3558 S Beatrice St · Detroit, MI 48217

$107,000

3 bd · 1.0 ba · 778 sqft · SingleFamily public records · 14 Days on market

Built 1940 3,485 sqft lot $138/sqft · 161% above 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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

* Welcome to this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

Key facts

• 3,485 sq ft lot
• Built 1940
• Listed 14 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Sewer available; Water available
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Brick construction; Brick/mortar foundation; About 1,200 above-grade finished square feet
• Exterior features: Paved road access; Lot approximately 0.08 acre (40 x 84.96)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).

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: 24 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $856 of equity ($740 loan paydown + $116 appreciation (0.1% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 30y 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,000

Questions for the listing agent

1. Built in 1940 — 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: 1.21% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 6.9

CMA / ARV

• ARV (median comp): $63,296
• List price: $107,000
• Delta: 69.05%
• 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
2969 S Bassett St	0.47mi	3/1.0	775 (-0%)	2mo	$45,000	$58	76
4134 17th St	0.40mi	3/2.0	822 (+6%)	5mo	$59,000	$72	64
1260 Marion Ave	0.43mi	3/1.0	874 (+12%)	1mo	$155,000	$177	59
1587 Reo Ave	0.73mi	3/1.0	816 (+5%)	5mo	$122,000	$150	54
12901 Visger St	0.63mi	3/1.0	862 (+11%)	1mo	$85,000	$99	52
1428 Chandler Ave	0.63mi	2/1.0 (-1)	720 (-8%)	2mo	$75,000	$104	52
3929 14th St	0.57mi	3/1.0	876 (+13%)	3mo	$78,000	$89	50
1383 Cicotte Ave	0.69mi	3/1.0	850 (+9%)	6mo	$135,000	$159	47
1473 Austin Ave	0.65mi	3/1.0	864 (+11%)	6mo	$126,150	$146	46
2906 S Ethel St	0.50mi	2/1.0 (-1)	892 (+15%)	6mo	$67,800	$76	42
2900 S Ethel St	0.50mi	2/1.0 (-1)	892 (+15%)	6mo	$67,800	$76	42
3765 12th St	0.73mi	3/2.0	864 (+11%)	2mo	$50,000	$58	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.59×
• Total profit: $17,790
• Equity at exit: $31,651

10-year hold

• IRR: 16.9%
• Equity multiple: 2.88×
• Total profit: $56,367
• Equity at exit: $38,513

Cash invested: $29,960 (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 48217

• Home prices YoY: 0.0%
• Active inventory: 24
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$561
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $320

Break-even live

Break-even rent $885

Max offer price $107,000

Occupancy floor 70%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	17d	1	0.16mi
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	16d	1	0.63mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	17d	1	0.72mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	14d	1	0.78mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	24d	1	0.83mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	24d	1	0.94mi
1774 Council Ave Lincoln Park, MI	3.0	1.0	864	$1,500	$1.74	1d	1	0.97mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	1d	1	1.02mi
875 Raupp Pl Unit 2 Lincoln Park, MI	2.0	1.0	800	$970	$1.21	16d	1	1.11mi
1552 Hanover St Lincoln Park, MI	2.0	1.0	800	$1,250	$1.56	24d	1	1.16mi
4573 3rd St Ecorse, MI	2.0	1.0	1000	$1,300	$1.30	14d	1	1.45mi
4435 High St Ecorse, MI	2.0	1.0	792	$1,095	$1.38	4d	1	1.46mi

Listing history 6 events

1. 2026-05-11
   listed $107,000 Active 201-char remark

   Show marketing remark (201 chars)

   * Welcome to this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

2. 2026-05-11
   listed $107,000 Active 201-char remark

   Show marketing remark (201 chars)

   * Welcome to this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

3. 2021-02-12
   soldstatus $100,000
4. 2021-01-04
   soldstatus $38,000
5. 1996-06-28
   historical
6. 1996-03-28
   listed $49,500

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,383 · $115/mo
• Expected delta: +$265/yr (+$22/mo · 23.7%)

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

Taxation est. · year 1

• Rental income: $15,476
• − Mortgage interest: −$5,994
• − Property taxes: −$1,118
• − Insurance: −$535
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$3,113
• Taxable income: $2,240
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $3,302/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: 572,865
• Population (ZIP): 6,437

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 (78%)
• Race & ethnicity: Black 78% Hispanic / Latino 12% Two or more races 10% White 4%
• Hispanic origin (detail): Mexican 5% Dominican 4%
• Common ancestry: Lithuanian 6% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▲ 0.11%
• Current HPI: 366.479
• 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

+116.2% since first listed

8 events — show timeline

• 2026-05-25 Pending — MiRealSource-MiMLS
• 2026-05-25 Pending — REALCOMP
• 2026-05-11 Listed $107,000 REALCOMP
• 2026-05-11 Listed $107,000 MiRealSource-MiMLS
• 2021-02-12 Sold (Public Records) $100,000 Public Records
• 2021-01-04 Sold (Public Records) $38,000 Public Records
• 1996-06-28 Listing Removed — REALCOMP
• 1996-03-28 Listed $49,500 REALCOMP

Property tax history

+0.3%/yr

Latest (2025): $1,118 · +47.0% YoY. Source: county tax records.