4901 Cortland St · Detroit, MI 48204

$129,990

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 17 Days on market

Built 1928 3,049 sqft lot Est $99k · 32% over

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Why this score? — see what drove the D+ 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 +19.2/30.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Step into a world where classic elegance meets contemporary flair in this stunning 3-bedroom, 1 bathroom home nestled in one of Detroit's most desirable neighborhoods. As you enter, you're greeted by a spacious living room bathed in natural light, featuring hardwood floors and a cozy fireplace. The seamless flow leads you to a thoughtfully designed dining room and kitchen, with chic cabinetry, and breakfast nook for family meals. Upstairs, you will find 3 bedrooms with a full bath and balcony where relaxation awaits. But wait there is more! The finished 3rd floor offers extra space that can be used as a game room, gym or home office. With its perfect blend of comfort, style, and location, 4901 Cortland St is not just a house, it's a place to call home. Don't miss your chance to experience this gem firsthand. Schedule a showing today and envision your life in this extraordinary space!

Key facts

• Breakfast nook
• Finished 3rd floor
• Gym

Tags

• HARDWOOD FLOORS
• COZY FIREPLACE
• BREAKFAST NOOK
• FINISHED 3RD FLOOR
• GAME ROOM
• GYM

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water
• Home design: Colonial style; Single-family residence; Residential property
• Construction: Built in 1928; Brick construction
• Exterior features: Lot size about 0.07 acres; Public water

Interior

• Kitchen: Kitchen (about 11 x 8.8); Dishwasher; Microwave
• Bedrooms: Primary bedroom (about 15.2 x 9); Bedroom 2 (about 11.8 x 11.9); Bedroom 3 (about 12.4 x 12)
• Bathrooms: 1 full bathroom (about 8.1 x 5.1)
• Heating & cooling: Forced air heating
• Interior features: Fireplace; Total of 8 rooms
• Laundry & utility: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (6.6% below list).
• Recommended offer: $121k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 10.2% 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: 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: 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 42% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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.
• Current owner paid $33k; list at $130k implies a 294% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,353 (6.6% below list)

Questions for the listing agent

1. Built in 1928 — 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. 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?
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: 0.93% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $98,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4762 Cortland St	0.13mi	3/1.5	1,454 (+6%)	10mo	$105,000	$72	73
4294 W Buena Vista St	0.47mi	3/1.0	1,400 (+2%)	9mo	$110,000	$79	67
11717 Cascade St	0.27mi	3/1.0	1,536 (+12%)	2mo	$81,000	$53	66
10032 Bordeau St	0.57mi	4/1.0 (+1)	1,344 (-2%)	10mo	$21,000	$16	57
10163 Monica St	0.51mi	3/1.0	1,486 (+8%)	8mo	$46,000	$31	56
4052 W Buena Vista St	0.57mi	3/1.5	1,242 (-10%)	1mo	$160,000	$129	55
12303 Cloverlawn St	0.70mi	3/1.5	1,454 (+6%)	4mo	$58,500	$40	52
13587 Monica St	0.65mi	3/1.0	1,484 (+8%)	5mo	$130,000	$88	52
10155 Monica St	0.51mi	3/1.5	1,535 (+12%)	8mo	$46,000	$30	47
4255 Webb St	0.47mi	3/1.5	1,569 (+14%)	7mo	$155,000	$99	46
4232 W Buena Vista St	0.51mi	3/1.5	1,208 (-12%)	12mo	$25,000	$21	44
3735 W Buena Vista St	0.70mi	3/1.5	1,213 (-12%)	3mo	$164,900	$136	44

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 3.19×
• Total profit: $79,712
• Equity at exit: $117,105

10-year hold

• IRR: 24.1%
• Equity multiple: 7.25×
• Total profit: $227,641
• Equity at exit: $252,542

Cash invested: $36,397 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 248
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$682
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $140

Break-even live

Break-even rent $1,036

Max offer price $129,990

Occupancy floor 83%

Sensitivity live

Price	-10% $214	-5% $177	+0% $140	+5% $104	+10% $67
Rent	-10% $45	-5% $93	+0% $140	+5% $188	+10% $236
Rate	-1.0pp $206	-0.5pp $174	base $140	+0.5pp $107	+1.0pp $73

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: $32,498
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	25d	1	0.20mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	5d	1	0.21mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	0.22mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	0.25mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.28mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	44d	1	0.32mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.34mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	0.37mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	0.44mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	0.55mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	0.67mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	5d	1	0.67mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	0.68mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.69mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.71mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	0.73mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	0.76mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	0.78mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.78mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.78mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	21d	1	0.81mi
3224 Monterey St Unit 2E Detroit, MI	2.0	1.0	1200	$1,350	$1.12	44d	1	0.83mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	0.84mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	25d	1	0.94mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	13d	1	0.98mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	44d	1	0.98mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	0.98mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	1.03mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	1.03mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	1.04mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	25d	1	1.09mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	1.10mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	1.12mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.12mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	17d	1	1.12mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	1.13mi
3759 Atkinson St Unit 2 Detroit, MI	2.0	1.0	919	$1,200	$1.31	25d	1	1.14mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	1.15mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	1.18mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	44d	1	1.19mi

Listing history 12 events

1. 2026-06-21
   days on market $129,990 Active 17 DOM
2. 2026-06-18
   days on market $129,990 Active 14 DOM
3. 2026-06-17
   days on market $129,990 Active 13 DOM
4. 2026-06-16
   days on market $129,990 Active 12 DOM
5. 2026-06-15
   days on market $129,990 Active 11 DOM
6. 2026-06-13
   days on market $129,990 Active 9 DOM
7. 2026-06-13
   days on market $129,990 Active 8 DOM
8. 2026-06-09
   days on market $129,990 Active 5 DOM
9. 2026-06-08
   days on market $129,990 Active 4 DOM
10. 2026-06-07
    days on market $129,990 Active 3 DOM
11. 2026-06-04
    remarks 699-char remark

    Show marketing remark (896 chars)

    Step into a world where classic elegance meets contemporary flair in this stunning 3-bedroom, 1 bathroom home nestled in one of Detroit's most desirable neighborhoods. As you enter, you're greeted by a spacious living room bathed in natural light, featuring hardwood floors and a cozy fireplace. The seamless flow leads you to a thoughtfully designed dining room and kitchen, with chic cabinetry, and breakfast nook for family meals. Upstairs, you will find 3 bedrooms with a full bath and balcony where relaxation awaits. But wait there is more! The finished 3rd floor offers extra space that can be used as a game room, gym or home office. With its perfect blend of comfort, style, and location, 4901 Cortland St is not just a house, it's a place to call home. Don't miss your chance to experience this gem firsthand. Schedule a showing today and envision your life in this extraordinary space!

12. 2026-06-04
    listed $129,990 Active 1 DOM

    Show marketing remark (896 chars)

    Step into a world where classic elegance meets contemporary flair in this stunning 3-bedroom, 1 bathroom home nestled in one of Detroit's most desirable neighborhoods. As you enter, you're greeted by a spacious living room bathed in natural light, featuring hardwood floors and a cozy fireplace. The seamless flow leads you to a thoughtfully designed dining room and kitchen, with chic cabinetry, and breakfast nook for family meals. Upstairs, you will find 3 bedrooms with a full bath and balcony where relaxation awaits. But wait there is more! The finished 3rd floor offers extra space that can be used as a game room, gym or home office. With its perfect blend of comfort, style, and location, 4901 Cortland St is not just a house, it's a place to call home. Don't miss your chance to experience this gem firsthand. Schedule a showing today and envision your life in this extraordinary space!

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $1,495 · $125/mo
• Expected delta: +$507/yr (+$42/mo · 51.3%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,562
• − Mortgage interest: −$7,281
• − Property taxes: −$989
• − Insurance: −$650
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$3,782
• Taxable loss: −$469
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $1,798/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+642.8% since first listed

18 events — show timeline

• 2026-06-04 Listed $129,990 MiRealSource-MiMLS
• 2026-06-04 Listed $129,990 SW Michigan MLS
• 2026-06-04 Listed $129,990 REALCOMP
• 2026-02-09 Sold (Public Records) $33,000 Public Records
• 2013-08-16 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2013-08-16 Sold (MLS) $30,000 REALCOMP
• 2013-08-02 Listing Removed — MiRealSource-MiMLS
• 2013-08-02 Listing Removed — REALCOMP
• 2013-06-27 Listed $32,000 MiRealSource-MiMLS
• 2013-06-27 Listed $32,000 REALCOMP
• 2013-06-11 Sold (MLS) $13,400 MiRealSource-MiMLS
• 2013-06-11 Sold (MLS) $13,400 REALCOMP
• 2013-01-15 Listed $17,500 MiRealSource-MiMLS
• 2013-01-15 Listed $17,500 REALCOMP
• 2013-01-12 Listing Removed — REALCOMP
• 2013-01-12 Listing Removed — MiRealSource-MiMLS
• 2013-01-11 Listed $17,500 REALCOMP
• 2013-01-11 Listed $17,500 MiRealSource-MiMLS

Property tax history

-0.3%/yr

Latest (2025): $989 · -53.7% YoY. Source: county tax records.