14.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.0%
• Equity multiple: 4.27×
• Total profit: $88,727
• Equity at exit: $87,385

10-year hold

• IRR: 37.2%
• Equity multiple: 9.59×
• Total profit: $233,340
• Equity at exit: $188,450

Cash invested: $27,160 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$509
• Tax from tax record: −$246 /mo · $2,949/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $562

Break-even live

Break-even rent $1,006

Max offer price $97,000

Occupancy floor 62%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	4d	1	0.64mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	4d	1	0.77mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	16d	1	1.02mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	1.25mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	1d	1	1.25mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	1d	1	1.26mi
4114 W Euclid St Detroit, MI	6.0	2.0	1500	$1,800	$1.20	43d	1	1.35mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	16d	1	1.38mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	43d	1	1.49mi

Listing history 16 events

1. 2026-06-19
   status $97,000 Active 34 DOM
2. 2026-04-24
   listed $97,000 Active 344-char remark

   Show marketing remark (344 chars)

   Presenting an amazing investment opportunity. Constructed in 1920, this property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed with an existing Section 8 tenant. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

3. 2026-04-24
   listed $97,000 Active 344-char remark

   Show marketing remark (344 chars)

   Presenting an amazing investment opportunity. Constructed in 1920, this property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed with an existing Section 8 tenant. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

4. 2025-01-10
   historical

   Show marketing remark (271 chars)

   Occupied. Do Not Disturb the tenants!!! 5 bedroom, 2 bathroom frame bungalow with full basement. Fully fenced in back yard. Solid home. Property is being sold "as is" Buyer's agent to verify all information. Note!!! Showings will be granted with accepted offer.

5. 2025-01-02
   soldstatus $340,000
6. 2025-01-01
   status Pending

   Show marketing remark (271 chars)

   Occupied. Do Not Disturb the tenants!!! 5 bedroom, 2 bathroom frame bungalow with full basement. Fully fenced in back yard. Solid home. Property is being sold "as is" Buyer's agent to verify all information. Note!!! Showings will be granted with accepted offer.

7. 2025-01-01
   status Pending

   Show marketing remark (271 chars)

   Occupied. Do Not Disturb the tenants!!! 5 bedroom, 2 bathroom frame bungalow with full basement. Fully fenced in back yard. Solid home. Property is being sold "as is" Buyer's agent to verify all information. Note!!! Showings will be granted with accepted offer.

8. 2024-12-24
   soldstatus $68,000 Closed

   Show marketing remark (271 chars)

   Occupied. Do Not Disturb the tenants!!! 5 bedroom, 2 bathroom frame bungalow with full basement. Fully fenced in back yard. Solid home. Property is being sold "as is" Buyer's agent to verify all information. Note!!! Showings will be granted with accepted offer.

9. 2024-12-24
   soldstatus $68,000 Closed

   Show marketing remark (271 chars)

   Occupied. Do Not Disturb the tenants!!! 5 bedroom, 2 bathroom frame bungalow with full basement. Fully fenced in back yard. Solid home. Property is being sold "as is" Buyer's agent to verify all information. Note!!! Showings will be granted with accepted offer.

10. 2024-09-20
    status Active

    Show marketing remark (271 chars)

    Occupied. Do Not Disturb the tenants!!! 5 bedroom, 2 bathroom frame bungalow with full basement. Fully fenced in back yard. Solid home. Property is being sold "as is" Buyer's agent to verify all information. Note!!! Showings will be granted with accepted offer.

11. 2024-09-20
    status Active

    Show marketing remark (271 chars)

    Occupied. Do Not Disturb the tenants!!! 5 bedroom, 2 bathroom frame bungalow with full basement. Fully fenced in back yard. Solid home. Property is being sold "as is" Buyer's agent to verify all information. Note!!! Showings will be granted with accepted offer.

12. 2024-09-05
    status Pending

    Show marketing remark (271 chars)

    Occupied. Do Not Disturb the tenants!!! 5 bedroom, 2 bathroom frame bungalow with full basement. Fully fenced in back yard. Solid home. Property is being sold "as is" Buyer's agent to verify all information. Note!!! Showings will be granted with accepted offer.

13. 2024-09-05
    status Pending

    Show marketing remark (271 chars)

    Occupied. Do Not Disturb the tenants!!! 5 bedroom, 2 bathroom frame bungalow with full basement. Fully fenced in back yard. Solid home. Property is being sold "as is" Buyer's agent to verify all information. Note!!! Showings will be granted with accepted offer.

14. 2024-08-27
    listed $75,000 Active

    Show marketing remark (271 chars)

    Occupied. Do Not Disturb the tenants!!! 5 bedroom, 2 bathroom frame bungalow with full basement. Fully fenced in back yard. Solid home. Property is being sold "as is" Buyer's agent to verify all information. Note!!! Showings will be granted with accepted offer.

15. 2024-08-27
    listed $75,000 Active

    Show marketing remark (271 chars)

    Occupied. Do Not Disturb the tenants!!! 5 bedroom, 2 bathroom frame bungalow with full basement. Fully fenced in back yard. Solid home. Property is being sold "as is" Buyer's agent to verify all information. Note!!! Showings will be granted with accepted offer.

16. 2021-10-25
    soldstatus $400,000

ⓘ 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: $2,949 · $246/mo
• Projected year-2 tax: $2,949 · $246/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 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: $20,610
• − Mortgage interest: −$5,434
• − Property taxes: −$2,949
• − Insurance: −$485
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$2,822
• Taxable income: $5,624
• Est. tax owed @ 24.0%: −$1,350
• After-tax cash flow: $5,395/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

-75.8% since first listed

19 events — show timeline

• 2026-06-18 Relisted — MiRealSource-MiMLS
• 2026-06-18 Relisted — REALCOMP
• 2026-05-28 Pending — REALCOMP
• 2026-05-28 Pending — MiRealSource-MiMLS
• 2026-04-24 Listed $97,000 REALCOMP
• 2026-04-24 Listed $97,000 MiRealSource-MiMLS
• 2025-01-10 Listing Removed — REALCOMP
• 2025-01-02 Sold (Public Records) $340,000 Public Records
• 2025-01-01 Pending — MiRealSource-MiMLS
• 2025-01-01 Pending — REALCOMP
• 2024-12-24 Sold (MLS) $68,000 MiRealSource-MiMLS
• 2024-12-24 Sold (MLS) $68,000 REALCOMP
• 2024-09-20 Relisted — MiRealSource-MiMLS
• 2024-09-20 Relisted — REALCOMP
• 2024-09-05 Pending — MiRealSource-MiMLS
• 2024-09-05 Pending — REALCOMP
• 2024-08-27 Listed $75,000 MiRealSource-MiMLS
• 2024-08-27 Listed $75,000 REALCOMP
• 2021-10-25 Sold (Public Records) $400,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,949 · +40.0% YoY. Source: county tax records.