9821 Manistique St · Detroit, MI 48224

$99,777

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 23 Days on market

Built 1951 6,534 sqft lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 9821 Manistique, a brick ranch offering 2 bedrooms, 1.5 bathrooms, a full basement, and a detached 1-car garage. The home features a functional floor plan, generous storage space, and an opportunity for a new owner to add their own personal touches. Conveniently located on Detroit's east side with access to shopping, dining, parks, schools, and major commuter routes. Whether you're searching for a primary residence or your next investment opportunity, this property offers a solid foundation in an established neighborhood. Buyer and buyer's agent to verify all information.

Key facts

• Full basement
• Brick ranch
• Detached garage

Tags

• BRICK RANCH
• FULL BASEMENT
• DETACHED GARAGE
• FUNCTIONAL FLOOR PLAN
• GENEROUS STORAGE SPACE
• ESTABLISHED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached garage (1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 35 x 190 (0.15 acres)

Interior

• Bedrooms: Total rooms: 2
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (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; 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 32% 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 $690 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 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 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 $2k; list at $100k implies a 5443% 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 $98,280 (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: 1.18% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.12%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $50,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9768 Manistique St	0.06mi	3/1.0 (+1)	986 (+4%)	0mo	$35,000	$35	86
10058 Greensboro St	0.37mi	3/1.0 (+1)	928 (-2%)	3mo	$40,000	$43	71
10696 Stratman St	0.34mi	3/1.5 (+1)	1,000 (+5%)	3mo	$53,000	$53	66
9459 Lakepointe St	0.28mi	3/1.0 (+1)	855 (-10%)	2mo	$40,000	$47	64
10904 N Mogul St	0.32mi	3/1.0 (+1)	1,045 (+10%)	0mo	$113,000	$108	63
11203 Stockwell St	0.46mi	3/1.0 (+1)	1,012 (+6%)	5mo	$107,500	$106	58
14263 Hampshire St	0.49mi	3/1.0 (+1)	1,056 (+11%)	5mo	$16,500	$16	50
10326 Beaconsfield St	0.59mi	3/1.0 (+1)	1,042 (+10%)	3mo	$66,000	$63	49
14728 Wilfred St	0.61mi	3/1.0 (+1)	1,050 (+10%)	3mo	$30,500	$29	47
5818 Beaconsfield St	0.66mi	3/1.5 (+1)	1,038 (+9%)	3mo	$60,000	$58	44
11830 Riad St	0.73mi	2/1.0	1,076 (+13%)	5mo	$42,000	$39	40
5759 Barham St	0.70mi	3/1.0 (+1)	1,075 (+13%)	5mo	$72,000	$67	37

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-838
• Equity at exit: $14,877

10-year hold

• IRR: 6.4%
• Equity multiple: 1.43×
• Total profit: $12,050
• Equity at exit: $8,627

Cash invested: $27,938 (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: 492
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,181 high
• Mortgage (P&I): −$523
• Tax from tax record: −$86 /mo · $1,028/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $282

Break-even live

Break-even rent $823

Max offer price $99,777

Occupancy floor 71%

Sensitivity live

Price	-10% $339	-5% $310	+0% $282	+5% $254	+10% $226
Rent	-10% $189	-5% $236	+0% $282	+5% $329	+10% $375
Rate	-1.0pp $332	-0.5pp $308	base $282	+0.5pp $256	+1.0pp $230

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: $24,944
• Closing costs: $2,993
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	18d	1	0.22mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.31mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	45d	1	0.31mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	16d	1	0.35mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	16d	1	0.40mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	45d	1	0.50mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	45d	1	0.51mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	0.62mi
13067 Wade St Detroit, MI	2.0	1.0	660	$900	$1.36	6d	1	0.70mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,225	$1.11	0d	1	0.72mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	5d	1	0.81mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	45d	1	0.95mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	45d	1	0.98mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	1.00mi
15238 Seymour St Detroit, MI	3.0	1.0	1064	$1,300	$1.22	0d	1	1.04mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.04mi
5076 Chalmers St Unit 5074 Detroit, MI	1.0	1.0	700	$925	$1.32	25d	1	1.08mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	1.08mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	45d	1	1.10mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	25d	1	1.12mi
5284 Devonshire Rd Unit 2 Detroit, MI	1.0	1.0	750	$1,050	$1.40	16d	1	1.12mi
5025 Somerset Ave Detroit, MI	1.0	1.0	772	$900	$1.17	45d	1	1.12mi
14103 Rochelle Ave Unit 3 Detroit, MI	1.0	1.0	700	$800	$1.14	45d	1	1.15mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	45d	1	1.16mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	45d	1	1.17mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	45d	1	1.18mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	45d	1	1.18mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	45d	1	1.20mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	45d	1	1.21mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	1.22mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	1.24mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	45d	1	1.26mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	6d	1	1.27mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	1.27mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	0d	1	1.28mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	6d	1	1.30mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	13d	1	1.31mi
4667 Eastlawn St Detroit, MI	3.0	1.0	646	$1,095	$1.70	5d	1	1.40mi
4391 Nottingham Rd Unit 4393 Detroit, MI	2.0	1.0	1038	$950	$0.92	6d	1	1.43mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	16d	1	1.44mi

Listing history 14 events

1. 2026-06-21
   days on market $99,777 Active 23 DOM
2. 2026-06-18
   days on market $99,777 Active 20 DOM
3. 2026-06-17
   pricedays on market $99,777 Active 19 DOM
4. 2026-06-15
   days on market $104,777 Active 17 DOM
5. 2026-06-13
   days on market $104,777 Active 15 DOM
6. 2026-06-13
   days on market $104,777 Active 14 DOM
7. 2026-06-09
   days on market $104,777 Active 11 DOM
8. 2026-06-08
   days on market $104,777 Active 10 DOM
9. 2026-06-07
   days on market $104,777 Active 9 DOM
10. 2026-06-04
    days on market $104,777 Active 6 DOM
11. 2026-06-03
    days on market $104,777 Active 5 DOM
12. 2026-06-02
    days on market $104,777 Active 4 DOM
13. 2026-06-01
    days on market $104,777 Active 3 DOM
14. 2026-05-31
    days on market $104,777 Active 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: $1,028 · $86/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: +$254/yr (+$21/mo · 24.7%)

ⓘ 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 ≥95°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: $14,168
• − Mortgage interest: −$5,589
• − Property taxes: −$1,028
• − Insurance: −$499
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$2,903
• Taxable income: $1,882
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $2,935/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

+4091.1% since first listed

8 events — show timeline

• 2026-05-29 Listed $104,777 REALCOMP
• 2026-05-29 Listed $104,777 MiRealSource-MiMLS
• 2013-07-30 Sold (MLS) $1,800 MiRealSource-MiMLS
• 2013-06-30 Sold (MLS) $1,800 REALCOMP
• 2013-06-28 Listing Removed — MiRealSource-MiMLS
• 2013-06-28 Listing Removed — REALCOMP
• 2013-06-03 Listed $2,500 MiRealSource-MiMLS
• 2013-05-31 Listed $2,500 REALCOMP

Property tax history

-2.9%/yr

Latest (2025): $1,028 · -34.7% YoY. Source: county tax records.