4541 Woodhall St · Detroit, MI 48224

$95,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 16 Days on market

Built 1951 6,970 sqft lot Est $73k · 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• 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

BRICK RANCH WITH AN ATTACHED GARAGE. DWNLD ADDENDUMS AND SUBMIT W/ INITIAL OFFER. LATPAO. LISTING BROKER TO HOLD CERTIFIED EMD.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water at street; Public sewer at street; Natural gas
• Home design: Residential property; One-story structure; Built in 1951; Entry-level main living areas
• Construction: Basement foundation
• Exterior features: Brick exterior; Paved street access

Interior

• Kitchen: Kitchen on entry level (approx. 10 x 11)
• Bedrooms: Two bedrooms on entry level (approx. 12 x 10 and 13 x 10)
• Bathrooms: One full bathroom and two total lavatories
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: 7 total rooms; Unfinished basement
• Laundry & utility: Basement present (unfinished)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

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 flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 33% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y ago; this cycle's ask is 860% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $10k; list at $95k implies a 869% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.29% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $73,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4515 Hereford St	0.14mi	3/1.5 (+1)	984 (+3%)	7mo	$75,000	$76	75
4163 University Pl	0.27mi	3/1.0 (+1)	975 (+2%)	7mo	$75,000	$77	72
3950 Cadieux Rd	0.40mi	2/1.0	900 (-6%)	0mo	$30,000	$33	72
4356 Harvard Rd	0.27mi	3/2.0 (+1)	921 (-3%)	1mo	$150,000	$163	72
5220 University Pl	0.44mi	2/1.0	1,001 (+5%)	0mo	$40,000	$40	70
5243 Marseilles St	0.47mi	3/1.0 (+1)	961 (+1%)	7mo	$77,500	$81	66
4335 Cadieux Rd	0.25mi	3/1.0 (+1)	1,062 (+12%)	6mo	$80,000	$75	60
4236 Cadieux Rd	0.29mi	3/1.0 (+1)	849 (-11%)	7mo	$77,500	$91	58
4104 Woodhall St	0.28mi	3/1.0 (+1)	1,090 (+14%)	3mo	$29,900	$27	55
5252 Lodewyck St	0.53mi	3/1.5 (+1)	1,006 (+6%)	5mo	$105,000	$104	54
5243 Neff Ave	0.40mi	2/1.0	816 (-14%)	7mo	$85,000	$104	52
5260 Marseilles St	0.51mi	3/1.0 (+1)	1,040 (+9%)	7mo	$75,000	$72	50

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $2,862
• Equity at exit: $14,165

10-year hold

• IRR: 10.2%
• Equity multiple: 1.71×
• Total profit: $18,819
• Equity at exit: $8,214

Cash invested: $26,600 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$498
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $329

Break-even live

Break-even rent $807

Max offer price $95,000

Occupancy floor 68%

Sensitivity live

Price	-10% $383	-5% $356	+0% $329	+5% $303	+10% $276
Rent	-10% $233	-5% $281	+0% $329	+5% $378	+10% $426
Rate	-1.0pp $377	-0.5pp $354	base $329	+0.5pp $305	+1.0pp $280

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17137 Ontario St Unit 1 Detroit, MI	2.0	1.0	982	$1,123	$1.14	25d	1	0.15mi
4811 Cadieux Rd Unit 10 Detroit, MI	2.0	1.0	663	$1,200	$1.81	44d	1	0.22mi
4811 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	663	$1,200	$1.81	22d	1	0.22mi
4811 Cadieux Rd Unit 2 Detroit, MI	1.0	1.0	600	$950	$1.58	44d	1	0.22mi
4837 Cadieux Rd Unit 9 Detroit, MI	2.0	1.0	650	$1,200	$1.85	44d	1	0.22mi
4865 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	630	$1,200	$1.90	44d	1	0.23mi
16530 E Warren Ave Unit 209 Detroit, MI	1.0	1.0	850	$1,292	$1.52	44d	1	0.53mi
17161 Denver St Detroit, MI	1.0	1.0	700	$800	$1.14	13d	1	0.56mi
17161 Denver St Apt 10 Detroit, MI	1.0	1.0	700	$800	$1.14	11d	1	0.56mi
890 Neff Rd Grosse Pointe, MI	2.0	1.0	1100	$2,000	$1.82	25d	1	0.62mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	15d	1	0.64mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	17d	1	0.65mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	18d	1	0.74mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	44d	1	0.79mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	25d	1	0.80mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	0.84mi
4627 Bedford St Unit 1 Detroit, MI	2.0	1.0	1050	$945	$0.90	20d	1	0.84mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	0d	1	0.87mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	18d	1	0.89mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.93mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	44d	1	0.94mi
5284 Devonshire Rd Unit 2 Detroit, MI	1.0	1.0	750	$1,050	$1.40	15d	1	0.95mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	25d	1	0.95mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	3d	1	0.96mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	0.96mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	13d	1	1.00mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	44d	1	1.05mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	44d	1	1.05mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	18d	1	1.06mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	3d	1	1.06mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	18d	1	1.06mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	3d	1	1.06mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	44d	1	1.13mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.16mi
5025 Somerset Ave Detroit, MI	1.0	1.0	772	$900	$1.17	44d	1	1.25mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	1.26mi
4391 Nottingham Rd Unit 4393 Detroit, MI	2.0	1.0	1038	$950	$0.92	5d	1	1.29mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	25d	1	1.30mi
542 Neff Ln Grosse Pointe, MI	2.0	1.0	900	$1,595	$1.77	44d	1	1.31mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	44d	1	1.31mi

Listing history 13 events

1. 2026-06-17
   status $95,000 Pending 16 DOM
2. 2026-06-17
   days on market $95,000 Active Under Contract 16 DOM
3. 2026-06-15
   days on market $95,000 Active Under Contract 14 DOM
4. 2026-06-13
   days on market $95,000 Active Under Contract 12 DOM
5. 2026-06-13
   statusdays on market $95,000 Active Under Contract 11 DOM
6. 2026-06-09
   days on market $95,000 Active 8 DOM
7. 2026-06-08
   days on market $95,000 Active 7 DOM
8. 2026-06-07
   days on market $95,000 Active 6 DOM
9. 2026-06-04
   days on market $95,000 Active 3 DOM
10. 2026-06-03
    days on market $95,000 Active 2 DOM
11. 2026-06-02
    statusdays on marketlisting id $95,000 Active 1 DOM
12. 2026-06-01
    days on market $95,000 Coming Soon 3 DOM
13. 2026-05-31
    days on market $95,000 Coming Soon 2 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: $1,197 · $100/mo
• Projected year-2 tax: $1,330 · $111/mo
• Expected delta: +$133/yr (+$11/mo · 11.1%)

ⓘ 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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,688
• − Mortgage interest: −$5,321
• − Property taxes: −$1,197
• − Insurance: −$475
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$2,764
• Taxable income: $2,581
• Est. tax owed @ 24.0%: −$619
• After-tax cash flow: $3,334/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+206.5% since first listed

16 events — show timeline

• 2026-05-30 Coming Soon $95,000 MiRealSource-MiMLS
• 2013-06-13 Sold (MLS) $9,800 MiRealSource-MiMLS
• 2013-06-13 Sold (MLS) $9,800 REALCOMP
• 2013-05-21 Listing Removed — MiRealSource-MiMLS
• 2013-05-21 Listing Removed — REALCOMP
• 2013-03-20 Listed $9,900 MiRealSource-MiMLS
• 2013-03-20 Listed $9,900 REALCOMP
• 2002-03-08 Sold (Public Records) $81,000 Public Records
• 2001-11-28 Sold (MLS) $81,000 MiRealSource-MiMLS
• 2001-10-30 Listing Removed — MiRealSource-MiMLS
• 2001-09-07 Listed $82,000 MiRealSource-MiMLS
• 1998-08-06 Sold (Public Records) $55,000 Public Records
• 1998-04-29 Sold (MLS) $55,000 MiRealSource-MiMLS
• 1998-02-10 Listing Removed — MiRealSource-MiMLS
• 1997-11-13 Listed $54,900 MiRealSource-MiMLS
• 1994-03-29 Sold (Public Records) $31,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $1,197 · -55.3% YoY. Source: county tax records.