4797 Saint Clair St · Detroit, MI 48214

$49,900

4 bd · 1.5 ba · 1,526 sqft · SingleFamily public records · 18 Days on market

Built 1916 3,485 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Newer roof, furnace, water heater, kitchen, and baths! This spacious bungalow offers 4, possibly 5 bedrooms (2 on the main floor and possibly 3 bedrooms on the second floor!). The first floor has a main bath, and the second-floor bath was originally full (the tub area was floored over but could easily be returned to a full bath) and is currently set up as a half bath. The generously sized kitchen allows for expansion, and a dining nook along with a formal dining room. This home just needs your finishing touches! The sewer has been scoped and cleaned. This home could possibly be easily converted to a 2 family if desired.

Key facts

• 3,485 sq ft lot
• Built 1916
• Listed 17 days

Property features AI

Finance

• Financial info: Property currently has a lease

Exterior

• Utilities: Public water; Natural gas; Public sewer (assumed based on standard utilities)
• Home design: Residential property; One-story structure; Built in 1916; Basement present (below-grade area recorded)
• Construction: Wood construction; Basement foundation; Year built: 1916
• Exterior features: Wood exterior construction; Paved street access

Interior

• Kitchen: Kitchen on entry level (approx. 10 x 12) with linoleum flooring; Range/oven, refrigerator, disposer
• Bedrooms: Bedroom 1 (Entry level) with carpet (approx. 12 x 10); Bedroom 2 (Entry level) with carpet (approx. 12 x 10); Bedroom 3 (Second level) with carpet (approx. 10 wide); Bedroom 4 (Second level) with carpet (approx. 10 x 10)
• Flooring: Carpet in living, dining and bedrooms; Linoleum in kitchen; Ceramic in bathroom(s)
• Bathrooms: One full bathroom and one additional lavatory (two total); Bathroom dimensions include an entry-level bath approx. 6 x 10 and a second-level lavatory approx. 7 x 10; Ceramic flooring in bathroom(s)
• Heating & cooling: Forced air heating; Natural gas fuel; Gas water heater
• Interior features: Cable/internet available; Unfinished basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $917 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 28.3% 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: 298 active listings in the ZIP; 9 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).
• At $1,665/mo this rent would consume 60% of the median local household income ($34k/yr) (locally 1364% 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 $345 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $40k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.34% ✓
• Cap rate: 28.35%
• Cash-on-cash: 78.76%
• DSCR: 4.50
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $105,294
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4780 Hurlbut St	0.16mi	4/2.0	1,489 (-2%)	2mo	$155,000	$104	84
4688 French Rd	0.14mi	4/2.0	1,458 (-4%)	4mo	$170,000	$117	80
4791 Saint Clair St	0.01mi	4/1.0	1,494 (-2%)	17mo	$30,000	$20	80
5326 Belvidere St	0.56mi	4/1.5	1,469 (-4%)	5mo	$82,500	$56	63
5137 Saint Clair St	0.20mi	3/1.0 (-1)	1,728 (+13%)	3mo	$30,000	$17	59
5113 Bewick St	0.21mi	3/2.0 (-1)	1,368 (-10%)	13mo	$60,000	$44	56
4829 Hurlbut St	0.18mi	4/2.0	1,700 (+11%)	19mo	$160,000	$94	55
4208 Holcomb St	0.63mi	4/1.5	1,584 (+4%)	11mo	$15,000	$9	55
5302 Crane St	0.74mi	5/2.0 (+1)	1,423 (-7%)	2mo	$107,000	$75	46
3893 Beniteau St	0.62mi	4/2.5	1,622 (+6%)	17mo	$64,500	$40	42
4078 Beniteau St	0.53mi	3/1.5 (-1)	1,309 (-14%)	16mo	$90,000	$69	34
3466 Bewick St	0.72mi	3/2.0 (-1)	1,308 (-14%)	6mo	$119,900	$92	30

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: 78.9%
• Equity multiple: 4.61×
• Total profit: $50,378
• Equity at exit: $7,440

10-year hold

• IRR: 82.4%
• Equity multiple: 9.54×
• Total profit: $119,311
• Equity at exit: $4,314

Cash invested: $13,972 (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 48214

• Active inventory: 298
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,665 high
• Mortgage (P&I): −$262
• Tax from tax record: −$116 /mo · $1,392/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $917

Break-even live

Break-even rent $504

Max offer price $49,900

Occupancy floor 40%

Sensitivity live

Price	-10% $945	-5% $931	+0% $917	+5% $903	+10% $889
Rent	-10% $785	-5% $851	+0% $917	+5% $983	+10% $1,049
Rate	-1.0pp $942	-0.5pp $930	base $917	+0.5pp $904	+1.0pp $891

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	44d	1	0.19mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	44d	1	0.32mi
4667 Beniteau St Detroit, MI	5.0	2.0	1396	$1,700	$1.22	44d	1	0.42mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	25d	1	0.46mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	44d	1	0.70mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	25d	1	0.90mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	18d	1	1.05mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	18d	1	1.21mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	18d	1	1.24mi

Listing history 14 events

1. 2026-06-18
   days on market $49,900 Active 18 DOM
2. 2026-06-17
   days on market $49,900 Active 17 DOM
3. 2026-06-15
   days on market $49,900 Active 15 DOM
4. 2026-06-13
   days on market $49,900 Active 13 DOM
5. 2026-06-13
   days on market $49,900 Active 12 DOM
6. 2026-06-09
   days on market $49,900 Active 9 DOM
7. 2026-06-08
   days on market $49,900 Active 8 DOM
8. 2026-06-07
   days on market $49,900 Active 7 DOM
9. 2026-06-04
   days on market $49,900 Active 4 DOM
10. 2026-06-03
    days on market $49,900 Active 3 DOM
11. 2026-06-02
    days on market $49,900 Active 2 DOM
12. 2026-06-01
    statuslisting id $49,900 Active 1 DOM
13. 2026-05-31
    remarks 627-char remark
14. 2026-05-31
    listed $49,900 Coming Soon 1 DOM

ⓘ 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: $1,392 · $116/mo
• Projected year-2 tax: $1,392 · $116/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $19,983
• − Mortgage interest: −$2,795
• − Property taxes: −$1,392
• − Insurance: −$250
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$1,452
• Taxable income: $10,897
• Est. tax owed @ 24.0%: −$2,615
• After-tax cash flow: $8,389/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 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: ▼ -367.43%
• Current HPI: 102.0969
• Rent YoY: —
• 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

+232.7% since first listed

26 events — show timeline

• 2026-05-30 Coming Soon $49,900 MiRealSource-MiMLS
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-01 Listing Removed — REALCOMP
• 2025-09-07 Price Changed $40,000 MiRealSource-MiMLS
• 2025-09-06 Price Changed $40,000 REALCOMP
• 2025-08-20 Price Changed $49,900 MiRealSource-MiMLS
• 2025-08-19 Price Changed $49,900 REALCOMP
• 2025-07-27 Price Changed $59,900 MiRealSource-MiMLS
• 2025-07-26 Price Changed $59,900 REALCOMP
• 2025-07-26 Relisted — MiRealSource-MiMLS
• 2025-07-26 Relisted — REALCOMP
• 2025-06-29 Pending — MiRealSource-MiMLS
• 2025-06-29 Pending — REALCOMP
• 2025-06-19 Relisted — REALCOMP
• 2025-06-19 Listing Removed — REALCOMP
• 2025-04-26 Price Changed $79,900 MiRealSource-MiMLS
• 2025-04-25 Price Changed $79,900 REALCOMP
• 2025-03-16 Listed $89,900 REALCOMP
• 2025-03-16 Listed $89,900 MiRealSource-MiMLS
• 2018-09-17 Sold (Public Records) $373,000 Public Records
• 2003-08-08 Sold (Public Records) $91,000 Public Records
• 2003-06-09 Sold (MLS) $18,900 MiRealSource-MiMLS
• 2003-06-03 Listing Removed — MiRealSource-MiMLS
• 2003-04-24 Listed $19,000 MiRealSource-MiMLS
• 2001-06-22 Sold (Public Records) $27,454 Public Records
• 1999-02-16 Sold (Public Records) $15,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,392 · -54.0% YoY. Source: county tax records.