9337 Rutland St · Detroit, MI 48228

$66,900

3 bd · 1.0 ba · 784 sqft · SingleFamily public records · 42 Days on market

Built 1946 4,792 sqft lot $85/sqft · 69% above area Est $55k · 21% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to a home where comfort meets opportunity. Thoughtfully maintained with fresh paint and updated window treatments, this residence offers a warm, inviting feel from the moment you walk in. Set in a neighborhood rich with pride of ownership and long-standing community ties, this is the kind of place where peace of mind comes naturally. Equipped with a security camera system and designed with flexibility in mind, the current 3-bedroom, 1-bath layout offers the potential to expand into a spacious 5-bedroom, 2-bath home - ideal for growing households or strategic investors. Whether you're stepping into homeownership or expanding your portfolio, this property delivers both lifestyle and value - complete with the added advantage of low property taxes.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1946

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer; Water available; Sewer available
• Home design: Single-family home; One and one-half stories; Ground-level entry; Residential property
• Construction: Vinyl siding; Brick/mortar foundation
• Exterior features: Paved road access; Lot approximately 0.11 acres (40 x 124)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No 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 $67k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: Rents soft (-2.3%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1,273/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 $463 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 + 0.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,893 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1946 — 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: 1.90% ✓
• Cap rate: 15.67%
• Cash-on-cash: 33.50%
• DSCR: 2.49
• GRM: 4.4

CMA / ARV

• ARV (median comp): $55,394
• List price: $66,900
• Delta: 20.77%
• 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
9950 Memorial St	0.32mi	3/1.0	746 (-5%)	7mo	$5,500	$7	71
9965 Asbury Park	0.45mi	3/1.0	824 (+5%)	5mo	$60,000	$73	66
9917 Rutland St	0.28mi	3/1.0	900 (+15%)	9mo	$100,000	$111	54
11414 Abington Ave	0.56mi	3/1.0	849 (+8%)	10mo	$100,000	$118	52
9109 Stahelin Ave	0.65mi	2/1.0 (-1)	836 (+7%)	3mo	$25,000	$30	51
9580 Mansfield St	0.55mi	2/1.0 (-1)	890 (+14%)	0mo	$23,000	$26	46
8883 Rutherford St	0.63mi	2/1.0 (-1)	840 (+7%)	9mo	$20,000	$24	46
8881 Rutherford St	0.63mi	2/1.0 (-1)	840 (+7%)	9mo	$20,000	$24	46
8612 Rosemont Ave	0.59mi	3/1.0	870 (+11%)	10mo	$18,000	$21	46
8900 Artesian St	0.72mi	2/1.0 (-1)	746 (-5%)	10mo	$35,000	$47	45
8921 Rutherford St	0.61mi	2/1.0 (-1)	857 (+9%)	9mo	$20,000	$23	43
10017 Mansfield St	0.62mi	2/1.0 (-1)	862 (+10%)	8mo	$45,000	$52	43

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: 25.3%
• Equity multiple: 2.00×
• Total profit: $18,764
• Equity at exit: $9,975

10-year hold

• IRR: 31.1%
• Equity multiple: 3.40×
• Total profit: $44,932
• Equity at exit: $5,784

Cash invested: $18,732 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$351
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $523

Break-even live

Break-even rent $612

Max offer price $66,900

Occupancy floor 54%

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: $16,725
• Closing costs: $2,007
• 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	0.22mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	0.43mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.47mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.52mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	0.64mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	0.66mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	0.69mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	0.75mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	0.79mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	0.80mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.81mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.84mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	0.91mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	0.98mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	0.99mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	0.99mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	1.00mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	1.00mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	1.04mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	1.04mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	1.05mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	1.07mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.13mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.16mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	1.21mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.21mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	1.28mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	1.31mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	1.35mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.40mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	43d	1	1.41mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.41mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	1.42mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.44mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	1.44mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.46mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.46mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.46mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.47mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $66,900 Active 42 DOM
2. 2026-06-17
   days on market $66,900 Active 41 DOM
3. 2026-06-15
   days on market $66,900 Active 39 DOM
4. 2026-06-13
   days on market $66,900 Active 37 DOM
5. 2026-06-13
   days on market $66,900 Active 36 DOM
6. 2026-06-10
   price $66,900 Active 33 DOM

   Show marketing remark (762 chars)

   Welcome to a home where comfort meets opportunity. Thoughtfully maintained with fresh paint and updated window treatments, this residence offers a warm, inviting feel from the moment you walk in. Set in a neighborhood rich with pride of ownership and long-standing community ties, this is the kind of place where peace of mind comes naturally. Equipped with a security camera system and designed with flexibility in mind, the current 3-bedroom, 1-bath layout offers the potential to expand into a spacious 5-bedroom, 2-bath home - ideal for growing households or strategic investors. Whether you're stepping into homeownership or expanding your portfolio, this property delivers both lifestyle and value - complete with the added advantage of low property taxes.

7. 2026-06-09
   days on market $69,000 Active 33 DOM
8. 2026-06-08
   days on market $69,000 Active 32 DOM
9. 2026-06-07
   days on market $69,000 Active 31 DOM
10. 2026-06-04
    days on market $69,000 Active 28 DOM
11. 2026-06-03
    days on market $69,000 Active 27 DOM
12. 2026-06-02
    days on market $69,000 Active 26 DOM
13. 2026-06-01
    days on market $69,000 Active 25 DOM
14. 2026-05-31
    days on market $69,000 Active 24 DOM
15. 2026-05-08
    listed $69,000 Active 762-char remark

    Show marketing remark (762 chars)

    Welcome to a home where comfort meets opportunity. Thoughtfully maintained with fresh paint and updated window treatments, this residence offers a warm, inviting feel from the moment you walk in. Set in a neighborhood rich with pride of ownership and long-standing community ties, this is the kind of place where peace of mind comes naturally. Equipped with a security camera system and designed with flexibility in mind, the current 3-bedroom, 1-bath layout offers the potential to expand into a spacious 5-bedroom, 2-bath home - ideal for growing households or strategic investors. Whether you're stepping into homeownership or expanding your portfolio, this property delivers both lifestyle and value - complete with the added advantage of low property taxes.

16. 2026-05-08
    listed $69,000 Active 776-char remark

    Show marketing remark (762 chars)

    Welcome to a home where comfort meets opportunity. Thoughtfully maintained with fresh paint and updated window treatments, this residence offers a warm, inviting feel from the moment you walk in. Set in a neighborhood rich with pride of ownership and long-standing community ties, this is the kind of place where peace of mind comes naturally. Equipped with a security camera system and designed with flexibility in mind, the current 3-bedroom, 1-bath layout offers the potential to expand into a spacious 5-bedroom, 2-bath home - ideal for growing households or strategic investors. Whether you're stepping into homeownership or expanding your portfolio, this property delivers both lifestyle and value - complete with the added advantage of low property taxes.

17. 2026-05-02
    historical $69,000 762-char remark

    Show marketing remark (762 chars)

    Welcome to a home where comfort meets opportunity. Thoughtfully maintained with fresh paint and updated window treatments, this residence offers a warm, inviting feel from the moment you walk in. Set in a neighborhood rich with pride of ownership and long-standing community ties, this is the kind of place where peace of mind comes naturally. Equipped with a security camera system and designed with flexibility in mind, the current 3-bedroom, 1-bath layout offers the potential to expand into a spacious 5-bedroom, 2-bath home - ideal for growing households or strategic investors. Whether you're stepping into homeownership or expanding your portfolio, this property delivers both lifestyle and value - complete with the added advantage of low property taxes.

18. 2022-02-11
    historical
19. 2022-02-11
    historical
20. 2022-02-06
    price $38,999
21. 2022-02-05
    price $38,999
22. 2022-02-01
    status Active
23. 2022-02-01
    status Active
24. 2022-01-31
    status Pending
25. 2022-01-31
    status Pending
26. 2022-01-25
    listed $40,000 Active
27. 2022-01-25
    listed $40,000 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: $1,253 · $104/mo
• Projected year-2 tax: $1,253 · $104/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: $15,282
• − Mortgage interest: −$3,747
• − Property taxes: −$1,253
• − Insurance: −$334
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$1,946
• Taxable income: $5,555
• Est. tax owed @ 24.0%: −$1,333
• After-tax cash flow: $4,942/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

+67.2% since first listed

15 events — show timeline

• 2026-06-10 Price Changed $66,900 MiRealSource-MiMLS
• 2026-06-09 Price Changed $66,900 REALCOMP
• 2026-05-08 Listed $69,000 MiRealSource-MiMLS
• 2026-05-08 Listed $69,000 REALCOMP
• 2026-05-02 Coming Soon $69,000 MiRealSource-MiMLS
• 2022-02-11 Listing Removed — REALCOMP
• 2022-02-11 Listing Removed — MiRealSource-MiMLS
• 2022-02-06 Price Changed $38,999 MiRealSource-MiMLS
• 2022-02-05 Price Changed $38,999 REALCOMP
• 2022-02-01 Relisted — MiRealSource-MiMLS
• 2022-02-01 Relisted — REALCOMP
• 2022-01-31 Pending — MiRealSource-MiMLS
• 2022-01-31 Pending — REALCOMP
• 2022-01-25 Listed $40,000 MiRealSource-MiMLS
• 2022-01-25 Listed $40,000 REALCOMP

Property tax history

+7.2%/yr

Latest (2025): $1,253 · +1.7% YoY. Source: county tax records.