9590 Memorial St · Detroit, MI 48227

$84,000

3 bd · 1.0 ba · 1,151 sqft · SingleFamily public records · 4 Days on market

Built 1936 4,356 sqft lot $73/sqft · 30% above area Est $65k · 30% 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
• Rent growth +3.9/5.0
• 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

CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * * * * * * *

Key facts

• Functional kitchen
• Cozy white fireplace
• Full bathroom

Tags

• SOLID BRICK SINGLE-FAMILY HOME
• TURNKEY INCOME PRODUCER
• COZY WHITE FIREPLACE
• FUNCTIONAL KITCHEN
• FULL BATHROOM
• NICE-SIZED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Cap rate 13.8% 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 rising fast (+5.6%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,378/mo this rent would consume 45% of the median local household income ($37k/yr) (locally 2371% 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 $581 of loan paydown is wiped out by about $3k 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 + 5.6% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $11k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,000

Questions for the listing agent

1. Built in 1936 — 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: 1.64% ✓
• Cap rate: 13.83%
• Cash-on-cash: 26.91%
• DSCR: 2.20
• GRM: 5.1

CMA / ARV

• ARV (median comp): $64,864
• List price: $84,000
• Delta: 29.50%
• 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
9660 Abington Ave	0.09mi	3/1.0	1,188 (+3%)	1mo	$59,000	$50	90
9909 Asbury Park	0.24mi	3/1.0	1,095 (-5%)	1mo	$95,000	$87	80
11375 Grandmont Ave	0.33mi	3/1.0	1,083 (-6%)	0mo	$104,000	$96	74
9003 Archdale St	0.51mi	3/1.0	1,116 (-3%)	5mo	$40,200	$36	67
9220 Rutherford St	0.54mi	3/1.5	1,199 (+4%)	1mo	$85,000	$71	65
11658 Ashton Ave	0.56mi	3/1.0	1,080 (-6%)	0mo	$89,000	$82	63
12094 Asbury Park	0.70mi	3/1.0	1,156 (+0%)	6mo	$61,000	$53	62
11713 Asbury Park	0.56mi	3/1.5	1,220 (+6%)	4mo	$70,000	$57	58
9987 Winthrop St	0.68mi	3/1.5	1,218 (+6%)	5mo	$40,000	$33	53
9555 Montrose St	0.59mi	3/1.0	999 (-13%)	3mo	$45,000	$45	48
8838 Faust Ave	0.74mi	3/1.0	1,029 (-11%)	4mo	$54,500	$53	44
9163 Montrose St	0.70mi	3/1.0	1,000 (-13%)	4mo	$29,000	$29	42

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.01×
• Total profit: $23,676
• Equity at exit: $12,525

10-year hold

• IRR: 33.2%
• Equity multiple: 4.40×
• Total profit: $79,851
• Equity at exit: $7,263

Cash invested: $23,520 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$441
• Tax from tax record: −$85 /mo · $1,026/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $527

Break-even live

Break-even rent $710

Max offer price $84,000

Occupancy floor 57%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	0.19mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.43mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	5d	1	0.43mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.49mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.50mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	44d	1	0.52mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	0.60mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	0.64mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	0.66mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.67mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	0.67mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	0.69mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.72mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	0.77mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.78mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	0.85mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	0.88mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	0.90mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	0.90mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	0.91mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	0.93mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.00mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	1.00mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.00mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.02mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.03mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	18d	1	1.03mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	22d	1	1.03mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	1.05mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	1.10mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	1.12mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	1.14mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	1.14mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	1.16mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	1.19mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	1.21mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	44d	1	1.22mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	1.23mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.23mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	1.24mi

Listing history 36 events

1. 2026-06-18
   days on market $84,000 Active 4 DOM
2. 2026-06-17
   days on market $84,000 Active 3 DOM
3. 2026-06-16
   days on market $84,000 Active 2 DOM
4. 2026-06-15
   listing id $84,000 Active 1 DOM
5. 2026-06-15
   remarks 682-char remark
6. 2026-06-15
   days on marketlisting id $84,000 Active 1 DOM
7. 2026-06-13
   days on market $84,000 Active 343 DOM
8. 2026-06-13
   days on market $84,000 Active 342 DOM
9. 2026-06-09
   days on market $84,000 Active 339 DOM
10. 2026-06-08
    days on market $84,000 Active 338 DOM
11. 2026-06-07
    days on market $84,000 Active 337 DOM
12. 2026-06-04
    days on market $84,000 Active 334 DOM
13. 2026-06-03
    days on market $84,000 Active 333 DOM
14. 2026-06-01
    days on market $84,000 Active 331 DOM
15. 2026-05-31
    days on market $84,000 Active 330 DOM
16. 2026-02-21
    price $84,000 182-char remark

    Show marketing remark (182 chars)

    CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * * * * * * *

17. 2026-02-20
    price $84,000 182-char remark

    Show marketing remark (182 chars)

    CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * * * * * * *

18. 2025-12-03
    price $89,000 182-char remark

    Show marketing remark (182 chars)

    CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * * * * * * *

19. 2025-12-02
    price $89,000 182-char remark

    Show marketing remark (182 chars)

    CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * * * * * * *

20. 2025-07-05
    listed $95,000 Active 182-char remark

    Show marketing remark (182 chars)

    CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * * * * * * *

21. 2025-07-05
    listed $95,000 Active 182-char remark

    Show marketing remark (182 chars)

    CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * * * * * * *

22. 2019-09-05
    soldstatus $74,900
23. 2017-08-13
    historical
24. 2017-08-12
    historical
25. 2017-07-28
    status Active
26. 2017-07-26
    historical
27. 2017-07-18
    listed $25,000 Active
28. 2017-07-17
    listed $25,000 Active
29. 2009-11-16
    soldstatus $8,500
30. 2009-11-16
    soldstatus $8,500
31. 2009-10-21
    historical
32. 2009-08-24
    listed $8,500
33. 2009-08-24
    listed $8,500
34. 2005-03-22
    soldstatus $105,000
35. 2004-12-15
    soldstatus $38,000
36. 2004-11-18
    listed $40,500

ⓘ 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: $1,026 · $85/mo
• Projected year-2 tax: $1,160 · $97/mo
• Expected delta: +$134/yr (+$11/mo · 13.0%)

ⓘ 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: $16,534
• − Mortgage interest: −$4,705
• − Property taxes: −$1,026
• − Insurance: −$420
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$2,444
• Taxable income: $5,294
• Est. tax owed @ 24.0%: −$1,270
• After-tax cash flow: $5,059/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+107.4% since first listed

21 events — show timeline

• 2026-02-21 Price Changed $84,000 MiRealSource-MiMLS
• 2026-02-20 Price Changed $84,000 REALCOMP
• 2025-12-03 Price Changed $89,000 MiRealSource-MiMLS
• 2025-12-02 Price Changed $89,000 REALCOMP
• 2025-07-05 Listed $95,000 REALCOMP
• 2025-07-05 Listed $95,000 MiRealSource-MiMLS
• 2019-09-05 Sold (Public Records) $74,900 Public Records
• 2017-08-13 Listing Removed — REALCOMP
• 2017-08-12 Listing Removed — MiRealSource-MiMLS
• 2017-07-28 Relisted — REALCOMP
• 2017-07-26 Listing Removed — REALCOMP
• 2017-07-18 Listed $25,000 MiRealSource-MiMLS
• 2017-07-17 Listed $25,000 REALCOMP
• 2009-11-16 Sold (MLS) $8,500 REALCOMP
• 2009-11-16 Sold (MLS) $8,500 MiRealSource-MiMLS
• 2009-10-21 Listing Removed — MiRealSource-MiMLS
• 2009-08-24 Listed $8,500 REALCOMP
• 2009-08-24 Listed $8,500 MiRealSource-MiMLS
• 2005-03-22 Sold (Public Records) $105,000 Public Records
• 2004-12-15 Sold (MLS) $38,000 REALCOMP
• 2004-11-18 Listed $40,500 REALCOMP

Property tax history

-2.6%/yr

Latest (2025): $1,026 · -8.3% YoY. Source: county tax records.