17028 W Chicago St · Detroit, MI 48228

$99,000

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 94 Days on market

Built 1950 3,485 sqft lot $108/sqft · 138% above area Est $78k · 27% 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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully Remodeled Modern Home (2026) Don't miss this great opportunity! Beautiful home completely remodeled in 2026, brand new roof, modern design and luxury finishes throughout. The kitchen features a stunning modern island with a luxury sink, elegant lighting, and updated 2026-style design, perfect for entertaining. The home offers 3 spacious bedrooms, high-quality vinyl flooring, fresh paint, and a new roof. The partially finished basement includes plumbing ready for a future bathroom, adding great potential for additional living space. Conveniently located near major highways. Motivated seller. Buyers and buyer's agent to verify all information.

Key facts

• 3,485 sq ft lot
• Built 1950
• Listed 94 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $90k (9.0% 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 soft (-2.3%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• At $1,272/mo this rent would consume 50% of the median local household income ($31k/yr) (locally 4144% 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 $684 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 + 0.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $99k implies a 2374% 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 $90,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.28% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.75%
• DSCR: 1.75
• GRM: 6.5

CMA / ARV

• ARV (median comp): $78,201
• List price: $99,000
• Delta: 26.60%
• 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
9352 Rutland St	0.10mi	3/1.0	915 (-0%)	6mo	$15,000	$16	90
9917 Rutland St	0.18mi	3/1.0	900 (-2%)	9mo	$100,000	$111	80
9580 Mansfield St	0.55mi	2/1.0 (-1)	890 (-3%)	0mo	$23,000	$26	64
9965 Asbury Park	0.40mi	3/1.0	824 (-10%)	6mo	$60,000	$73	60
10017 Mansfield St	0.58mi	2/1.0 (-1)	862 (-6%)	8mo	$45,000	$52	51
9555 Montrose St	0.70mi	3/1.0	999 (+9%)	3mo	$45,000	$45	51
8855 Rosemont Ave	0.54mi	3/1.0	1,019 (+11%)	9mo	$123,000	$121	50
9317 Artesian St	0.68mi	2/1.0 (-1)	994 (+8%)	1mo	$25,000	$25	49
8838 Faust Ave	0.61mi	3/1.0	1,029 (+12%)	4mo	$54,500	$53	48
9934 Warwick St	0.72mi	3/1.0	1,018 (+11%)	2mo	$70,000	$69	47
9109 Stahelin Ave	0.67mi	2/1.0 (-1)	836 (-9%)	3mo	$25,000	$30	46
9976 Warwick St	0.73mi	3/1.5	1,024 (+11%)	4mo	$129,900	$127	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $4,857
• Equity at exit: $14,761

10-year hold

• IRR: 11.3%
• Equity multiple: 1.77×
• Total profit: $21,474
• Equity at exit: $8,560

Cash invested: $27,720 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,272 high
• Mortgage (P&I): −$519
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $387

Break-even live

Break-even rent $782

Max offer price $99,000

Occupancy floor 65%

Sensitivity live

Price	-10% $443	-5% $415	+0% $387	+5% $359	+10% $331
Rent	-10% $287	-5% $337	+0% $387	+5% $437	+10% $487
Rate	-1.0pp $437	-0.5pp $412	base $387	+0.5pp $361	+1.0pp $335

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.27mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.37mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.50mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	0.57mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.62mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	0.72mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	0.73mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	0.73mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	25d	1	0.75mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	0.78mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	0.82mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	0.84mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	0.92mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.93mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.98mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	1.00mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	1.03mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	1.04mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.05mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	1.05mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	1.09mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	1.13mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.15mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.16mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.17mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	1.25mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	1.25mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.32mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	1.32mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	1.34mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.36mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.39mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.41mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.41mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.41mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.41mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	1.42mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.42mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.42mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.43mi

Listing history 25 events

1. 2026-06-18
   days on market $99,000 Active 94 DOM
2. 2026-06-17
   days on market $99,000 Active 93 DOM
3. 2026-06-15
   days on market $99,000 Active 91 DOM
4. 2026-06-13
   days on market $99,000 Active 89 DOM
5. 2026-06-13
   days on market $99,000 Active 88 DOM
6. 2026-06-09
   days on market $99,000 Active 85 DOM
7. 2026-06-08
   days on market $99,000 Active 84 DOM
8. 2026-06-07
   days on market $99,000 Active 83 DOM
9. 2026-06-04
   days on market $99,000 Active 80 DOM
10. 2026-06-03
    days on market $99,000 Active 79 DOM
11. 2026-06-01
    days on market $99,000 Active 77 DOM
12. 2026-05-31
    days on market $99,000 Active 76 DOM
13. 2026-03-28
    price $99,000 655-char remark

    Show marketing remark (668 chars)

    Fully Remodeled Modern Home (2026) Don’t miss this great opportunity! Beautiful home completely remodeled in 2026, brand new roof, modern design and luxury finishes throughout. The kitchen features a stunning modern island with a luxury sink, elegant lighting, and updated 2026-style design, perfect for entertaining. The home offers 3 spacious bedrooms, high-quality vinyl flooring, fresh paint, and a new roof. The partially finished basement includes plumbing ready for a future bathroom, adding great potential for additional living space. Conveniently located near major highways. Motivated seller. Buyers and buyer’s agent to verify all information.

14. 2026-03-28
    price $99,000 668-char remark

    Show marketing remark (668 chars)

    Fully Remodeled Modern Home (2026) Don’t miss this great opportunity! Beautiful home completely remodeled in 2026, brand new roof, modern design and luxury finishes throughout. The kitchen features a stunning modern island with a luxury sink, elegant lighting, and updated 2026-style design, perfect for entertaining. The home offers 3 spacious bedrooms, high-quality vinyl flooring, fresh paint, and a new roof. The partially finished basement includes plumbing ready for a future bathroom, adding great potential for additional living space. Conveniently located near major highways. Motivated seller. Buyers and buyer’s agent to verify all information.

15. 2026-03-17
    listed $105,000 Active 655-char remark

    Show marketing remark (668 chars)

    Fully Remodeled Modern Home (2026) Don’t miss this great opportunity! Beautiful home completely remodeled in 2026, brand new roof, modern design and luxury finishes throughout. The kitchen features a stunning modern island with a luxury sink, elegant lighting, and updated 2026-style design, perfect for entertaining. The home offers 3 spacious bedrooms, high-quality vinyl flooring, fresh paint, and a new roof. The partially finished basement includes plumbing ready for a future bathroom, adding great potential for additional living space. Conveniently located near major highways. Motivated seller. Buyers and buyer’s agent to verify all information.

16. 2026-03-17
    listed $105,000 Active 668-char remark

    Show marketing remark (668 chars)

    Fully Remodeled Modern Home (2026) Don’t miss this great opportunity! Beautiful home completely remodeled in 2026, brand new roof, modern design and luxury finishes throughout. The kitchen features a stunning modern island with a luxury sink, elegant lighting, and updated 2026-style design, perfect for entertaining. The home offers 3 spacious bedrooms, high-quality vinyl flooring, fresh paint, and a new roof. The partially finished basement includes plumbing ready for a future bathroom, adding great potential for additional living space. Conveniently located near major highways. Motivated seller. Buyers and buyer’s agent to verify all information.

17. 2026-03-16
    historical $105,000 655-char remark

    Show marketing remark (655 chars)

    Fully Remodeled Modern Home (2026) Don't miss this great opportunity! Beautiful home completely remodeled in 2026, brand new roof, modern design and luxury finishes throughout. The kitchen features a stunning modern island with a luxury sink, elegant lighting, and updated 2026-style design, perfect for entertaining. The home offers 3 spacious bedrooms, high-quality vinyl flooring, fresh paint, and a new roof. The partially finished basement includes plumbing ready for a future bathroom, adding great potential for additional living space. Conveniently located near major highways. Motivated seller. Buyers and buyer's agent to verify all information.

18. 2013-04-15
    soldstatus $4,001
19. 2013-04-15
    soldstatus $4,001
20. 2013-03-07
    historical
21. 2013-03-07
    historical
22. 2013-02-06
    listed $4,000
23. 2013-02-06
    listed $4,000
24. 2003-04-28
    soldstatus $79,000
25. 2002-10-31
    soldstatus $15,000

ⓘ 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: $689 · $57/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$418/yr (+$35/mo · 60.6%)

ⓘ 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: $15,263
• − Mortgage interest: −$5,546
• − Property taxes: −$689
• − Insurance: −$495
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$2,880
• Taxable income: $3,212
• Est. tax owed @ 24.0%: −$771
• After-tax cash flow: $3,873/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+560.0% since first listed

13 events — show timeline

• 2026-03-28 Price Changed $99,000 MiRealSource-MiMLS
• 2026-03-28 Price Changed $99,000 REALCOMP
• 2026-03-17 Listed $105,000 MiRealSource-MiMLS
• 2026-03-17 Listed $105,000 REALCOMP
• 2026-03-16 Coming Soon $105,000 MiRealSource-MiMLS
• 2013-04-15 Sold (MLS) $4,001 MiRealSource-MiMLS
• 2013-04-15 Sold (MLS) $4,001 REALCOMP
• 2013-03-07 Listing Removed — MiRealSource-MiMLS
• 2013-03-07 Listing Removed — REALCOMP
• 2013-02-06 Listed $4,000 MiRealSource-MiMLS
• 2013-02-06 Listed $4,000 REALCOMP
• 2003-04-28 Sold (Public Records) $79,000 Public Records
• 2002-10-31 Sold (Public Records) $15,000 Public Records

Property tax history

-5.0%/yr

Latest (2025): $689 · +22.1% YoY. Source: county tax records.