18413 Ferguson St · Detroit, MI 48235

$79,000

2 bd · 1.0 ba · 771 sqft · SingleFamily public records · 144 Days on market

Built 1939 4,356 sqft lot $102/sqft · 8% below area Est $86k · 8% 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 +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-bedroom/one-bathroom property with section 8 tenants in place is a tremendous, cashflowing asset. The home is located near the popular Rosedale Park-Grandmont district and provides convenient access to major thoroughfares such as 7 Mile Road and the Southfield Freeway, connecting downtown Detroit to the neighboring cities of Oak Park and Southfield. Rent rolls ($1,131/mo) and HAP contract available on request.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1939

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+3.2%/yr); 283 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 40% of the median local income ($39k/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 $546 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 + 3.2% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $65k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1939 — 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: 1.64% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.56%
• DSCR: 2.00
• GRM: 5.1

CMA / ARV

• ARV (median comp): $86,251
• List price: $79,000
• Delta: -8.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18950 Biltmore St	0.29mi	2/1.0	781 (+1%)	1mo	$46,000	$59	83
18262 Gilchrist St	0.11mi	2/1.0	728 (-6%)	8mo	$55,000	$76	79
17227 Curtis St	0.19mi	3/1.0 (+1)	717 (-7%)	2mo	$77,000	$107	73
18247 Harlow St	0.30mi	2/1.0	728 (-6%)	10mo	$90,000	$124	69
19307 Fenmore St	0.63mi	2/1.0	725 (-6%)	3mo	$72,500	$100	58
18518 Prevost St	0.37mi	2/1.0	844 (+10%)	11mo	$125,000	$148	57
18410 Forrer St	0.44mi	3/1.0 (+1)	689 (-11%)	2mo	$60,000	$87	55
19195 Fenmore St	0.60mi	2/1.0	720 (-7%)	8mo	$79,500	$110	55
19510 Ferguson St	0.72mi	2/1.0	717 (-7%)	3mo	$21,000	$29	52
18416 Curtis St	0.66mi	3/1.0 (+1)	820 (+6%)	5mo	$72,500	$88	50
19318 Harlow St	0.58mi	3/1.0 (+1)	853 (+11%)	9mo	$62,500	$73	43
19345 Fenmore St	0.68mi	3/1.5 (+1)	868 (+13%)	6mo	$87,500	$101	35

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.64×
• Total profit: $14,070
• Equity at exit: $11,779

10-year hold

• IRR: 24.6%
• Equity multiple: 3.17×
• Total profit: $47,934
• Equity at exit: $6,830

Cash invested: $22,120 (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 48235

• Rents YoY: 3.2%
• Active inventory: 283
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$414
• Tax from tax record: −$158 /mo · $1,901/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $416

Break-even live

Break-even rent $767

Max offer price $79,000

Occupancy floor 63%

Sensitivity live

Price	-10% $461	-5% $438	+0% $416	+5% $394	+10% $371
Rent	-10% $314	-5% $365	+0% $416	+5% $467	+10% $518
Rate	-1.0pp $456	-0.5pp $436	base $416	+0.5pp $395	+1.0pp $375

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18276 Oakfield St Detroit, MI	2.0	1.0	726	$1,175	$1.62	44d	1	0.19mi
18268 Mansfield St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	0.27mi
18400 Rutherford St Detroit, MI	3.0	1.0	1050	$1,400	$1.33	4d	1	0.32mi
18494 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,600	$1.60	17d	1	0.47mi
18427 Greenfield Rd Detroit, MI	2.0	1.0	952	$980	$1.03	5d	1	0.56mi
18481 Prest St Detroit, MI	3.0	1.5	1100	$1,300	$1.18	20d	1	0.63mi
17165 Prevost St Detroit, MI	3.0	1.0	1060	$2,400	$2.26	2d	1	0.67mi
19440 Rutherford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.73mi
19467 Rutherford St Detroit, MI	3.0	1.0	1002	$1,200	$1.20	17d	1	0.74mi
19736 Gilchrist St Detroit, MI	2.0	1.0	696	$995	$1.43	13d	1	0.78mi
17654 Sunderland Rd Detroit, MI	3.0	1.0	1100	$1,500	$1.36	44d	1	0.90mi
19818 Fenmore St Detroit, MI	3.0	1.0	902	$1,275	$1.41	44d	1	0.92mi
19918 Southfield Fwy Detroit, MI	3.0	1.0	915	$1,375	$1.50	15d	1	0.97mi
18452 Shaftsbury Ave Detroit, MI	3.0	1.0	927	$1,500	$1.62	17d	1	1.00mi
19329 Stahelin Ave Unit 1 Detroit, MI	3.0	1.5	833	$1,250	$1.50	44d	1	1.01mi
19445 Avon Ave Detroit, MI	3.0	1.0	1023	$1,550	$1.52	44d	1	1.04mi
18659 Shaftsbury Ave Detroit, MI	3.0	1.0	763	$1,373	$1.80	13d	1	1.05mi
18699 Shaftsbury Ave Detroit, MI	2.0	1.0	800	$1,000	$1.25	44d	1	1.05mi
19970 Ashton Ave Detroit, MI	3.0	1.0	1000	$1,000	$1.00	44d	1	1.08mi
20043 Fenmore St Detroit, MI	3.0	1.0	1030	$1,453	$1.41	44d	1	1.09mi
20203 Gilchrist St Detroit, MI	3.0	1.0	1031	$1,250	$1.21	5d	1	1.12mi
20210 Biltmore St Detroit, MI	3.0	1.0	1033	$1,350	$1.31	25d	1	1.12mi
19176 Grandville Ave Detroit, MI	3.0	1.0	941	$1,300	$1.38	5d	1	1.15mi
18450 Edinborough Rd Detroit, MI	3.0	1.0	1000	$1,500	$1.50	44d	1	1.18mi
20259 Oakfield St Detroit, MI	3.0	1.0	1056	$1,250	$1.18	17d	1	1.19mi
19372 Grandville Ave Detroit, MI	2.0	1.5	733	$1,050	$1.43	15d	1	1.21mi
20314 Gilchrist St Detroit, MI	3.0	1.0	1042	$1,500	$1.44	5d	1	1.22mi
20068 Faust Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	25d	1	1.24mi
20011 Avon Ave Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	1.28mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	17d	1	1.35mi
20539 Southfield Rd Detroit, MI	1.0	1.0	700	$800	$1.14	10d	4	1.36mi
20555 Motor Dr Detroit, MI	1.0–2.0	1.0	750	$1,222	$1.63	15d	5	1.36mi
20527 Rosemont Ave Detroit, MI	2.0	2.0	975	$1,528	$1.57	44d	1	1.38mi
18637 James Couzens Fwy Unit C103 Detroit, MI	1.0	1.0	630	$835	$1.33	44d	1	1.39mi
18637 James Couzens Fwy Apt 103A Detroit, MI	1.0	1.0	630	$835	$1.33	2d	1	1.39mi
18134 Vaughan St Detroit, MI	3.0	1.0	1060	$1,150	$1.08	17d	1	1.46mi
18010 Lesure St Detroit, MI	3.0	1.0	1010	$1,550	$1.53	25d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $79,000 Active 144 DOM
2. 2026-06-17
   days on market $79,000 Active 143 DOM
3. 2026-06-15
   days on market $79,000 Active 141 DOM
4. 2026-06-13
   days on market $79,000 Active 139 DOM
5. 2026-06-13
   days on market $79,000 Active 138 DOM
6. 2026-06-09
   days on market $79,000 Active 135 DOM
7. 2026-06-08
   days on market $79,000 Active 134 DOM
8. 2026-06-07
   days on market $79,000 Active 133 DOM
9. 2026-06-04
   days on market $79,000 Active 130 DOM
10. 2026-06-03
    days on market $79,000 Active 129 DOM
11. 2026-06-01
    days on market $79,000 Active 127 DOM
12. 2026-05-31
    days on market $79,000 Active 126 DOM
13. 2026-01-26
    listed $79,000 Active 422-char remark

    Show marketing remark (422 chars)

    This two-bedroom/one-bathroom property with section 8 tenants in place is a tremendous, cashflowing asset. The home is located near the popular Rosedale Park-Grandmont district and provides convenient access to major thoroughfares such as 7 Mile Road and the Southfield Freeway, connecting downtown Detroit to the neighboring cities of Oak Park and Southfield. Rent rolls ($1,131/mo) and HAP contract available on request.

14. 2026-01-26
    listed $79,000 Active 422-char remark

    Show marketing remark (422 chars)

    This two-bedroom/one-bathroom property with section 8 tenants in place is a tremendous, cashflowing asset. The home is located near the popular Rosedale Park-Grandmont district and provides convenient access to major thoroughfares such as 7 Mile Road and the Southfield Freeway, connecting downtown Detroit to the neighboring cities of Oak Park and Southfield. Rent rolls ($1,131/mo) and HAP contract available on request.

15. 2026-01-22
    historical $79,000 422-char remark

    Show marketing remark (422 chars)

    This two-bedroom/one-bathroom property with section 8 tenants in place is a tremendous, cashflowing asset. The home is located near the popular Rosedale Park-Grandmont district and provides convenient access to major thoroughfares such as 7 Mile Road and the Southfield Freeway, connecting downtown Detroit to the neighboring cities of Oak Park and Southfield. Rent rolls ($1,131/mo) and HAP contract available on request.

16. 2026-01-01
    historical
17. 2026-01-01
    historical
18. 2025-10-16
    price $88,800
19. 2025-10-16
    price $88,800
20. 2025-09-23
    price $89,900
21. 2025-09-22
    price $89,900
22. 2025-08-27
    listed $99,000 Active
23. 2025-08-27
    listed $99,000 Active
24. 2021-09-02
    soldstatus $65,000

ⓘ 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: $1,901 · $158/mo
• Projected year-2 tax: $1,901 · $158/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 ≥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: $15,517
• − Mortgage interest: −$4,425
• − Property taxes: −$1,901
• − Insurance: −$395
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,298
• Taxable income: $4,015
• Est. tax owed @ 24.0%: −$964
• After-tax cash flow: $4,027/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): 45,600
• Household income: $39,265
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3064.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 2% Hispanic / Latino 1%
• Foreign-born: 1% · Canada
• 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: ▼ -153.02%
• Current HPI: 263.6326
• Rent YoY: ▲ 3.25%
• 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

+21.5% since first listed

12 events — show timeline

• 2026-01-26 Listed $79,000 MiRealSource-MiMLS
• 2026-01-26 Listed $79,000 REALCOMP
• 2026-01-22 Coming Soon $79,000 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-16 Price Changed $88,800 MiRealSource-MiMLS
• 2025-10-16 Price Changed $88,800 REALCOMP
• 2025-09-23 Price Changed $89,900 MiRealSource-MiMLS
• 2025-09-22 Price Changed $89,900 REALCOMP
• 2025-08-27 Listed $99,000 REALCOMP
• 2025-08-27 Listed $99,000 MiRealSource-MiMLS
• 2021-09-02 Sold (Public Records) $65,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,901 · -54.3% YoY. Source: county tax records.