9605 Decatur St · Detroit, MI 48227

$39,900

3 bd · 1.0 ba · 968 sqft · SingleFamily public records · 183 Days on market

Built 1947 4,356 sqft lot $41/sqft · 32% below area Est $58k · 32% under

---

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
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Vacant single-family home. Property features 3 bedrooms and 1 bathroom, with basement foundation. Ideal for investors or owner-occupants looking to add value. Home requires minor updates. BATVAI.

Key facts

• 4,356 sq ft lot
• Built 1947
• Listed 183 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.4% 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; 33 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 43% of the median local income ($37k/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 $276 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 + 5.6% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask has dropped $8k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 3.25% ✓
• Cap rate: 27.43%
• Cash-on-cash: 75.49%
• DSCR: 4.36
• GRM: 2.6

CMA / ARV

• ARV (median comp): $58,464
• List price: $39,900
• Delta: -31.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9222 Hartwell St	0.39mi	3/1.0	1,000 (+3%)	5mo	$70,000	$70	72
11669 Strathmoor St	0.56mi	3/1.0	974 (+1%)	2mo	$30,000	$31	72
11337 Steel St	0.58mi	3/1.0	880 (-9%)	1mo	$35,000	$40	57
11318 Littlefield St	0.38mi	2/1.0 (-1)	877 (-9%)	5mo	$57,500	$66	57
9910 Coyle St	0.62mi	3/1.0	904 (-7%)	4mo	$56,000	$62	57
8938 Hartwell St	0.52mi	3/1.5	1,042 (+8%)	7mo	$100,000	$96	56
13737 Wadsworth St	0.55mi	3/1.0	1,060 (+10%)	9mo	$45,000	$42	51
9997 Robson St	0.61mi	3/1.0	865 (-11%)	3mo	$35,000	$40	51
9371 Lauder St	0.52mi	3/1.0	1,100 (+14%)	5mo	$40,250	$37	49
9606 Sussex St	0.68mi	3/2.0	1,060 (+10%)	4mo	$76,000	$72	46
9930 Whitcomb St	0.74mi	3/1.0	1,078 (+11%)	2mo	$35,000	$32	45
9393 Meyers Rd	0.65mi	3/1.5	1,108 (+14%)	8mo	$75,000	$68	36

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: 78.5%
• Equity multiple: 4.74×
• Total profit: $41,810
• Equity at exit: $5,949

10-year hold

• IRR: 82.7%
• Equity multiple: 10.78×
• Total profit: $109,237
• Equity at exit: $3,450

Cash invested: $11,172 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$209
• Tax from tax record: −$96 /mo · $1,146/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $703

Break-even live

Break-even rent $407

Max offer price $39,900

Occupancy floor 41%

Sensitivity live

Price	-10% $725	-5% $714	+0% $703	+5% $692	+10% $680
Rent	-10% $600	-5% $652	+0% $703	+5% $754	+10% $805
Rate	-1.0pp $723	-0.5pp $713	base $703	+0.5pp $692	+1.0pp $682

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	44d	1	0.21mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	0.31mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	0.38mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	0.45mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	0.61mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	0.62mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	0.66mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	0.68mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	0.69mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	0.74mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	0.76mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	0.77mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.77mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	0.80mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	0.82mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	0.86mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	0.90mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	0.92mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	0.94mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	0.95mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	0.96mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	44d	1	0.98mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	1.00mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	1.01mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	1.05mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	1.13mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	1.14mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.14mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	1.19mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	18d	1	1.23mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	1.26mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	1.26mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	1.35mi

Listing history 48 events

1. 2026-06-18
   days on market $39,900 Active 183 DOM
2. 2026-06-17
   days on market $39,900 Active 182 DOM
3. 2026-06-15
   days on market $39,900 Active 180 DOM
4. 2026-06-13
   days on market $39,900 Active 178 DOM
5. 2026-06-13
   days on market $39,900 Active 177 DOM
6. 2026-06-09
   days on market $39,900 Active 174 DOM
7. 2026-06-08
   days on market $39,900 Active 173 DOM
8. 2026-06-07
   days on market $39,900 Active 172 DOM
9. 2026-06-04
   days on market $39,900 Active 169 DOM
10. 2026-06-03
    days on market $39,900 Active 168 DOM
11. 2026-06-01
    days on market $39,900 Active 166 DOM
12. 2026-05-31
    days on market $39,900 Active 165 DOM
13. 2026-05-14
    price $39,900 195-char remark

    Show marketing remark (195 chars)

    Vacant single-family home. Property features 3 bedrooms and 1 bathroom, with basement foundation. Ideal for investors or owner-occupants looking to add value. Home requires minor updates. BATVAI.

14. 2026-05-14
    price $39,900 195-char remark

    Show marketing remark (195 chars)

    Vacant single-family home. Property features 3 bedrooms and 1 bathroom, with basement foundation. Ideal for investors or owner-occupants looking to add value. Home requires minor updates. BATVAI.

15. 2026-05-14
    price $39,900

    Show marketing remark (195 chars)

    Vacant single-family home. Property features 3 bedrooms and 1 bathroom, with basement foundation. Ideal for investors or owner-occupants looking to add value. Home requires minor updates. BATVAI.

16. 2026-05-05
    price $42,500 195-char remark

    Show marketing remark (195 chars)

    Vacant single-family home. Property features 3 bedrooms and 1 bathroom, with basement foundation. Ideal for investors or owner-occupants looking to add value. Home requires minor updates. BATVAI.

17. 2026-05-04
    price $42,500 195-char remark

    Show marketing remark (195 chars)

    Vacant single-family home. Property features 3 bedrooms and 1 bathroom, with basement foundation. Ideal for investors or owner-occupants looking to add value. Home requires minor updates. BATVAI.

18. 2026-05-04
    price $42,500

    Show marketing remark (195 chars)

    Vacant single-family home. Property features 3 bedrooms and 1 bathroom, with basement foundation. Ideal for investors or owner-occupants looking to add value. Home requires minor updates. BATVAI.

19. 2026-03-31
    price $45,000 195-char remark

    Show marketing remark (195 chars)

    Vacant single-family home. Property features 3 bedrooms and 1 bathroom, with basement foundation. Ideal for investors or owner-occupants looking to add value. Home requires minor updates. BATVAI.

20. 2026-03-31
    price $45,000 195-char remark

    Show marketing remark (195 chars)

    Vacant single-family home. Property features 3 bedrooms and 1 bathroom, with basement foundation. Ideal for investors or owner-occupants looking to add value. Home requires minor updates. BATVAI.

21. 2026-03-31
    price $45,000

    Show marketing remark (195 chars)

    Vacant single-family home. Property features 3 bedrooms and 1 bathroom, with basement foundation. Ideal for investors or owner-occupants looking to add value. Home requires minor updates. BATVAI.

22. 2025-12-17
    listed $47,500 Active 195-char remark

    Show marketing remark (195 chars)

    Vacant single-family home. Property features 3 bedrooms and 1 bathroom, with basement foundation. Ideal for investors or owner-occupants looking to add value. Home requires minor updates. BATVAI.

23. 2025-12-17
    listed $47,500 Active 195-char remark

    Show marketing remark (195 chars)

    Vacant single-family home. Property features 3 bedrooms and 1 bathroom, with basement foundation. Ideal for investors or owner-occupants looking to add value. Home requires minor updates. BATVAI.

24. 2025-12-17
    listed $47,500 Active

    Show marketing remark (195 chars)

    Vacant single-family home. Property features 3 bedrooms and 1 bathroom, with basement foundation. Ideal for investors or owner-occupants looking to add value. Home requires minor updates. BATVAI.

25. 2025-11-04
    historical
26. 2025-11-03
    historical
27. 2025-07-28
    price $55,000
28. 2025-07-28
    price $55,000
29. 2025-07-28
    price $55,000
30. 2025-06-19
    price $60,000
31. 2025-06-18
    price $60,000
32. 2025-06-18
    price $60,000
33. 2025-06-03
    price $65,000
34. 2025-06-02
    price $65,000
35. 2025-06-02
    price $65,000
36. 2025-05-12
    listed $70,000 Active
37. 2025-05-12
    listed $70,000 Active
38. 2022-07-29
    historical
39. 2022-07-29
    historical
40. 2022-07-28
    price $36,000
41. 2022-07-28
    price $36,000
42. 2022-06-20
    listed $39,000 Active
43. 2022-06-20
    listed $39,000 Active
44. 2022-02-22
    soldstatus $68,000
45. 2000-07-13
    soldstatus $16,500
46. 2000-02-01
    soldstatus $16,500
47. 1999-12-28
    historical
48. 1999-11-23
    listed $17,900

ⓘ 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: $1,146 · $96/mo
• Projected year-2 tax: $1,146 · $96/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 ≥97°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: $15,557
• − Mortgage interest: −$2,235
• − Property taxes: −$1,146
• − Insurance: −$200
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$1,161
• Taxable income: $8,327
• Est. tax owed @ 24.0%: −$1,998
• After-tax cash flow: $6,435/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

+122.9% since first listed

36 events — show timeline

• 2026-05-14 Price Changed $39,900 MiRealSource-MiMLS
• 2026-05-14 Price Changed $39,900 REALCOMP
• 2026-05-14 Price Changed $39,900 SW Michigan MLS
• 2026-05-05 Price Changed $42,500 MiRealSource-MiMLS
• 2026-05-04 Price Changed $42,500 REALCOMP
• 2026-05-04 Price Changed $42,500 SW Michigan MLS
• 2026-03-31 Price Changed $45,000 MiRealSource-MiMLS
• 2026-03-31 Price Changed $45,000 REALCOMP
• 2026-03-31 Price Changed $45,000 SW Michigan MLS
• 2025-12-17 Listed $47,500 SW Michigan MLS
• 2025-12-17 Listed $47,500 REALCOMP
• 2025-12-17 Listed $47,500 MiRealSource-MiMLS
• 2025-11-04 Listing Removed — MiRealSource-MiMLS
• 2025-11-03 Listing Removed — REALCOMP
• 2025-07-28 Price Changed $55,000 MiRealSource-MiMLS
• 2025-07-28 Price Changed $55,000 REALCOMP
• 2025-07-28 Price Changed $55,000 SW Michigan MLS
• 2025-06-19 Price Changed $60,000 MiRealSource-MiMLS
• 2025-06-18 Price Changed $60,000 REALCOMP
• 2025-06-18 Price Changed $60,000 SW Michigan MLS
• 2025-06-03 Price Changed $65,000 MiRealSource-MiMLS
• 2025-06-02 Price Changed $65,000 REALCOMP
• 2025-06-02 Price Changed $65,000 SW Michigan MLS
• 2025-05-12 Listed $70,000 REALCOMP
• 2025-05-12 Listed $70,000 MiRealSource-MiMLS
• 2022-07-29 Listing Removed — REALCOMP
• 2022-07-29 Listing Removed — MiRealSource-MiMLS
• 2022-07-28 Price Changed $36,000 MiRealSource-MiMLS
• 2022-07-28 Price Changed $36,000 REALCOMP
• 2022-06-20 Listed $39,000 MiRealSource-MiMLS
• 2022-06-20 Listed $39,000 REALCOMP
• 2022-02-22 Sold (Public Records) $68,000 Public Records
• 2000-07-13 Sold (Public Records) $16,500 Public Records
• 2000-02-01 Sold (MLS) $16,500 MiRealSource-MiMLS
• 1999-12-28 Listing Removed — MiRealSource-MiMLS
• 1999-11-23 Listed $17,900 MiRealSource-MiMLS

Property tax history

-2.8%/yr

Latest (2025): $1,146 · -8.7% YoY. Source: county tax records.