2439 Maxwell St · Detroit, MI 48214

$150,000

4 bd · 2.0 ba · 2,024 sqft · SingleFamily public records · 29 Days on market

Built 1913 3,485 sqft lot Est $257k · 42% under

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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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2-unit value-add opportunity in Detroit. Brand new roof, updated electrical and plumbing, both bathrooms fully renovated. Floors, paint, and kitchens remaining. Each unit 2BD/1BA. Strong flip or buy-and-hold play.

Key facts

• Updated electrical
• Brand new roof
• Updated plumbing

Tags

• BRAND NEW ROOF
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• FULLY RENOVATED BATHROOMS

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residential; Other architectural style; Built in 1913
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (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: 298 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,770/mo this rent would consume 63% of the median local household income ($34k/yr) (locally 1364% 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y 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 $130k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1913 — 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: 1.18% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.09%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $257,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3498 Townsend St	0.51mi	4/2.0	2,006 (-1%)	3mo	$89,000	$44	72
2505 Townsend St	0.34mi	3/2.5 (-1)	2,179 (+8%)	1mo	$455,000	$209	63
3466 Fischer St	0.49mi	4/2.5	2,167 (+7%)	2mo	$462,500	$213	62
3132 Helen St	0.65mi	4/1.0	1,951 (-4%)	1mo	$125,000	$64	59
2433 Fischer St	0.28mi	4/2.5	2,311 (+14%)	4mo	$465,000	$201	58
2131 Townsend St	0.37mi	3/1.5 (-1)	1,799 (-11%)	2mo	$75,000	$42	55
1591 Belvidere St	0.60mi	3/2.5 (-1)	1,923 (-5%)	3mo	$476,980	$248	54
3805 Seneca St	0.60mi	4/1.5	1,807 (-11%)	2mo	$185,000	$102	51
3748 Burns St	0.58mi	4/1.5	1,776 (-12%)	4mo	$225,000	$127	47
3752 Van Dyke St	0.62mi	4/2.5	1,746 (-14%)	4mo	$65,000	$37	43
1415 Baldwin St	0.54mi	3/2.0 (-1)	1,720 (-15%)	3mo	$150,000	$87	42
3873 Iroquois St	0.65mi	4/1.5	2,320 (+15%)	3mo	$399,900	$172	41

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,636
• Equity at exit: $22,365

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $36,958
• Equity at exit: $12,969

Cash invested: $42,000 (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 48214

• Active inventory: 298
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$126 /mo · $1,513/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $423

Break-even live

Break-even rent $1,234

Max offer price $150,000

Occupancy floor 71%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1738 Canton St Unit 1 Detroit, MI	4.0	1.0	2244	$1,650	$0.74	44d	1	0.74mi
3631 Helen St Unit 3635 Detroit, MI	4.0	2.0	2157	$1,650	$0.76	44d	1	0.79mi
8100 E Jefferson Ave Detroit, MI	3.0	1.0–3.0	1089	$2,210	$2.03	19d	20	0.84mi
1348 Village Dr Detroit, MI	3.0	2.5	2100	$2,295	$1.09	24d	1	1.45mi
4510 Harding St Detroit, MI	3.0	1.0	2394	$1,500	$0.63	17d	1	1.47mi

Listing history 38 events

1. 2026-06-18
   days on market $150,000 Active 29 DOM
2. 2026-06-17
   days on market $150,000 Active 28 DOM
3. 2026-06-15
   days on market $150,000 Active 26 DOM
4. 2026-06-13
   days on market $150,000 Active 24 DOM
5. 2026-06-13
   days on market $150,000 Active 23 DOM
6. 2026-06-09
   days on market $150,000 Active 20 DOM
7. 2026-06-08
   days on market $150,000 Active 19 DOM
8. 2026-06-07
   days on market $150,000 Active 18 DOM
9. 2026-06-04
   days on market $150,000 Active 15 DOM
10. 2026-06-03
    days on market $150,000 Active 14 DOM
11. 2026-06-02
    days on market $150,000 Active 13 DOM
12. 2026-06-01
    days on market $150,000 Active 12 DOM
13. 2026-05-31
    days on market $150,000 Active 11 DOM
14. 2026-05-20
    listed $150,000 Active

    Show marketing remark (213 chars)

    2-unit value-add opportunity in Detroit. Brand new roof, updated electrical and plumbing, both bathrooms fully renovated. Floors, paint, and kitchens remaining. Each unit 2BD/1BA. Strong flip or buy-and-hold play.

15. 2026-05-20
    listed $150,000 Active 213-char remark

    Show marketing remark (213 chars)

    2-unit value-add opportunity in Detroit. Brand new roof, updated electrical and plumbing, both bathrooms fully renovated. Floors, paint, and kitchens remaining. Each unit 2BD/1BA. Strong flip or buy-and-hold play.

16. 2026-05-20
    listed $150,000 Active 213-char remark

    Show marketing remark (213 chars)

    2-unit value-add opportunity in Detroit. Brand new roof, updated electrical and plumbing, both bathrooms fully renovated. Floors, paint, and kitchens remaining. Each unit 2BD/1BA. Strong flip or buy-and-hold play.

17. 2021-12-01
    soldstatus $130,000
18. 2021-05-12
    historical
19. 2021-05-12
    historical
20. 2021-03-02
    status Active
21. 2021-03-02
    status Active
22. 2021-02-22
    status Pending
23. 2021-02-22
    status Pending
24. 2021-01-22
    listed $169,900 Active
25. 2021-01-22
    listed $169,900 Active
26. 2017-08-15
    soldstatus $65,000
27. 2017-07-20
    soldstatus $65,000 Sold
28. 2017-07-20
    soldstatus $65,000 Closed
29. 2017-06-02
    status Pending
30. 2017-06-02
    status Pending
31. 2017-05-31
    listed $65,000 Active
32. 2017-05-31
    listed $65,000 Active
33. 2016-12-10
    historical
34. 2016-12-10
    historical
35. 2016-12-09
    price $39,500
36. 2016-12-09
    price $39,500
37. 2016-12-09
    listed $35,000 Active
38. 2016-12-08
    listed $35,000 Active

ⓘ 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: $1,513 · $126/mo
• Projected year-2 tax: $1,911 · $159/mo
• Expected delta: +$399/yr (+$33/mo · 26.3%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,241
• − Mortgage interest: −$8,402
• − Property taxes: −$1,513
• − Insurance: −$750
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$4,364
• Taxable income: $2,814
• Est. tax owed @ 24.0%: −$675
• After-tax cash flow: $4,403/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 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: ▼ -367.43%
• Current HPI: 102.0969
• 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

+328.6% since first listed

25 events — show timeline

• 2026-05-20 Listed $150,000 REALCOMP
• 2026-05-20 Listed $150,000 MiRealSource-MiMLS
• 2026-05-20 Listed $150,000 SW Michigan MLS
• 2021-12-01 Sold (Public Records) $130,000 Public Records
• 2021-05-12 Listing Removed — REALCOMP
• 2021-05-12 Listing Removed — MiRealSource-MiMLS
• 2021-03-02 Relisted — MiRealSource-MiMLS
• 2021-03-02 Relisted — REALCOMP
• 2021-02-22 Pending — MiRealSource-MiMLS
• 2021-02-22 Pending — REALCOMP
• 2021-01-22 Listed $169,900 MiRealSource-MiMLS
• 2021-01-22 Listed $169,900 REALCOMP
• 2017-08-15 Sold (Public Records) $65,000 Public Records
• 2017-07-20 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2017-07-20 Sold (MLS) $65,000 REALCOMP
• 2017-06-02 Pending — MiRealSource-MiMLS
• 2017-06-02 Pending — REALCOMP
• 2017-05-31 Listed $65,000 MiRealSource-MiMLS
• 2017-05-31 Listed $65,000 REALCOMP
• 2016-12-10 Listing Removed — REALCOMP
• 2016-12-10 Listing Removed — MiRealSource-MiMLS
• 2016-12-09 Price Changed $39,500 MiRealSource-MiMLS
• 2016-12-09 Price Changed $39,500 REALCOMP
• 2016-12-09 Listed $35,000 MiRealSource-MiMLS
• 2016-12-08 Listed $35,000 REALCOMP

Property tax history

+6.1%/yr

Latest (2025): $1,513 · -33.6% YoY. Source: county tax records.