1976 Clairmount St · Detroit, MI 48206

$160,000

11 bd · 2.5 ba · 2,760 sqft · SingleFamily public records · 23 Days on market

Built 1919 4,792 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Exceptional redevelopment opportunity in Detroit's rapidly revitalizing North End/Boston-Edison area. This brick multi-family property offers tremendous upside for investors, builders, and developers looking to bring a project across the finish line. Much of the heavy lifting has already been completed. The property has been taken down to the studs, providing a clean slate for your vision while eliminating much of the demolition work and uncertainty often associated with renovation projects. Approved architectural plans are already in place and have been reviewed by the City, allowing the next owner to move forward with confidence. Situated on a desirable residential block surrounded by ongoing investment and redevelopment, this property offers the opportunity to create a four unit multi configuration or a large single family residence while preserving the character and charm of the original brick structure. Whether you're looking to add to your investment portfolio, complete a value-add project, or capitalize on Detroit's continued growth, this property presents an exciting opportunity with significant potential. Seller has already started the process and is offering the property as-is, creating an opportunity for the next owner to take over and bring the project to completion. Conveniently located near Boston-Edison, major thoroughfares, downtown Detroit, restaurants, shopping, and neighborhood amenities. Bring your vision and unlock the potential of this promising Detroit investment opportunity.

Key facts

• 4,792 sq ft lot
• Built 1919
• Listed 22 days

Tags

• MULTI FAMILY PROPERTY
• APPROVED ARCHITECTURAL PLANS
• FOUR UNIT MULTI CONFIGURATION
• LARGE SINGLE FAMILY RESIDENCE
• ORIGINAL BRICK STRUCTURE

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Driveway (no garage)
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available; Underground utilities
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Brick and vinyl siding exterior; Block foundation; Asphalt roof; Built as residential single-family home
• Exterior features: Yard lighting; Fenced backyard; Shed on property; Level lot; Paved road access

Interior

• Bathrooms: Four full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: High-speed internet available; Smart thermostat; Gas water heater
• Laundry & utility: Washer hookup; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 11-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% 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: 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: Rents rising fast (+5.2%/yr); 273 active listings in the ZIP; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,862/mo this rent would consume 50% of the median local household income ($45k/yr) (locally 646% 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 $5k 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 + 5.2% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y 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.
• Current owner paid $40k; list at $160k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — 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: 1.16% ✓
• Cap rate: 9.60%
• Cash-on-cash: 11.79%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $6,310
• Equity at exit: $23,857

10-year hold

• IRR: 15.0%
• Equity multiple: 2.33×
• Total profit: $59,610
• Equity at exit: $13,834

Cash invested: $44,800 (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 48206

• Rents YoY: 5.2%
• Active inventory: 273
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,862 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$125 /mo · $1,497/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $440

Break-even live

Break-even rent $1,304

Max offer price $160,000

Occupancy floor 71%

Sensitivity live

Price	-10% $531	-5% $486	+0% $440	+5% $395	+10% $350
Rent	-10% $293	-5% $367	+0% $440	+5% $514	+10% $587
Rate	-1.0pp $521	-0.5pp $481	base $440	+0.5pp $399	+1.0pp $357

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $160,000 Active 23 DOM
2. 2026-06-18
   days on market $160,000 Active 20 DOM
3. 2026-06-17
   days on market $160,000 Active 19 DOM
4. 2026-06-15
   days on market $160,000 Active 17 DOM
5. 2026-06-13
   days on market $160,000 Active 15 DOM
6. 2026-06-13
   days on market $160,000 Active 14 DOM
7. 2026-06-09
   days on market $160,000 Active 11 DOM
8. 2026-06-08
   days on market $160,000 Active 10 DOM
9. 2026-06-07
   days on market $160,000 Active 9 DOM
10. 2026-06-04
    days on market $160,000 Active 6 DOM
11. 2026-06-03
    days on market $160,000 Active 5 DOM
12. 2026-06-02
    days on market $160,000 Active 4 DOM
13. 2026-06-01
    days on market $160,000 Active 3 DOM
14. 2026-05-31
    days on market $160,000 Active 2 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: $1,497 · $125/mo
• Projected year-2 tax: $1,980 · $165/mo
• Expected delta: +$484/yr (+$40/mo · 32.3%)

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

Taxation est. · year 1

• Rental income: $22,341
• − Mortgage interest: −$8,962
• − Property taxes: −$1,497
• − Insurance: −$800
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$4,655
• Taxable income: $2,852
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $4,599/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

+301.0% since first listed

18 events — show timeline

• 2026-05-29 Listed $160,000 REALCOMP
• 2026-05-29 Listed $160,000 MiRealSource-MiMLS
• 2026-05-29 Listed $160,000 MiRealSource-MiMLS
• 2026-05-29 Listed $160,000 REALCOMP
• 2020-09-25 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2020-09-25 Sold (MLS) $40,000 REALCOMP
• 2020-09-22 Pending — MiRealSource-MiMLS
• 2020-09-22 Pending — REALCOMP
• 2020-07-24 Relisted — MiRealSource-MiMLS
• 2020-07-24 Relisted — REALCOMP
• 2020-06-09 Pending — MiRealSource-MiMLS
• 2020-06-09 Pending — REALCOMP
• 2020-06-01 Listing Removed — MiRealSource-MiMLS
• 2020-06-01 Contingent — REALCOMP
• 2020-03-15 Pending — MiRealSource-MiMLS
• 2020-03-15 Pending — REALCOMP
• 2020-01-15 Listed $39,900 MiRealSource-MiMLS
• 2020-01-15 Listed $39,900 REALCOMP

Property tax history

+2.2%/yr

Latest (2025): $1,497 · -19.2% YoY. Source: county tax records.