21554 W Davison St · Detroit, MI 48223

$44,900

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 55 Days on market

Built 1947 4,792 sqft lot $53/sqft · 34% above area Est $33k · 34% over

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

Listing remarks MLS

COZY RANCH HOME LOCATED SOUTH OF I-96 AND WEST OF BURT ROAD. THIS HOME FEATURES AN INVITING LIVING ROOM, KITCHEN, TWO GOOD SIZED BEDROOMS, BATHROOM, AND AN UNFINISHED BASEMENT. SOME WORK HAS BEEN DONE, BRING YOUR IDEAS AND FINISHING TOUCHES! WOULD MAKE A GREAT FIRST TIME HOME OR INVESTMENT PROJECT! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

Key facts

• 4,792 sq ft lot
• Built 1947
• Listed 55 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Block construction; Block foundation; Built area above grade approximately 852 square feet
• Exterior features: Paved road access; Lot roughly 40 x 120 (approximately 0.11 acres)

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 10.2% 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: 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 90% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.37% ✓
• Cap rate: 20.48%
• Cash-on-cash: 50.67%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (median comp): $33,483
• List price: $44,900
• Delta: 34.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12801 Bentler St	0.20mi	3/1.0 (+1)	926 (+9%)	7mo	$20,000	$22	65
14025 Dacosta St	0.44mi	3/1.0 (+1)	946 (+11%)	3mo	$15,500	$16	54
12937 Trinity St	0.30mi	2/1.0	729 (-14%)	14mo	$15,500	$21	51
12914 Hazelton St	0.69mi	3/1.5 (+1)	889 (+4%)	4mo	$55,125	$62	50
12879 Braile St	0.48mi	3/1.0 (+1)	922 (+8%)	14mo	$24,000	$26	48
21327 Lyndon St	0.65mi	2/1.0	924 (+8%)	15mo	$46,000	$50	44
14024 Lamphere St	0.47mi	2/1.0	736 (-14%)	16mo	$37,000	$50	42
14032 Patton St St	0.62mi	3/1.0 (+1)	968 (+14%)	3mo	$50,000	$52	41
14371 Dacosta St	0.65mi	3/1.0 (+1)	755 (-11%)	7mo	$4,200	$6	40
12153 Braile St	0.72mi	3/1.0 (+1)	935 (+10%)	13mo	$70,000	$75	34
13940 Bramell St	0.59mi	3/1.0 (+1)	977 (+15%)	17mo	$125,000	$128	29
22482 Ray St	0.64mi	3/1.0 (+1)	977 (+15%)	17mo	$130,000	$133	26

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: 48.5%
• Equity multiple: 3.11×
• Total profit: $26,554
• Equity at exit: $6,695

10-year hold

• IRR: 54.1%
• Equity multiple: 6.31×
• Total profit: $66,727
• Equity at exit: $3,882

Cash invested: $12,572 (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 48223

• Active inventory: 158
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,065 high
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $531

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 45%

Sensitivity live

Price	-10% $562	-5% $546	+0% $531	+5% $515	+10% $500
Rent	-10% $447	-5% $489	+0% $531	+5% $573	+10% $615
Rate	-1.0pp $554	-0.5pp $542	base $531	+0.5pp $519	+1.0pp $507

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	44d	6	0.13mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	44d	1	0.22mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	5d	4	0.24mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	17d	1	0.68mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	0.73mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	44d	1	0.79mi
23610 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.90mi
23620 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	0.91mi
23626 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.91mi
23612 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.91mi
23616 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	0.91mi
23608 Schoolcraft Rd Detroit, MI	1.0	1.0	550	$895	$1.63	44d	1	0.91mi
23602 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.91mi
23600 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$995	$1.33	44d	1	0.91mi
23604 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	0.91mi
23606 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.91mi
23614 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.91mi
23618 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.92mi
23622 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.93mi
23624 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.93mi
14088 Riverview St Unit 207 Detroit, MI	2.0	1.0	750	$975	$1.30	44d	1	0.94mi
14088 Riverview St Unit 208 Detroit, MI	2.0	1.0	750	$985	$1.31	44d	1	0.94mi
14088 Riverview St Unit 108 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	0.94mi
23632 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	0.94mi
14090 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	0.94mi
14092 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.94mi
14094 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	44d	1	0.94mi
14084 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	0.94mi
14096 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.94mi
14086 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	0.94mi
23636 Schoolcraft Rd Unit 111 Detroit, MI	1.0	1.0	550	$795	$1.45	44d	1	0.94mi
23636 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$975	$1.30	44d	1	0.94mi
23636 Schoolcraft Rd Apt 212 Detroit, MI	2.0	1.0	750	$985	$1.31	44d	1	0.94mi
23630 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.94mi
23628 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	0.94mi
23636 Schoolcraft Rd Unit -209 Detroit, MI	2.0	1.0	900	$865	$0.96	44d	1	0.94mi
23636 Schoolcraft Rd Unit 210 Detroit, MI	1.0	1.0	550	$845	$1.54	25d	1	0.94mi
23640 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.94mi
23634 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.94mi
23636 Schoolcraft Rd Unit 211 Detroit, MI	1.0	1.0	750	$950	$1.27	44d	1	0.94mi

Listing history 15 events

1. 2026-06-18
   days on market $44,900 Active 55 DOM
2. 2026-06-17
   days on market $44,900 Active 54 DOM
3. 2026-06-15
   days on market $44,900 Active 52 DOM
4. 2026-06-13
   days on market $44,900 Active 50 DOM
5. 2026-06-13
   days on market $44,900 Active 49 DOM
6. 2026-06-09
   days on market $44,900 Active 46 DOM
7. 2026-06-08
   days on market $44,900 Active 45 DOM
8. 2026-06-07
   days on market $44,900 Active 44 DOM
9. 2026-06-04
   days on market $44,900 Active 41 DOM
10. 2026-06-03
    days on market $44,900 Active 40 DOM
11. 2026-06-02
    days on market $44,900 Active 39 DOM
12. 2026-06-01
    days on market $44,900 Active 38 DOM
13. 2026-05-31
    days on market $44,900 Active 37 DOM
14. 2026-04-24
    listed $44,900 Active 497-char remark

    Show marketing remark (497 chars)

    COZY RANCH HOME LOCATED SOUTH OF I-96 AND WEST OF BURT ROAD. THIS HOME FEATURES AN INVITING LIVING ROOM, KITCHEN, TWO GOOD SIZED BEDROOMS, BATHROOM, AND AN UNFINISHED BASEMENT. SOME WORK HAS BEEN DONE, BRING YOUR IDEAS AND FINISHING TOUCHES! WOULD MAKE A GREAT FIRST TIME HOME OR INVESTMENT PROJECT! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

15. 2026-04-24
    listed $44,900 Active 497-char remark

    Show marketing remark (497 chars)

    COZY RANCH HOME LOCATED SOUTH OF I-96 AND WEST OF BURT ROAD. THIS HOME FEATURES AN INVITING LIVING ROOM, KITCHEN, TWO GOOD SIZED BEDROOMS, BATHROOM, AND AN UNFINISHED BASEMENT. SOME WORK HAS BEEN DONE, BRING YOUR IDEAS AND FINISHING TOUCHES! WOULD MAKE A GREAT FIRST TIME HOME OR INVESTMENT PROJECT! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,778
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$1,306
• Taxable income: $6,014
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $4,927/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-24 Listed $44,900 MiRealSource-MiMLS
• 2026-04-24 Listed $44,900 REALCOMP

Property tax history

+24.6%/yr

Latest (2025): $2,698 · +1024.2% YoY. Source: county tax records.