17174 Stout St · Detroit, MI 48219

$55,000

3 bd · 1.0 ba · 908 sqft · SingleFamily public records · 460 Days on market

Built 1937 8,276 sqft lot $61/sqft · 27% below area Est $76k · 27% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully remodeled 3-bedroom, 1-bath home, perfectly situated. WHAT A DEAL EXCELLENT POTENTIAL.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1937

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.2% 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: Rents rising fast (+8.0%/yr); 305 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 460 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $15k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 460 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.30% ✓
• Cap rate: 19.18%
• Cash-on-cash: 46.04%
• DSCR: 3.05
• GRM: 3.6

CMA / ARV

• ARV (median comp): $75,786
• List price: $55,000
• Delta: -27.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17511 Westmoreland Rd	0.37mi	3/2.0	939 (+3%)	1mo	$100,000	$106	72
17295 Braile St	0.24mi	3/1.0	996 (+10%)	6mo	$75,000	$75	68
17594 Vaughan St	0.34mi	3/1.0	852 (-6%)	8mo	$94,500	$111	67
17217 Shaftsbury Ave	0.59mi	3/1.0	934 (+3%)	4mo	$105,000	$112	64
18510 Heyden St	0.68mi	3/1.0	884 (-3%)	6mo	$50,000	$57	59
18418 Heyden St	0.60mi	2/1.0 (-1)	865 (-5%)	3mo	$17,000	$20	56
18135 Fielding St	0.42mi	3/1.5	796 (-12%)	3mo	$130,000	$163	56
17420 Edinborough Rd	0.48mi	3/1.0	1,011 (+11%)	4mo	$167,000	$165	55
18498 Heyden ST St	0.68mi	3/1.0	842 (-7%)	4mo	$9,000	$11	53
16115 Burt Rd	0.63mi	2/1.0 (-1)	859 (-5%)	5mo	$57,000	$66	52
18431 Edinborough Rd	0.73mi	3/1.0	1,000 (+10%)	4mo	$95,000	$95	46
21451 Glenco St	0.71mi	3/1.0	1,026 (+13%)	4mo	$42,000	$41	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 49.0%
• Equity multiple: 3.30×
• Total profit: $35,433
• Equity at exit: $8,201

10-year hold

• IRR: 56.7%
• Equity multiple: 8.13×
• Total profit: $109,863
• Equity at exit: $4,755

Cash invested: $15,400 (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 48219

• Home prices YoY: -10.3%
• Rents YoY: 8.0%
• Active inventory: 305
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$288
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $591

Break-even live

Break-even rent $516

Max offer price $55,000

Occupancy floor 48%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	0.45mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	0.46mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	0.47mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	0.48mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	0.49mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	44d	2	0.54mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	0.54mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	17d	1	0.55mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	17d	1	0.55mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	44d	1	0.56mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	0.64mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	0.65mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	17d	1	0.67mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	0.68mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	17d	1	0.73mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	0.73mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	3d	1	0.73mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	0.76mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	44d	1	0.80mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	0.81mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	44d	1	0.82mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	0.83mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.84mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	0.88mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	17d	1	0.89mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	12d	1	0.97mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	1.00mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	5d	1	1.01mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	44d	1	1.03mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	24d	1	1.12mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	22d	1	1.12mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	1.15mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	44d	1	1.25mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	1.29mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	5d	1	1.29mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	1.33mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	1.33mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	1.40mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	1.47mi

Listing history 29 events

1. 2026-06-18
   days on market $55,000 Active 460 DOM
2. 2026-06-17
   days on market $55,000 Active 459 DOM
3. 2026-06-15
   days on market $55,000 Active 457 DOM
4. 2026-06-13
   days on market $55,000 Active 455 DOM
5. 2026-06-13
   days on market $55,000 Active 454 DOM
6. 2026-06-09
   days on market $55,000 Active 451 DOM
7. 2026-06-08
   days on market $55,000 Active 450 DOM
8. 2026-06-07
   days on market $55,000 Active 449 DOM
9. 2026-06-04
   days on market $55,000 Active 446 DOM
10. 2026-06-03
    days on market $55,000 Active 445 DOM
11. 2026-06-01
    days on market $55,000 Active 443 DOM
12. 2026-05-31
    days on market $55,000 Active 442 DOM
13. 2026-03-27
    status Active 114-char remark

    Show marketing remark (114 chars)

    Welcome to this beautifully remodeled 3-bedroom, 1-bath home, perfectly situated. WHAT A DEAL EXCELLENT POTENTIAL.

14. 2026-03-27
    historical 114-char remark

    Show marketing remark (114 chars)

    Welcome to this beautifully remodeled 3-bedroom, 1-bath home, perfectly situated. WHAT A DEAL EXCELLENT POTENTIAL.

15. 2026-02-21
    price $65,000 114-char remark

    Show marketing remark (114 chars)

    Welcome to this beautifully remodeled 3-bedroom, 1-bath home, perfectly situated. WHAT A DEAL EXCELLENT POTENTIAL.

16. 2026-02-20
    price $65,000 114-char remark

    Show marketing remark (114 chars)

    Welcome to this beautifully remodeled 3-bedroom, 1-bath home, perfectly situated. WHAT A DEAL EXCELLENT POTENTIAL.

17. 2025-06-19
    status Active 114-char remark

    Show marketing remark (114 chars)

    Welcome to this beautifully remodeled 3-bedroom, 1-bath home, perfectly situated. WHAT A DEAL EXCELLENT POTENTIAL.

18. 2025-06-19
    historical 114-char remark

    Show marketing remark (114 chars)

    Welcome to this beautifully remodeled 3-bedroom, 1-bath home, perfectly situated. WHAT A DEAL EXCELLENT POTENTIAL.

19. 2025-03-15
    listed $70,000 Active 114-char remark

    Show marketing remark (114 chars)

    Welcome to this beautifully remodeled 3-bedroom, 1-bath home, perfectly situated. WHAT A DEAL EXCELLENT POTENTIAL.

20. 2025-03-14
    listed $70,000 Active 114-char remark

    Show marketing remark (114 chars)

    Welcome to this beautifully remodeled 3-bedroom, 1-bath home, perfectly situated. WHAT A DEAL EXCELLENT POTENTIAL.

21. 2020-09-30
    soldstatus $56,900
22. 2017-06-09
    soldstatus $12,500 Sold
23. 2017-06-09
    soldstatus $12,500 Closed
24. 2017-05-10
    status Pending
25. 2017-05-10
    status Pending
26. 2017-04-12
    listed $17,900 Active
27. 2017-04-12
    listed $17,900 Active
28. 2003-03-06
    soldstatus $83,000
29. 2002-08-13
    soldstatus $34,000

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $1,160 · $97/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 2/10 Low 7 d/yr ≥98°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: $15,171
• − Mortgage interest: −$3,081
• − Property taxes: −$1,160
• − Insurance: −$275
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$1,600
• Taxable income: $6,628
• Est. tax owed @ 24.0%: −$1,591
• After-tax cash flow: $5,499/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): 47,208
• Household income: $43,655
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 3584.0

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 (88%)
• Race & ethnicity: Black 88% White 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -65.06%
• Current HPI: 563.3263
• Rent YoY: ▲ 8.04%
• 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

+91.2% since first listed

17 events — show timeline

• 2026-03-27 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-02-21 Price Changed $65,000 MiRealSource-MiMLS
• 2026-02-20 Price Changed $65,000 REALCOMP
• 2025-06-19 Relisted — REALCOMP
• 2025-06-19 Listing Removed — REALCOMP
• 2025-03-15 Listed $70,000 MiRealSource-MiMLS
• 2025-03-14 Listed $70,000 REALCOMP
• 2020-09-30 Sold (Public Records) $56,900 Public Records
• 2017-06-09 Sold (MLS) $12,500 MiRealSource-MiMLS
• 2017-06-09 Sold (MLS) $12,500 REALCOMP
• 2017-05-10 Pending — MiRealSource-MiMLS
• 2017-05-10 Pending — REALCOMP
• 2017-04-12 Listed $17,900 MiRealSource-MiMLS
• 2017-04-12 Listed $17,900 REALCOMP
• 2003-03-06 Sold (Public Records) $83,000 Public Records
• 2002-08-13 Sold (Public Records) $34,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $1,160 · -53.9% YoY. Source: county tax records.