1152 Vinewood St · Detroit, MI 48216

$159,000

4 bd · 3.5 ba · 3,732 sqft · SingleFamily public records · 25 Days on market

Built 1900 3,049 sqft lot

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Here is a very unique beautiful half brick duplex in very charming and sought after Hubbard farms neighborhood. This property still has the majority of its original ornate wood features and is just slightly over 3700 square feet. A lot of the heavy lifting has been done and this property is ready for a new owner to finish the rehab work. There is updated electrical, plumbing, roof and other improvements. This property is Sold AS IS. BATVAI

Key facts

• Updated electrical
• Updated roof
• Updated plumbing

Tags

• HUBBARD FARMS NEIGHBORHOOD
• ORIGINAL ORNATE WOOD FEATURES
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• UPDATED ROOF

Property features AI

Finance

• Other: Listing broker: Clyde Realty LLC; Directions: Head south on Vinewood from W Vernor; cross streets Vinewood and Porter
• Financial info: $8,987 annual tax amount

Exterior

• Parking: No garage
• Utilities: Public water available; Public sewer available
• Home design: Single-family residence; Ground-level entry with steps
• Construction: Aluminum siding, brick, and cedar exterior; Brick/mortar foundation; 3,732 square feet above grade finished area
• Exterior features: Paved road access; Lot approximately 0.07 acres (22 x 140.6)

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: 8 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (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 (+7.3%/yr); 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,474/mo this rent would consume 67% 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 $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 + 7.3% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($157k) 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.
• Current owner paid $94k; list at $159k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.56% ✓
• Cap rate: 11.60%
• Cash-on-cash: 18.95%
• DSCR: 1.84
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.3% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.68×
• Total profit: $30,305
• Equity at exit: $23,707

10-year hold

• IRR: 27.8%
• Equity multiple: 4.02×
• Total profit: $134,646
• Equity at exit: $13,747

Cash invested: $44,520 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,474 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$351 /mo · $4,212/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $703

Break-even live

Break-even rent $1,584

Max offer price $159,000

Occupancy floor 67%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1714 Bagley St Detroit, MI	3.0	2.5	2500	$3,500	$1.40	5d	1	1.16mi

Listing history 19 events

1. 2026-06-17
   statusdays on market $159,000 Pending 25 DOM
2. 2026-06-15
   days on market $159,000 Active 24 DOM
3. 2026-06-13
   days on market $159,000 Active 22 DOM
4. 2026-06-13
   days on market $159,000 Active 21 DOM
5. 2026-06-09
   days on market $159,000 Active 18 DOM
6. 2026-06-08
   days on market $159,000 Active 17 DOM
7. 2026-06-07
   days on market $159,000 Active 16 DOM
8. 2026-06-04
   days on market $159,000 Active 13 DOM
9. 2026-06-03
   days on market $159,000 Active 12 DOM
10. 2026-06-02
    days on market $159,000 Active 11 DOM
11. 2026-06-01
    days on market $159,000 Active 10 DOM
12. 2026-05-31
    days on market $159,000 Active 9 DOM
13. 2026-05-22
    listed $159,000 Active

    Show marketing remark (443 chars)

    Here is a very unique beautiful half brick duplex in very charming and sought after Hubbard farms neighborhood. This property still has the majority of its original ornate wood features and is just slightly over 3700 square feet. A lot of the heavy lifting has been done and this property is ready for a new owner to finish the rehab work. There is updated electrical, plumbing, roof and other improvements. This property is Sold AS IS. BATVAI

14. 2026-05-22
    listed $159,000 Active 443-char remark

    Show marketing remark (443 chars)

    Here is a very unique beautiful half brick duplex in very charming and sought after Hubbard farms neighborhood. This property still has the majority of its original ornate wood features and is just slightly over 3700 square feet. A lot of the heavy lifting has been done and this property is ready for a new owner to finish the rehab work. There is updated electrical, plumbing, roof and other improvements. This property is Sold AS IS. BATVAI

15. 2025-08-06
    historical
16. 2025-08-06
    historical
17. 2025-07-25
    listed $189,000 Active
18. 2025-07-25
    listed $189,000 Active
19. 2021-10-21
    soldstatus $94,000

ⓘ 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: $4,212 · $351/mo
• Projected year-2 tax: $4,212 · $351/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 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,682
• − Mortgage interest: −$8,906
• − Property taxes: −$4,212
• − Insurance: −$795
• − Repairs & maintenance: −$2,375
• − Management: −$2,375
• − Depreciation: −$4,625
• Taxable income: $6,394
• Est. tax owed @ 24.0%: −$1,535
• After-tax cash flow: $6,901/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

+69.1% since first listed

7 events — show timeline

• 2026-05-22 Listed $159,000 MiRealSource-MiMLS
• 2026-05-22 Listed $159,000 REALCOMP
• 2025-08-06 Listing Removed — REALCOMP
• 2025-08-06 Listing Removed — MiRealSource-MiMLS
• 2025-07-25 Listed $189,000 REALCOMP
• 2025-07-25 Listed $189,000 MiRealSource-MiMLS
• 2021-10-21 Sold (Public Records) $94,000 Public Records

Property tax history

+13.6%/yr

Latest (2025): $4,212 · -53.1% YoY. Source: county tax records.