17730 Five Points Street St · Detroit, MI 48240

$109,900

3 bd · 1.0 ba · 1,035 sqft · SingleFamily public records · 146 Days on market

Built 1953 6,970 sqft lot Est $146k · 25% under ↓ 8% since listing

---

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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.1/10.0
• 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

Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1953

Property features AI

Exterior

• Parking: Detached garage; Driveway; Garage faces front; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Ground-level entry; Aluminum siding exterior
• Construction: Aluminum siding
• Exterior features: Covered porch; Fenced backyard

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% 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: 86 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $760 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.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1953 — 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: 1.11% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $145,935
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17395 Winston St	0.23mi	3/1.0	1,007 (-3%)	6mo	$121,000	$120	79
18614 Winston St	0.33mi	3/1.0	1,064 (+3%)	5mo	$110,000	$103	76
17630 Brady	0.12mi	3/1.0	916 (-12%)	1mo	$164,000	$179	74
18490 Sumner	0.41mi	3/1.0	980 (-5%)	0mo	$145,000	$148	72
17377 Glenmore St	0.53mi	3/1.0	1,050 (+1%)	4mo	$222,000	$211	70
17324 Salem St	0.28mi	2/1.0 (-1)	954 (-8%)	2mo	$74,900	$79	67
18810 Olympia	0.58mi	3/1.0	1,002 (-3%)	3mo	$185,000	$185	65
18682 Sumner	0.49mi	3/1.0	969 (-6%)	2mo	$137,000	$141	65
18458 Lennane	0.35mi	3/1.0	1,168 (+13%)	3mo	$140,900	$121	60
16841 Winston St	0.60mi	3/1.0	954 (-8%)	4mo	$95,500	$100	56
18435 Glenmore	0.52mi	3/1.0	924 (-11%)	5mo	$170,000	$184	54
17697 Norborne	0.67mi	4/1.0 (+1)	1,134 (+10%)	4mo	$134,500	$119	44

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,696
• Equity at exit: $16,386

10-year hold

• IRR: 8.2%
• Equity multiple: 1.63×
• Total profit: $19,241
• Equity at exit: $9,502

Cash invested: $30,772 (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 48240

• Active inventory: 86
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$576
• Tax from tax record: −$91 /mo · $1,087/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $253

Break-even live

Break-even rent $902

Max offer price $109,900

Occupancy floor 74%

Sensitivity live

Price	-10% $315	-5% $284	+0% $253	+5% $222	+10% $191
Rent	-10% $157	-5% $205	+0% $253	+5% $301	+10% $350
Rate	-1.0pp $308	-0.5pp $281	base $253	+0.5pp $225	+1.0pp $196

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17324 Salem St Detroit, MI	2.0	1.0	989	$1,200	$1.21	24d	1	0.27mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	44d	1	0.36mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	13d	1	0.41mi
16896 Salem St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	44d	1	0.54mi
16800 Wormer St Detroit, MI	3.0	1.0	912	$1,250	$1.37	18d	1	0.70mi
25822 W 6 Mile Rd Redford Township, MI	2.0	2.0	1100	$1,100	$1.00	24d	1	0.72mi
16581 Wormer St Detroit, MI	2.0	1.0	720	$1,100	$1.53	44d	1	0.78mi
16800 Telegraph Rd Detroit, MI	2.0	1.0	775	$875	$1.13	44d	1	0.79mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	0.81mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	0.82mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	0.84mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	44d	1	0.84mi
16207 Woodbine St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	0.93mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	44d	2	1.00mi
16131 Dale St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	1.04mi
17355 McIntyre St Detroit, MI	3.0	1.0	1500	$1,250	$0.83	44d	1	1.10mi
26539 Clarita Redford, MI	3.0	1.5	931	$1,875	$2.01	24d	1	1.10mi
17328 McIntyre St Unit 2 Detroit, MI	3.0	1.0	1200	$1,250	$1.04	44d	1	1.12mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	44d	1	1.14mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	44d	1	1.19mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	11d	1	1.24mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	5d	1	1.24mi
15490 Dixie Redford, MI	3.0	1.0	912	$1,600	$1.75	5d	1	1.27mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	5d	1	1.30mi
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	44d	1	1.37mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	17d	1	1.37mi

Listing history 18 events

1. 2026-05-19
   status Pending 307-char remark

   Show marketing remark (307 chars)

   Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

2. 2026-05-19
   status Pending

   Show marketing remark (307 chars)

   Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

3. 2026-05-16
   status Active 307-char remark

   Show marketing remark (307 chars)

   Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

4. 2026-05-16
   status Active

   Show marketing remark (307 chars)

   Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

5. 2026-04-03
   status Pending 307-char remark

   Show marketing remark (307 chars)

   Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

6. 2026-04-03
   status Pending

   Show marketing remark (307 chars)

   Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

7. 2026-02-20
   price $109,900 307-char remark

   Show marketing remark (307 chars)

   Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

8. 2026-02-20
   price $109,900

   Show marketing remark (307 chars)

   Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

9. 2025-12-13
   status Active 307-char remark

   Show marketing remark (307 chars)

   Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

10. 2025-12-13
    status Active

    Show marketing remark (307 chars)

    Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

11. 2025-11-16
    historical Accepting Backup Offers 307-char remark

    Show marketing remark (307 chars)

    Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

12. 2025-11-16
    historical Active Under Contract

    Show marketing remark (307 chars)

    Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

13. 2025-11-11
    listed $119,900 Active 307-char remark

    Show marketing remark (307 chars)

    Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

14. 2025-11-11
    listed $119,900 Active

    Show marketing remark (307 chars)

    Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

15. 2025-11-11
    historical

    Show marketing remark (307 chars)

    Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

16. 2025-11-11
    historical

    Show marketing remark (307 chars)

    Redford Border and Zip Code, Nice 3 Bedroom Starter , Full Basement, Updated Electrical, Furnace and Central Air, Newer Windows, Spacious Back Yard with 2 Care Garage. Immediate Occupancy. Consider Utilizing a Down payment Assistance Program. Contingent upon receiving the mutual release from current buyer.

17. 2025-11-08
    listed $120,000 Active
18. 2025-11-08
    listed $120,000 Active

ⓘ 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: $1,087 · $91/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: +$303/yr (+$25/mo · 27.8%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,671
• − Mortgage interest: −$6,156
• − Property taxes: −$1,087
• − Insurance: −$550
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$3,197
• Taxable income: $1,334
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $2,717/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
• City population: 36,976
• Population (ZIP): 17,097

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 45% Black 40% Two or more races 10% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Chinese 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: ▼ -177.98%
• Current HPI: 236.2958
• Rent YoY: —
• Metro: —
• 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

-8.4% since first listed

18 events — show timeline

• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-05-19 Pending — REALCOMP
• 2026-05-16 Relisted — MiRealSource-MiMLS
• 2026-05-16 Relisted — REALCOMP
• 2026-04-03 Pending — MiRealSource-MiMLS
• 2026-04-03 Pending — REALCOMP
• 2026-02-20 Price Changed $109,900 MiRealSource-MiMLS
• 2026-02-20 Price Changed $109,900 REALCOMP
• 2025-12-13 Relisted — MiRealSource-MiMLS
• 2025-12-13 Relisted — REALCOMP
• 2025-11-16 Contingent — MiRealSource-MiMLS
• 2025-11-16 Contingent — REALCOMP
• 2025-11-11 Listing Removed — MiRealSource-MiMLS
• 2025-11-11 Listing Removed — REALCOMP
• 2025-11-11 Listed $119,900 REALCOMP
• 2025-11-11 Listed $119,900 MiRealSource-MiMLS
• 2025-11-08 Listed $120,000 MiRealSource-MiMLS
• 2025-11-08 Listed $120,000 REALCOMP

Property tax history

-4.1%/yr

Latest (2025): $1,087 · -38.9% YoY. Source: county tax records.