3749 Whitney St · Detroit, MI 48206

$26,400

4 bd · 2.0 ba · 2,250 sqft · Townhouse public records · 77 Days on market

Built 1913 3,485 sqft lot ↓ 32% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

OWNER WANTS THIS SOLD! 2 family brick rehab opportunity. Don't overlook this one. Rent is approximate, maybe more. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

Key facts

• 3,485 sq ft lot
• Built 1913
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $26k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $26k).
• Recommended offer: $25k (6.0% below list) — sets the bar for market timing.
• Cap rate 69.6% vs local median 10.0% 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: Rents rising fast (+5.2%/yr); 273 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,055/mo this rent would consume 55% 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 $183 of loan paydown is wiped out by about $792 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $4k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,816 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 7.78% ✓
• Cap rate: 69.60%
• Cash-on-cash: 226.08%
• DSCR: 11.06
• GRM: 1.1

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: —
• Equity multiple: 13.06×
• Total profit: $89,130
• Equity at exit: $3,936

10-year hold

• IRR: —
• Equity multiple: 29.68×
• Total profit: $212,024
• Equity at exit: $2,283

Cash invested: $7,392 (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: 1.1×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$138
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $1,393

Break-even live

Break-even rent $292

Max offer price $26,400

Occupancy floor 27%

Sensitivity live

Price	-10% $1,408	-5% $1,400	+0% $1,393	+5% $1,385	+10% $1,378
Rent	-10% $1,230	-5% $1,312	+0% $1,393	+5% $1,474	+10% $1,555
Rate	-1.0pp $1,406	-0.5pp $1,399	base $1,393	+0.5pp $1,386	+1.0pp $1,379

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: $6,600
• Closing costs: $792
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	18d	1	0.32mi
2509 Gladstone St Unit 1 Detroit, MI	3.0	2.0	3000	$2,650	$0.88	0d	1	0.81mi
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	18d	1	0.82mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	0d	1	0.96mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	3d	1	0.96mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	16d	1	0.96mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	0d	1	1.05mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	4d	1	1.10mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	18d	1	1.36mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	18d	1	1.37mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	0d	1	1.38mi
1441 W Euclid St Detroit, MI	3.0	1.0	2380	$2,600	$1.09	25d	1	1.39mi
1418 W Euclid St Detroit, MI	3.0	1.0	2264	$1,200	$0.53	45d	1	1.42mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	45d	1	1.50mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	45d	1	1.50mi

Listing history 19 events

1. 2026-02-26
   status Pending 255-char remark

   Show marketing remark (255 chars)

   OWNER WANTS THIS SOLD! 2 family brick rehab opportunity. Don't overlook this one. Rent is approximate, maybe more. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

2. 2026-02-26
   status Pending

   Show marketing remark (255 chars)

   OWNER WANTS THIS SOLD! 2 family brick rehab opportunity. Don't overlook this one. Rent is approximate, maybe more. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

3. 2026-02-22
   price $26,400 255-char remark

   Show marketing remark (255 chars)

   OWNER WANTS THIS SOLD! 2 family brick rehab opportunity. Don't overlook this one. Rent is approximate, maybe more. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

4. 2026-02-21
   price $26,400
5. 2026-01-16
   price $27,900 255-char remark

   Show marketing remark (255 chars)

   OWNER WANTS THIS SOLD! 2 family brick rehab opportunity. Don't overlook this one. Rent is approximate, maybe more. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

6. 2026-01-15
   price $27,900
7. 2025-12-27
   price $28,400 255-char remark

   Show marketing remark (255 chars)

   OWNER WANTS THIS SOLD! 2 family brick rehab opportunity. Don't overlook this one. Rent is approximate, maybe more. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

8. 2025-12-26
   price $28,400
9. 2025-12-11
   listed $29,900 Active 255-char remark

   Show marketing remark (255 chars)

   OWNER WANTS THIS SOLD! 2 family brick rehab opportunity. Don't overlook this one. Rent is approximate, maybe more. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

10. 2025-12-11
    listed $29,900 Active

    Show marketing remark (255 chars)

    OWNER WANTS THIS SOLD! 2 family brick rehab opportunity. Don't overlook this one. Rent is approximate, maybe more. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

11. 2025-07-01
    historical
12. 2025-06-13
    price $33,900
13. 2025-06-12
    price $33,900
14. 2025-05-21
    price $34,900
15. 2025-05-21
    price $34,900
16. 2025-05-10
    price $35,900
17. 2025-05-10
    price $35,900
18. 2025-04-07
    listed $38,900 Active
19. 2025-04-07
    listed $38,900 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: $973 · $81/mo
• Projected year-2 tax: $973 · $81/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: $24,656
• − Mortgage interest: −$1,479
• − Property taxes: −$973
• − Insurance: −$132
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$768
• Taxable income: $17,359
• Est. tax owed @ 24.0%: −$4,166
• After-tax cash flow: $12,546/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

-32.1% since first listed

19 events — show timeline

• 2026-02-26 Pending — MiRealSource-MiMLS
• 2026-02-26 Pending — REALCOMP
• 2026-02-22 Price Changed $26,400 MiRealSource-MiMLS
• 2026-02-21 Price Changed $26,400 REALCOMP
• 2026-01-16 Price Changed $27,900 MiRealSource-MiMLS
• 2026-01-15 Price Changed $27,900 REALCOMP
• 2025-12-27 Price Changed $28,400 MiRealSource-MiMLS
• 2025-12-26 Price Changed $28,400 REALCOMP
• 2025-12-11 Listed $29,900 REALCOMP
• 2025-12-11 Listed $29,900 MiRealSource-MiMLS
• 2025-07-01 Listing Removed — MiRealSource-MiMLS
• 2025-06-13 Price Changed $33,900 MiRealSource-MiMLS
• 2025-06-12 Price Changed $33,900 REALCOMP
• 2025-05-21 Price Changed $34,900 MiRealSource-MiMLS
• 2025-05-21 Price Changed $34,900 REALCOMP
• 2025-05-10 Price Changed $35,900 MiRealSource-MiMLS
• 2025-05-10 Price Changed $35,900 REALCOMP
• 2025-04-07 Listed $38,900 REALCOMP
• 2025-04-07 Listed $38,900 MiRealSource-MiMLS

Property tax history

-3.9%/yr

Latest (2025): $973 · -46.4% YoY. Source: county tax records.