22544 Frisbee St · Detroit, MI 48219

$117,000

3 bd · 1.0 ba · 927 sqft · SingleFamily public records · 25 Days on market

Built 1951 6,098 sqft lot Est $87k · 34% 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 +26.0/30.0
• DSCR +8.8/10.0
• 1% rule +6.5/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great for a first time buyer or investment opportunity! Check out this move in ready brick ranch. This property features a living room, updated kitchen, dining room, updated bathroom, and three bedrooms. Also features hardwood flooring, and updated light fixtures throughout. This property also features brick & vinyl siding, steel doors, storm doors, vinyl windows, furnace, and updated water heater. There is a large fenced rear yard with a 1.5 garage. All information is estimated, interested parties to verify all information prior to closing. No asigns.

Key facts

• Hardwood flooring
• Brick siding
• Updated kitchen

Tags

• MOVE IN READY
• UPDATED KITCHEN
• UPDATED BATHROOM
• HARDWOOD FLOORING
• UPDATED LIGHT FIXTURES
• BRICK SIDING

Property features AI

Finance

• Other: Property listed as residential single-family
• Financial info: No investment or income details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached garage (1.5 spaces)
• Security: No security features provided
• Utilities: Public sewer; No water source specified
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior; Composition roof; Block foundation; Built area above grade: 927 square feet
• Exterior features: Covered porch; Porch; Paved road access; Lot approximately 0.14 acres (40 x 151.5)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Unfinished walk-out basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $115k (1.5% 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 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); 44% 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 37% 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 $809 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $47k; list at $117k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,245 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $87,138
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22530 Leewin St	0.13mi	3/1.0	832 (-10%)	2mo	$78,600	$94	75
19212 Northrop St	0.37mi	3/1.0	981 (+6%)	2mo	$65,000	$66	71
21338 Pembroke Ave	0.63mi	3/1.0	930 (+0%)	1mo	$115,000	$124	70
19734 Westbrook St	0.67mi	3/1.0	950 (+2%)	2mo	$63,500	$67	63
20224 Redfern St	0.31mi	3/1.5	1,020 (+10%)	5mo	$140,000	$137	63
19711 Chapel St	0.52mi	3/1.0	1,014 (+9%)	1mo	$120,000	$118	59
23450 Margareta St	0.74mi	3/1.0	957 (+3%)	4mo	$45,000	$47	57
19937 Chapel St	0.53mi	3/1.0	860 (-7%)	9mo	$72,000	$84	56
19411 Chapel St	0.55mi	3/1.0	1,014 (+9%)	5mo	$65,000	$64	55
20300 Chapel St	0.67mi	3/1.0	1,043 (+12%)	1mo	$122,500	$117	47
19933 Bentler St	0.59mi	2/1.0 (-1)	805 (-13%)	4mo	$71,000	$88	42
20317 Bentler St	0.71mi	3/1.5	1,041 (+12%)	6mo	$109,400	$105	39

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: 5.1%
• Equity multiple: 1.21×
• Total profit: $6,805
• Equity at exit: $17,445

10-year hold

• IRR: 18.6%
• Equity multiple: 2.90×
• Total profit: $62,340
• Equity at exit: $10,116

Cash invested: $32,760 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,348 high
• Mortgage (P&I): −$614
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $293

Break-even live

Break-even rent $977

Max offer price $117,000

Occupancy floor 73%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22649 Frisbee St Detroit, MI	3.0	1.0	1100	$1,495	$1.36	43d	1	0.12mi
19800 Berg Rd Detroit, MI	3.0	1.0	1000	$1,550	$1.55	16d	1	0.15mi
22238 Pembroke Ave Detroit, MI	3.0	1.5	1100	$1,500	$1.36	43d	1	0.19mi
19928 Houghton St Detroit, MI	3.0	1.0	880	$1,495	$1.70	11d	1	0.26mi
22570 Seven Mile W Detroit, MI	2.0	1.0	890	$875	$0.98	43d	1	0.39mi
19301 Shiawassee Dr Detroit, MI	1.0–2.0	1.0	740	$1,150	$1.55	43d	2	0.47mi
20555 Lahser Rd Detroit, MI	1.0–2.0	1.0	737	$975	$1.32	43d	2	0.55mi
21422 Pembroke Ave Detroit, MI	3.0	1.5	1000	$1,695	$1.70	16d	1	0.56mi
19800 Telegraph Rd Detroit, MI	2.0	1.0	855	$1,020	$1.19	43d	1	0.57mi
23411 W Eight Mile Rd Detroit, MI	1.0–2.0	1.0	742	$1,000	$1.35	43d	1	0.66mi
19276 Telegraph Rd Detroit, MI	2.0	1.0	820	$975	$1.19	43d	1	0.67mi
19264 Telegraph Rd Unit G7 Detroit, MI	2.0	1.0	820	$975	$1.19	43d	1	0.68mi
19248 Telegraph Rd Unit P7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	0.68mi
19250 Telegraph Rd Unit O7 Detroit, MI	2.0	1.0	820	$975	$1.19	24d	1	0.68mi
47129 Wedgewood Southfield, MI	1.0–2.0	1.0–2.0	1000	$1,275	$1.27	43d	1	0.82mi
24224 W 7 Mile Rd Detroit, MI	1.0–2.0	1.0	600	$875	$1.46	43d	3	0.84mi
21455 Pickford St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.93mi
21434 Karl St Detroit, MI	2.0	1.0	1000	$1,350	$1.35	43d	1	0.97mi
19781 Fielding St Detroit, MI	3.0	1.0	1000	$1,294	$1.29	5d	1	1.04mi
18437 Trinity St Detroit, MI	3.0	1.0	875	$1,364	$1.56	15d	1	1.05mi
21451 Glenco St Detroit, MI	3.0	1.0	1026	$1,400	$1.36	16d	1	1.10mi
18302 Wormer St Detroit, MI	3.0	1.0	1046	$1,475	$1.41	43d	1	1.11mi
17721 Westbrook St Detroit, MI	4.0	1.0	1040	$1,125	$1.08	24d	1	1.13mi
18025 Bentler St Detroit, MI	3.0	1.0	728	$1,250	$1.72	24d	1	1.13mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	5d	1	1.14mi
20083 Salem St Detroit, MI	3.0	1.0	969	$1,050	$1.08	11d	1	1.14mi
18732 Salem Unit 2 Detroit, MI	2.0	1.0	925	$1,050	$1.14	12d	1	1.18mi
21440 Bennett St Detroit, MI	3.0	1.0	1037	$1,394	$1.34	16d	1	1.19mi
20410 Five Points St Redford, MI	3.0	1.0	950	$1,600	$1.68	5d	1	1.19mi
19457 Evergreen Rd Detroit, MI	2.0	1.0	1100	$1,200	$1.09	43d	1	1.31mi
18274 Fielding St Detroit, MI	2.0	1.0	700	$1,200	$1.71	16d	1	1.33mi
18556 Kentfield St Detroit, MI	3.0	1.0	952	$1,250	$1.31	2d	1	1.33mi
17270 Bentler St Detroit, MI	2.0	1.0	650	$850	$1.31	43d	1	1.37mi
17274 Bentler St #46 Detroit, MI	2.0	1.0	700	$850	$1.21	16d	1	1.37mi
18205 Stout St Detroit, MI	3.0	1.0	901	$1,078	$1.20	24d	1	1.39mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$850	$1.21	43d	2	1.39mi
17274 Bentler St Detroit, MI	2.0	1.0	700	$838	$1.20	24d	2	1.39mi
18461 Heyden St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	5d	1	1.41mi
18191 Heyden St Detroit, MI	2.0	1.0	917	$1,100	$1.20	24d	1	1.50mi

Listing history 24 events

1. 2026-06-17
   status $117,000 Pending 25 DOM
2. 2026-06-17
   days on market $117,000 Active 25 DOM
3. 2026-06-15
   days on market $117,000 Active 23 DOM
4. 2026-06-13
   days on market $117,000 Active 21 DOM
5. 2026-06-13
   days on market $117,000 Active 20 DOM
6. 2026-06-09
   days on market $117,000 Active 17 DOM
7. 2026-06-08
   days on market $117,000 Active 16 DOM
8. 2026-06-07
   days on market $117,000 Active 15 DOM
9. 2026-06-04
   days on market $117,000 Active 12 DOM
10. 2026-06-03
    days on market $117,000 Active 11 DOM
11. 2026-06-02
    days on market $117,000 Active 10 DOM
12. 2026-06-01
    days on market $117,000 Active 9 DOM
13. 2026-05-31
    days on market $117,000 Active 8 DOM
14. 2026-05-22
    listed $117,000 Active

    Show marketing remark (564 chars)

    Great for a first time buyer or investment opportunity! Check out this move in ready brick ranch. This property features a living room, updated kitchen, dining room, updated bathroom, and three bedrooms. Also features hardwood flooring, and updated light fixtures throughout. This property also features brick & vinyl siding, steel doors, storm doors, vinyl windows, furnace, and updated water heater. There is a large fenced rear yard with a 1.5 garage. All information is estimated, interested parties to verify all information prior to closing. No asigns.

15. 2026-05-22
    listed $117,000 Active 564-char remark

    Show marketing remark (564 chars)

    Great for a first time buyer or investment opportunity! Check out this move in ready brick ranch. This property features a living room, updated kitchen, dining room, updated bathroom, and three bedrooms. Also features hardwood flooring, and updated light fixtures throughout. This property also features brick & vinyl siding, steel doors, storm doors, vinyl windows, furnace, and updated water heater. There is a large fenced rear yard with a 1.5 garage. All information is estimated, interested parties to verify all information prior to closing. No asigns.

16. 2006-03-09
    soldstatus $46,700
17. 2005-06-20
    historical
18. 2005-05-31
    listed $110,000
19. 2005-04-18
    soldstatus $46,700
20. 2005-01-31
    listed $49,900
21. 2004-12-31
    historical
22. 2004-12-03
    listed $57,900
23. 2004-10-31
    historical
24. 2004-07-21
    listed $61,900

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,559 · $130/mo
• Expected delta: +$243/yr (+$20/mo · 18.5%)

ⓘ 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: $16,172
• − Mortgage interest: −$6,554
• − Property taxes: −$1,316
• − Insurance: −$585
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,404
• Taxable income: $1,727
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $3,098/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

+89.0% since first listed

11 events — show timeline

• 2026-05-22 Listed $117,000 MiRealSource-MiMLS
• 2026-05-22 Listed $117,000 REALCOMP
• 2006-03-09 Sold (Public Records) $46,700 Public Records
• 2005-06-20 Listing Removed — REALCOMP
• 2005-05-31 Listed $110,000 REALCOMP
• 2005-04-18 Sold (MLS) $46,700 REALCOMP
• 2005-01-31 Listed $49,900 REALCOMP
• 2004-12-31 Listing Removed — REALCOMP
• 2004-12-03 Listed $57,900 REALCOMP
• 2004-10-31 Listing Removed — REALCOMP
• 2004-07-21 Listed $61,900 REALCOMP

Property tax history

-0.0%/yr

Latest (2025): $1,316 · -37.2% YoY. Source: county tax records.