167 W Brentwood St · Detroit, MI 48203

$33,600

3 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 36 Days on market

Built 1952 4,792 sqft lot $31/sqft · 67% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the potential in this charming 1952 bungalow in Highland Park, MI. This home is ready for a visionary transformation, requiring extensive renovations including updates to the walls, floors, and roof. Currently occupied by the owner, please ensure all visits are arranged through the listing agent to maintain privacy. Offered 'as-is, ' this property is a fantastic opportunity for investors or those looking to undertake a significant project. Ensure all showings include a licensed agent. , to seize this opportunity to significantly enhance the property's value. BATVAI - Schedule your showing today

Key facts

• 4,792 sq ft lot
• Garage
• Built 1952

Property features AI

Exterior

• Parking: Detached garage (1.5 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.11 acres (45 x 106)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $33k (3.0% below list) — sets the bar for market timing.
• Cap rate 35.1% 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: 216 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 41% of the median local income ($38k/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 $232 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 $8k; list at $34k implies a 295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,592 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1952 — 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: 3.91% ✓
• Cap rate: 35.08%
• Cash-on-cash: 102.83%
• DSCR: 5.58
• GRM: 2.1

CMA / ARV

• ARV (median comp): $103,243
• List price: $33,600
• Delta: -67.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 W Hollywood	0.21mi	3/2.5	1,200 (+11%)	2mo	$110,000	$92	65
400 Annin St	0.38mi	3/1.0	1,187 (+9%)	5mo	$59,000	$50	63
19403 Andover St	0.47mi	3/1.0	1,009 (-7%)	6mo	$25,000	$25	61
19640 Yacama Rd	0.65mi	3/1.0	1,156 (+6%)	1mo	$15,000	$13	58
19642 Irvington St	0.60mi	3/1.0	1,063 (-2%)	22mo	$35,000	$33	50
19420 Yacama Rd	0.58mi	3/1.0	1,174 (+8%)	13mo	$12,000	$10	48
18906 Hawthorne St	0.68mi	3/1.0	1,152 (+6%)	18mo	$45,000	$39	43
18906 HAWTHORNE St	0.68mi	3/1.0	1,152 (+6%)	18mo	$45,000	$39	43
19269 Hawthorne St	0.69mi	3/1.0	1,144 (+5%)	21mo	$62,000	$54	41
1051 Fernhill St	0.65mi	3/1.0	1,012 (-7%)	21mo	$22,500	$22	40

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: —
• Equity multiple: 5.88×
• Total profit: $45,921
• Equity at exit: $5,010

10-year hold

• IRR: —
• Equity multiple: 12.29×
• Total profit: $106,183
• Equity at exit: $2,905

Cash invested: $9,408 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$176
• Tax est. 1.5%: −$42 /mo · $504/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $806

Break-even live

Break-even rent $294

Max offer price $33,600

Occupancy floor 34%

Sensitivity live

Price	-10% $829	-5% $818	+0% $806	+5% $795	+10% $783
Rent	-10% $702	-5% $754	+0% $806	+5% $858	+10% $910
Rate	-1.0pp $823	-0.5pp $815	base $806	+0.5pp $797	+1.0pp $789

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: $8,400
• Closing costs: $1,008
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 W Golden Gate Highland Park, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	0.15mi
406 W Goldengate St Detroit, MI	2.0	1.0	1050	$1,100	$1.05	44d	1	0.15mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	44d	1	0.26mi
19703 Keating St Highland Park, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.60mi
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	18d	1	0.79mi
730 Whitmore Rd Detroit, MI	1.0–2.0	1.0	850	$850	$1.00	44d	3	0.84mi
885 Covington Dr Unit 201 Highland Park, MI	2.0	2.0	1350	$1,695	$1.26	44d	1	0.85mi
1029 Covington Dr Unit 1029 Detroit, MI	2.0	1.0	1200	$1,495	$1.25	44d	1	0.85mi
1031 Covington Dr Unit 1061 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	44d	1	0.85mi
1291 W State Fair Ave Detroit, MI	1.0–2.0	1.0	700	$950	$1.36	13d	2	0.86mi
17666 Manderson Rd Unit 17666 Detroit, MI	2.0	1.0	1200	$1,595	$1.33	44d	1	0.86mi
17670 Manderson Rd Unit 17670 Detroit, MI	2.0	1.0	1199	$1,595	$1.33	44d	1	0.87mi
17765 Manderson Rd Unit 8 Highland Park, MI	2.0	1.0	1000	$1,215	$1.22	2d	1	0.87mi
17765 Manderson Rd Unit 14 Highland Park, MI	2.0	1.0	1000	$1,175	$1.18	44d	1	0.87mi
17449 Manderson Rd Unit 1 Detroit, MI	2.0	1.0	750	$1,150	$1.53	25d	1	0.97mi
101 Stevens St Highland Park, MI	3.0	1.5	1152	$1,600	$1.39	18d	1	1.00mi
941 Merton Rd Highland Park, MI	2.0	1.0	850	$1,000	$1.18	44d	1	1.00mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	1.01mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.14mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	25d	1	1.20mi
242 Ferris St Highland Park, MI	3.0	1.0	1192	$1,275	$1.07	0d	1	1.20mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	1.25mi
407 E Hayes Ave Hazel Park, MI	3.0	1.0	1000	$1,750	$1.75	25d	1	1.31mi
16927 Inverness St Detroit, MI	2.0	1.0	897	$1,650	$1.84	17d	1	1.32mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	25d	1	1.34mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	25d	1	1.36mi
429 E Milton Ave Hazel Park, MI	3.0	2.0	1075	$1,595	$1.48	0d	1	1.37mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	18d	1	1.40mi
1301 E Muir Ave Hazel Park, MI	3.0	2.0	1236	$1,600	$1.29	22d	1	1.41mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	44d	1	1.42mi
1019 E Hayes Ave Unit 1032331P Hazel Park, MI	3.0	1.0	1033	$5,301	$5.13	2d	1	1.43mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	1.47mi

Listing history 29 events

1. 2026-06-18
   days on market $33,600 Active 36 DOM
2. 2026-06-17
   days on market $33,600 Active 35 DOM
3. 2026-06-15
   days on market $33,600 Active 33 DOM
4. 2026-06-13
   days on market $33,600 Active 31 DOM
5. 2026-06-13
   days on market $33,600 Active 30 DOM
6. 2026-06-09
   days on market $33,600 Active 27 DOM
7. 2026-06-08
   days on market $33,600 Active 26 DOM
8. 2026-06-07
   days on market $33,600 Active 25 DOM
9. 2026-06-04
   days on market $33,600 Active 22 DOM
10. 2026-06-03
    days on market $33,600 Active 21 DOM
11. 2026-06-02
    days on market $33,600 Active 20 DOM
12. 2026-06-01
    days on market $33,600 Active 19 DOM
13. 2026-05-31
    days on market $33,600 Active 18 DOM
14. 2026-05-11
    listed $33,600 Active 610-char remark

    Show marketing remark (610 chars)

    Discover the potential in this charming 1952 bungalow in Highland Park, MI. This home is ready for a visionary transformation, requiring extensive renovations including updates to the walls, floors, and roof. Currently occupied by the owner, please ensure all visits are arranged through the listing agent to maintain privacy. Offered 'as-is, ' this property is a fantastic opportunity for investors or those looking to undertake a significant project. Ensure all showings include a licensed agent. , to seize this opportunity to significantly enhance the property's value. BATVAI - Schedule your showing today

15. 2026-05-11
    listed $33,600 Active 610-char remark

    Show marketing remark (610 chars)

    Discover the potential in this charming 1952 bungalow in Highland Park, MI. This home is ready for a visionary transformation, requiring extensive renovations including updates to the walls, floors, and roof. Currently occupied by the owner, please ensure all visits are arranged through the listing agent to maintain privacy. Offered 'as-is, ' this property is a fantastic opportunity for investors or those looking to undertake a significant project. Ensure all showings include a licensed agent. , to seize this opportunity to significantly enhance the property's value. BATVAI - Schedule your showing today

16. 2024-05-14
    historical
17. 2024-05-14
    historical
18. 2024-04-21
    listed $69,990 Active
19. 2024-04-21
    listed $69,990 Active
20. 2012-11-04
    historical
21. 2012-11-04
    historical
22. 2012-05-04
    listed $8,000
23. 2012-05-04
    listed $8,000
24. 2007-04-23
    soldstatus $8,500
25. 2006-09-28
    listed $27,500
26. 2005-01-06
    soldstatus $75,000
27. 2002-05-09
    soldstatus $17,000
28. 2002-03-22
    historical
29. 2002-02-15
    listed $18,900

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,773
• − Mortgage interest: −$1,882
• − Property taxes: −$504
• − Insurance: −$168
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$977
• Taxable income: $9,718
• Est. tax owed @ 24.0%: −$2,332
• After-tax cash flow: $7,342/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): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -90.13%
• Current HPI: 297.0176
• 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

+77.8% since first listed

16 events — show timeline

• 2026-05-11 Listed $33,600 MiRealSource-MiMLS
• 2026-05-11 Listed $33,600 REALCOMP
• 2024-05-14 Listing Removed — MiRealSource-MiMLS
• 2024-05-14 Listing Removed — REALCOMP
• 2024-04-21 Listed $69,990 MiRealSource-MiMLS
• 2024-04-21 Listed $69,990 REALCOMP
• 2012-11-04 Listing Removed — REALCOMP
• 2012-11-04 Listing Removed — MiRealSource-MiMLS
• 2012-05-04 Listed $8,000 REALCOMP
• 2012-05-04 Listed $8,000 MiRealSource-MiMLS
• 2007-04-23 Sold (MLS) $8,500 REALCOMP
• 2006-09-28 Listed $27,500 REALCOMP
• 2005-01-06 Sold (Public Records) $75,000 Public Records
• 2002-05-09 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2002-03-22 Listing Removed — MiRealSource-MiMLS
• 2002-02-15 Listed $18,900 MiRealSource-MiMLS

Property tax history

+16.1%/yr

Latest (2025): $1,819 · +25.7% YoY. Source: county tax records.