18750 Kingsville St · Detroit, MI 48225

$110,000

3 bd · 1.0 ba · 970 sqft · SingleFamily public records · 29 Days on market

Built 1950 4,792 sqft lot

---

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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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

This beautifully renovated bungalow is truly turnkey - a great addition to any investor's portfolio! Currently tenant-occupied at $1,250/month on a month-to-month Section 8 lease, this property provides immediate cash flow from day one with future upside potential through rent increases over time. The tenant is current on payments, takes pride in the home, and would love to remain for added stability. Professionally managed by a local property management company, buyers have the option to continue management for a seamless transition or self-manage the property. Conveniently located on Detroit's east side with easy access to amenities and transportation, this is a solid income-producing opportunity in Detroit's growing rental market. Subject to tenant's rights. Please do not disturb tenants. No showings without an accepted offer. Photos were taken prior to tenant occupancy.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Aluminum siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.11 acres (40 x 114)

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Free-standing refrigerator; Microwave
• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Dishwasher; Free-standing electric oven; Free-standing refrigerator; Microwave; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (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 (+5.1%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 + 5.1% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 30y 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 $52k; list at $110k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.25% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.71%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $71,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12893 Payton St	0.25mi	3/1.0	1,020 (+5%)	1mo	$75,000	$74	78
16301 Coram St	0.30mi	3/1.0	929 (-4%)	1mo	$19,500	$21	78
18746 Woodside St	0.28mi	3/1.0	921 (-5%)	2mo	$110,000	$119	77
16277 Liberal St	0.43mi	3/1.0	945 (-3%)	1mo	$25,000	$26	75
16209 Tacoma St	0.56mi	3/1.0	968 (-0%)	1mo	$62,900	$65	73
18905 Woodland St	0.45mi	3/1.5	1,023 (+6%)	1mo	$105,000	$103	67
12897 Riad St	0.17mi	3/1.0	831 (-14%)	1mo	$63,000	$76	67
16107 Manning St	0.52mi	3/1.0	925 (-5%)	2mo	$61,000	$66	67
18591 Kingsville St	0.09mi	2/1.0 (-1)	824 (-15%)	1mo	$74,000	$90	65
11545 Roxbury St	0.63mi	3/1.0	1,003 (+3%)	1mo	$65,000	$65	64
16291 Fairmount Dr	0.73mi	3/1.0	977 (+1%)	2mo	$112,000	$115	63
11640 Somerset Ave	0.64mi	3/2.0	1,028 (+6%)	0mo	$70,000	$68	56

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 · 5.1% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.30×
• Total profit: $9,184
• Equity at exit: $16,401

10-year hold

• IRR: 18.4%
• Equity multiple: 2.68×
• Total profit: $51,643
• Equity at exit: $9,511

Cash invested: $30,800 (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 48225

• Rents YoY: 5.1%
• Active inventory: 133
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,376 high
• Mortgage (P&I): −$577
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $378

Break-even live

Break-even rent $898

Max offer price $110,000

Occupancy floor 68%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	12d	1	0.23mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.29mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.31mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.36mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	0.38mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	14d	1	0.39mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	14d	1	0.39mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.40mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.46mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	43d	1	0.47mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.56mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.58mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	43d	1	0.58mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.58mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	0.67mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.67mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	0.74mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	24d	1	0.77mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	0.77mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	14d	1	0.85mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	4d	1	0.88mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.88mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	1.00mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	14d	1	1.05mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	1.07mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	1.09mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	14d	1	1.13mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	1.14mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	1.15mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	1.18mi
20015 Lochmoor St Harper Woods, MI	3.0	1.0	1006	$1,500	$1.49	16d	1	1.21mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	1.25mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	1.25mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	1.29mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	24d	1	1.41mi
20600 Balfour St Harper Woods, MI	1.0–2.0	1.0–2.0	971	$1,671	$1.72	1d	12	1.42mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	43d	1	1.45mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	43d	1	1.45mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	1.46mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	1.47mi

Listing history 50 events

1. 2026-06-18
   days on market $110,000 Active 29 DOM
2. 2026-06-17
   days on market $110,000 Active 28 DOM
3. 2026-06-15
   days on market $110,000 Active 26 DOM
4. 2026-06-13
   days on market $110,000 Active 24 DOM
5. 2026-06-13
   days on market $110,000 Active 23 DOM
6. 2026-06-09
   days on market $110,000 Active 20 DOM
7. 2026-06-08
   days on market $110,000 Active 19 DOM
8. 2026-06-07
   days on market $110,000 Active 18 DOM
9. 2026-06-04
   days on market $110,000 Active 15 DOM
10. 2026-06-03
    days on market $110,000 Active 14 DOM
11. 2026-06-02
    days on market $110,000 Active 13 DOM
12. 2026-06-01
    days on market $110,000 Active 12 DOM
13. 2026-05-31
    days on market $110,000 Active 11 DOM
14. 2026-05-20
    listed $110,000 Active

    Show marketing remark (888 chars)

    This beautifully renovated bungalow is truly turnkey - a great addition to any investor's portfolio! Currently tenant-occupied at $1,250/month on a month-to-month Section 8 lease, this property provides immediate cash flow from day one with future upside potential through rent increases over time. The tenant is current on payments, takes pride in the home, and would love to remain for added stability. Professionally managed by a local property management company, buyers have the option to continue management for a seamless transition or self-manage the property. Conveniently located on Detroit's east side with easy access to amenities and transportation, this is a solid income-producing opportunity in Detroit's growing rental market. Subject to tenant's rights. Please do not disturb tenants. No showings without an accepted offer. Photos were taken prior to tenant occupancy.

15. 2026-05-20
    listed $110,000 Active 888-char remark

    Show marketing remark (888 chars)

    This beautifully renovated bungalow is truly turnkey - a great addition to any investor's portfolio! Currently tenant-occupied at $1,250/month on a month-to-month Section 8 lease, this property provides immediate cash flow from day one with future upside potential through rent increases over time. The tenant is current on payments, takes pride in the home, and would love to remain for added stability. Professionally managed by a local property management company, buyers have the option to continue management for a seamless transition or self-manage the property. Conveniently located on Detroit's east side with easy access to amenities and transportation, this is a solid income-producing opportunity in Detroit's growing rental market. Subject to tenant's rights. Please do not disturb tenants. No showings without an accepted offer. Photos were taken prior to tenant occupancy.

16. 2025-12-22
    historical $1,250
17. 2025-09-17
    listed $1,250
18. 2025-07-09
    historical
19. 2025-07-09
    historical
20. 2025-06-03
    price $135,000
21. 2025-06-03
    price $135,000
22. 2025-05-23
    listed $140,000 Active
23. 2025-05-23
    listed $140,000 Active
24. 2025-05-20
    historical
25. 2025-03-10
    soldstatus $52,000 Closed
26. 2025-03-10
    soldstatus $52,000 Closed
27. 2025-02-14
    soldstatus $52,000
28. 2025-01-28
    status Pending
29. 2025-01-28
    status Pending
30. 2025-01-24
    price $62,000
31. 2025-01-23
    price $62,000
32. 2025-01-09
    listed $65,000 Active
33. 2025-01-09
    listed $65,000 Active
34. 2006-08-14
    soldstatus $92,100
35. 2006-03-03
    soldstatus $92,100
36. 2005-06-27
    historical
37. 2005-06-24
    listed $89,900
38. 2005-06-14
    soldstatus $57,000
39. 2004-12-17
    listed $60,800
40. 2004-03-31
    historical
41. 2003-12-09
    listed $96,000
42. 1999-04-06
    soldstatus $36,201
43. 1999-02-10
    soldstatus $68,777
44. 1999-01-15
    soldstatus $68,777
45. 1998-12-11
    historical
46. 1998-11-16
    listed $68,777
47. 1996-08-19
    soldstatus $51,900
48. 1996-06-28
    soldstatus $51,900
49. 1996-06-12
    historical
50. 1996-05-16
    listed $51,900

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$325/yr (+$27/mo · 31.1%)

ⓘ 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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,517
• − Mortgage interest: −$6,162
• − Property taxes: −$1,045
• − Insurance: −$550
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$3,200
• Taxable income: $2,918
• Est. tax owed @ 24.0%: −$700
• After-tax cash flow: $3,831/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): 16,098
• Household income: $61,750
• Rent vs Own: 33.8% rent · 66.2% own
• Severe rent burden: 410.0

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 (65%)
• Race & ethnicity: Black 65% White 28% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Lithuanian 1% German 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Arabic 2% 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: ▼ -150.40%
• Current HPI: 181.4961
• Rent YoY: ▲ 5.10%
• 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

+238.5% since first listed

38 events — show timeline

• 2026-05-20 Listed $110,000 MiRealSource-MiMLS
• 2026-05-20 Listed $110,000 REALCOMP
• 2025-12-22 Rental Removed $1,250 APPFOLIO
• 2025-09-17 Listed for Rent $1,250 APPFOLIO
• 2025-07-09 Listing Removed — REALCOMP
• 2025-07-09 Listing Removed — MiRealSource-MiMLS
• 2025-06-03 Price Changed $135,000 MiRealSource-MiMLS
• 2025-06-03 Price Changed $135,000 REALCOMP
• 2025-05-23 Listed $140,000 REALCOMP
• 2025-05-23 Listed $140,000 MiRealSource-MiMLS
• 2025-05-20 Coming Soon — MiRealSource-MiMLS
• 2025-03-10 Sold (MLS) $52,000 REALCOMP
• 2025-03-10 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2025-02-14 Sold (Public Records) $52,000 Public Records
• 2025-01-28 Pending — REALCOMP
• 2025-01-28 Pending — MiRealSource-MiMLS
• 2025-01-24 Price Changed $62,000 MiRealSource-MiMLS
• 2025-01-23 Price Changed $62,000 REALCOMP
• 2025-01-09 Listed $65,000 REALCOMP
• 2025-01-09 Listed $65,000 MiRealSource-MiMLS
• 2006-08-14 Sold (Public Records) $92,100 Public Records
• 2006-03-03 Sold (MLS) $92,100 MiRealSource-MiMLS
• 2005-06-27 Listing Removed — MiRealSource-MiMLS
• 2005-06-24 Listed $89,900 MiRealSource-MiMLS
• 2005-06-14 Sold (MLS) $57,000 REALCOMP
• 2004-12-17 Listed $60,800 REALCOMP
• 2004-03-31 Listing Removed — REALCOMP
• 2003-12-09 Listed $96,000 REALCOMP
• 1999-04-06 Sold (Public Records) $36,201 Public Records
• 1999-02-10 Sold (Public Records) $68,777 Public Records
• 1999-01-15 Sold (MLS) $68,777 MiRealSource-MiMLS
• 1998-12-11 Listing Removed — MiRealSource-MiMLS
• 1998-11-16 Listed $68,777 MiRealSource-MiMLS
• 1996-08-19 Sold (Public Records) $51,900 Public Records
• 1996-06-28 Sold (MLS) $51,900 MiRealSource-MiMLS
• 1996-06-12 Listing Removed — MiRealSource-MiMLS
• 1996-05-16 Listed $51,900 MiRealSource-MiMLS
• 1994-12-27 Sold (Public Records) $32,500 Public Records

Property tax history

-4.9%/yr

Latest (2025): $1,045 · -36.8% YoY. Source: county tax records.