11332 Riverdale · Detroit, MI 48239

$160,000

3 bd · 1.5 ba · 1,146 sqft · SingleFamily public records · 16 Days on market

Built 1961 6,098 sqft lot Est $183k · 13% under

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Why this score? — see what drove the F 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).

• ARV discount +13.2/15.0
• Cash flow +5.8/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This very well maintained 3 bedroom brick bungalow has a recent Certificate of Occupancy from Redford Twp. This well maintained home features a beautiful natural fireplace, 2 full bathrooms, a finished basement, and French doors leading to the beautiful fenced in back yard. The home has lots of natural light inside and bright LED exterior lighting. The detached garage also has a power garage door opener. * * Property is Tenant occupied. Do not approach the home or occupants. Stable long term tenant in place paying $1,200 per month. A Licensed MI agent must be present for all showings. No exceptions! Buyer or Buyers Agent must verify all measurements. BTVAI.

Key facts

• Natural fireplace
• French doors
• Finished basement

Tags

• NATURAL FIREPLACE
• FINISHED BASEMENT
• FRENCH DOORS
• FENCED IN BACK YARD
• LED EXTERIOR LIGHTING
• POWER GARAGE DOOR OPENER

Property features AI

Finance

• Other: Property type: Residential single-family
• Financial info: Financial details not specified
• HOA & community: HOA details not specified

Exterior

• Parking: Detached garage with one garage space; Driveway; Garage door opener
• Security: Security details not specified
• Utilities: Public water; Public sewer / sewer available
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Brick construction; Asphalt roof; Block foundation; Built area above grade and finished; additional finished area below grade
• Exterior features: Paved road access; Lot approximately 0.14 acres (45 x 135); No pool

Interior

• Kitchen: Gas water heater (appliance noted)
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Flooring details not specified
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating fueled by natural gas
• Interior features: ENERGY STAR qualified windows; Wood-burning fireplace in the living room; Finished full basement
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (35.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (23.8% below list).
• Recommended offer: $103k (35.5% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: crime F, employment F.
• South Redford School District (suburban): math 11% / reading 29% proficiency, ranked #455 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Vandenberg Elementary School (math 5% / reading 15%, grade F, #1,230 of 1,397 statewide, top 91%, 279 students, 82% FRL); John D Pierce Middle School (math 8% / reading 29%, grade F, #432 of 493 statewide, top 88%, 602 students, 68% FRL); Lee M Thurston High School (math 12% / reading 32%, grade F, #582 of 713 statewide, top 83%, 883 students, 62% FRL) — zoned schools average 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 198 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 95% 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 $1k of loan paydown is wiped out by about $5k 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 16 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 19y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $103,136 (35.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.62%
• DSCR: 0.62
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $183,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11428 Riverdale	0.09mi	3/2.0	1,220 (+6%)	2mo	$211,000	$173	82
11347 Riverdale Ave	0.03mi	3/1.0	1,220 (+6%)	7mo	$153,500	$126	80
9943 Grayfield	0.15mi	3/1.5	1,228 (+7%)	2mo	$205,000	$167	79
11302 Grayfield	0.07mi	3/1.5	1,033 (-10%)	5mo	$90,000	$87	76
9979 Virgil Ave	0.15mi	3/1.5	1,228 (+7%)	7mo	$219,900	$179	75
11770 Riverdale	0.30mi	3/2.0	1,228 (+7%)	1mo	$190,000	$155	72
11768 Hazelton	0.33mi	3/1.0	1,233 (+8%)	1mo	$197,000	$160	69
9375 Riverview	0.47mi	3/1.5	1,108 (-3%)	6mo	$210,000	$190	68
11387 Bramell	0.29mi	3/1.0	1,257 (+10%)	2mo	$87,000	$69	66
11339 Bramell	0.28mi	3/1.0	1,254 (+9%)	5mo	$125,000	$100	65
13756 W Outer Dr	0.41mi	3/1.0	1,036 (-10%)	5mo	$103,500	$100	59
9025 Appleton	0.72mi	3/1.0	1,092 (-5%)	6mo	$205,000	$188	51

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -31.1%
• Equity multiple: -0.03×
• Total profit: $-45,992
• Equity at exit: $23,857

10-year hold

• IRR: -32.2%
• Equity multiple: -0.44×
• Total profit: $-64,656
• Equity at exit: $13,834

Cash invested: $44,800 (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 48239

• Rents YoY: 3.2%
• Active inventory: 198
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$839
• Tax from tax record: −$380 /mo · $4,559/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-322

Break-even live

Break-even rent $1,627

Max offer price $103,136

Occupancy floor —

Sensitivity live

Price	-10% $-231	-5% $-277	+0% $-322	+5% $-367	+10% $-412
Rent	-10% $-418	-5% $-370	+0% $-322	+5% $-274	+10% $-226
Rate	-1.0pp $-241	-0.5pp $-281	base $-322	+0.5pp $-363	+1.0pp $-406

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23851 Fullerton Ave Detroit, MI	1.0–2.0	1.0	700	$999	$1.43	46d	1	0.68mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	7d	4	1.02mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	46d	6	1.11mi
23610 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.12mi
23626 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.12mi
23618 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.12mi
23622 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.12mi
23614 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.12mi
23652 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	27d	1	1.13mi
14005 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.13mi
14000 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.13mi
23644 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.13mi
23648 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$1,050	$1.40	46d	1	1.13mi
23846 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.13mi
23602 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.13mi
23606 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.13mi
23842 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$975	$1.30	46d	1	1.13mi
23850 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$975	$1.30	46d	1	1.13mi
23814 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.13mi
23636 Schoolcraft Rd Apt 212 Detroit, MI	2.0	1.0	750	$985	$1.31	46d	1	1.13mi
23636 Schoolcraft Rd Unit -209 Detroit, MI	2.0	1.0	900	$865	$0.96	46d	1	1.13mi
23634 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.13mi
23640 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.13mi
23630 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.13mi
23636 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$975	$1.30	46d	1	1.13mi
14020 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.13mi
23656 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.13mi
23822 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.14mi
23826 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.14mi
14010 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.14mi
23832 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.14mi
23836 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.15mi
14025 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.15mi
23838 Schoolcraft Rd Unit 212 Detroit, MI	2.0	1.0	750	$900	$1.20	46d	1	1.15mi
23838 Schoolcraft Rd Unit 209 Detroit, MI	2.0	1.0	750	$985	$1.31	46d	1	1.15mi
23838 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$845	$1.13	46d	1	1.15mi
14088 Riverview St Unit 208 Detroit, MI	2.0	1.0	750	$985	$1.31	46d	1	1.15mi
14088 Riverview St Unit 108 Detroit, MI	2.0	1.0	750	$900	$1.20	46d	1	1.15mi
14088 Riverview St Unit 207 Detroit, MI	2.0	1.0	750	$975	$1.30	46d	1	1.15mi
14030 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	46d	1	1.16mi

Listing history 12 events

1. 2026-06-22
   days on market $160,000 Active 16 DOM
2. 2026-06-21
   remarks 699-char remark
3. 2026-06-21
   days on market $160,000 Active 15 DOM
4. 2026-06-18
   days on market $160,000 Active 12 DOM
5. 2026-06-17
   days on market $160,000 Active 11 DOM
6. 2026-06-16
   days on market $160,000 Active 10 DOM
7. 2026-06-15
   days on market $160,000 Active 9 DOM
8. 2026-06-13
   days on market $160,000 Active 7 DOM
9. 2026-06-09
   days on market $160,000 Active 3 DOM
10. 2026-06-08
    days on market $160,000 Active 2 DOM
11. 2026-06-07
    remarks 667-char remark

    Show marketing remark (667 chars)

    This very well maintained 3 bedroom brick bungalow has a recent Certificate of Occupancy from Redford Twp. This well maintained home features a beautiful natural fireplace, 2 full bathrooms, a finished basement, and French doors leading to the beautiful fenced in back yard. The home has lots of natural light inside and bright LED exterior lighting. The detached garage also has a power garage door opener. * * Property is Tenant occupied. Do not approach the home or occupants. Stable long term tenant in place paying $1,200 per month. A Licensed MI agent must be present for all showings. No exceptions! Buyer or Buyers Agent must verify all measurements. BTVAI.

12. 2026-06-07
    listed $160,000 Active 1 DOM

    Show marketing remark (667 chars)

    This very well maintained 3 bedroom brick bungalow has a recent Certificate of Occupancy from Redford Twp. This well maintained home features a beautiful natural fireplace, 2 full bathrooms, a finished basement, and French doors leading to the beautiful fenced in back yard. The home has lots of natural light inside and bright LED exterior lighting. The detached garage also has a power garage door opener. * * Property is Tenant occupied. Do not approach the home or occupants. Stable long term tenant in place paying $1,200 per month. A Licensed MI agent must be present for all showings. No exceptions! Buyer or Buyers Agent must verify all measurements. BTVAI.

ⓘ 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: $4,559 · $380/mo
• Projected year-2 tax: $4,559 · $380/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,639
• − Mortgage interest: −$8,962
• − Property taxes: −$4,559
• − Insurance: −$800
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$4,655
• Taxable loss: −$6,679
• Est. tax savings @ 24.0%: +$1,603
• After-tax cash flow: $-2,260/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: South Redford School District
• NCES district ID: 2632280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $52,775
• Composite: 18.1/100
• National rank: #8972
• State rank: #455 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

• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+28.0% since first listed

39 events — show timeline

• 2026-06-07 Price Changed $160,000 MiRealSource-MiMLS
• 2026-06-07 Price Changed $160,000 REALCOMP
• 2026-06-06 Listed $155,000 REALCOMP
• 2026-06-06 Listed $155,000 MiRealSource-MiMLS
• 2019-02-05 Sold (Public Records) $80,000 Public Records
• 2018-06-12 Listing Removed — REALCOMP
• 2018-04-22 Pending — MiRealSource-MiMLS
• 2018-04-21 Pending — REALCOMP
• 2018-04-21 Listing Removed — MiRealSource-MiMLS
• 2018-04-17 Price Changed $125,000 MiRealSource-MiMLS
• 2018-04-17 Price Changed $125,000 REALCOMP
• 2018-04-12 Price Changed $132,000 MiRealSource-MiMLS
• 2018-04-11 Price Changed $132,000 REALCOMP
• 2018-04-02 Listed $140,000 MiRealSource-MiMLS
• 2018-04-02 Listed $140,000 REALCOMP
• 2016-03-07 Sold (MLS) $66,000 MiRealSource-MiMLS
• 2016-03-07 Sold (MLS) $66,000 REALCOMP
• 2016-01-23 Listing Removed — MiRealSource-MiMLS
• 2016-01-23 Listing Removed — REALCOMP
• 2016-01-22 Listed $74,900 MiRealSource-MiMLS
• 2016-01-22 Listed $74,900 REALCOMP
• 2016-01-18 Listing Removed — REALCOMP
• 2016-01-18 Listing Removed — MiRealSource-MiMLS
• 2016-01-05 Pending — REALCOMP
• 2015-12-16 Listed $74,900 REALCOMP
• 2015-12-16 Listed $74,900 MiRealSource-MiMLS
• 2015-10-07 Listing Removed — REALCOMP
• 2015-10-07 Listing Removed — MiRealSource-MiMLS
• 2015-09-16 Listed $59,900 REALCOMP
• 2015-09-16 Listed $59,900 MiRealSource-MiMLS
• 2012-07-07 Sold (MLS) $32,000 REALCOMP
• 2012-07-07 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2012-07-03 Listing Removed — REALCOMP
• 2012-07-03 Listing Removed — MiRealSource-MiMLS
• 2012-05-21 Listed $34,900 REALCOMP
• 2012-05-21 Listed $34,900 MiRealSource-MiMLS
• 2007-05-29 Sold (Public Records) $125,000 Public Records
• 2007-05-16 Sold (MLS) $125,000 REALCOMP
• 2007-02-02 Listed $125,000 REALCOMP

Property tax history

+7.4%/yr

Latest (2025): $4,559 · +2.7% YoY. Source: county tax records.