4501 Woodhall St · Detroit, MI 48224

$99,000

3 bd · 1.0 ba · 1,090 sqft · SingleFamily public records · 29 Days on market

Built 1951 6,970 sqft lot Est $121k · 18% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• 1% rule +9.3/10.0
• DSCR +8.4/10.0
• 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

ARE YOU LOOKING FOR A MOVE-IN-READY BRICK BUNGALOW ON A CORNER LOT IN THE CORNERSTONE VILLAGE NEIGHBORHOOD? This is it! Detroit’s strong rental market makes this property an attractive option for local or remote investors seeking a steady stream of rental income with a reliable long-term tenant with a desirable rental history paying $1,200 monthly. This well-maintained 3-bed/1-bath bungalow offers comfortable living spaces with a fenced backyard & detached 2-car garage. New upgrades include PEX plumbing, electrical, walls paint throughout & vinyl windows. PRIME LOCATION minutes away from Grosse Pointe, a few blocks off Mack Ave. , with tons of restaurants, shopping, hospita

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1951

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Natural gas; Forced air heating system
• Home design: Residential property; 1 1/2-story structure; Built in 1951; Frontage approximately 20 feet
• Construction: Basement foundation (below-grade area present)
• Exterior features: Basement foundation; Paved street access

Interior

• Kitchen: Entry-level kitchen (approx. 6 x 4) with ceramic flooring
• Bedrooms: Second-level bedroom (approx. 14 x 9) with carpet; Entry-level bedroom (approx. 10 x 10) with wood flooring; Entry-level bedroom (approx. 10 wide) with wood flooring; Total of 7 rooms
• Flooring: Carpet in at least one bedroom; Wood flooring in living room and two bedrooms; Ceramic flooring in kitchen, dining room, and bathroom
• Bathrooms: One full bathroom (entry level) with ceramic flooring — approx. 7 x 4
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Cable/Internet available; Unfinished basement
• Laundry & utility: Basement present (unfinished) — space for utilities

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• 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 19d 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 38% 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 $684 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 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 16y 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 $55k; list at $99k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.43% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $120,990
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4104 Woodhall St	0.25mi	3/1.0	1,090 (0%)	3mo	$29,900	$27	86
5271 Marseilles St	0.52mi	3/1.0	1,100 (+1%)	5mo	$75,000	$68	70
3482 Grayton St	0.62mi	3/1.0	1,097 (+1%)	3mo	$140,000	$128	67
5279 Cadieux Rd	0.50mi	3/2.0	1,161 (+6%)	0mo	$68,000	$59	62
5220 University Pl	0.47mi	2/1.0 (-1)	1,001 (-8%)	0mo	$40,000	$40	59
866 Lincoln Rd	0.62mi	2/2.0 (-1)	1,104 (+1%)	1mo	$249,000	$226	59
4503 Bishop St	0.41mi	3/1.5	1,215 (+12%)	3mo	$158,000	$130	58
4154 Grayton St	0.39mi	3/1.5	1,227 (+13%)	2mo	$215,000	$175	57
5330 Hereford St	0.56mi	3/1.0	1,204 (+10%)	3mo	$103,000	$86	54
5210 Farmbrook St	0.56mi	2/1.0 (-1)	1,188 (+9%)	3mo	$85,000	$72	51
4200 Grayton St	0.37mi	3/3.0	1,234 (+13%)	4mo	$258,000	$209	50
5762 Oldtown St	0.71mi	3/1.5	1,240 (+14%)	2mo	$138,000	$111	40

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-4,409
• Equity at exit: $14,761

10-year hold

• IRR: 1.9%
• Equity multiple: 1.12×
• Total profit: $3,229
• Equity at exit: $8,560

Cash invested: $27,720 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,414 high
• Mortgage (P&I): −$519
• Tax from tax record: −$327 /mo · $3,922/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $230

Break-even live

Break-even rent $1,123

Max offer price $99,000

Occupancy floor 79%

Sensitivity live

Price	-10% $286	-5% $258	+0% $230	+5% $202	+10% $174
Rent	-10% $118	-5% $174	+0% $230	+5% $286	+10% $342
Rate	-1.0pp $280	-0.5pp $255	base $230	+0.5pp $204	+1.0pp $178

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: $24,750
• Closing costs: $2,970
• 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	0.19mi
890 Neff Rd Grosse Pointe, MI	2.0	1.0	1100	$2,000	$1.82	25d	1	0.53mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	17d	1	0.74mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	18d	1	0.83mi
3626 Courville St Detroit, MI	3.0	1.0	1260	$1,300	$1.03	44d	1	0.85mi
4627 Bedford St Unit 1 Detroit, MI	2.0	1.0	1050	$945	$0.90	21d	1	0.85mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	44d	1	0.87mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	25d	1	0.87mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	6d	1	0.88mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	0d	1	0.91mi
6154 Woodhall St Detroit, MI	2.0	1.0	1136	$1,000	$0.88	44d	1	0.95mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	19d	1	0.97mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	1.00mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	1.00mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	18d	1	1.03mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	44d	1	1.03mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	4d	1	1.04mi
19000 Chandler Park Dr Grosse Pointe, MI	2.0	1.0	1374	$2,195	$1.60	0d	1	1.06mi
19000 Chandler Park Dr Grosse Pointe, MI	2.0	1.0	1374	$2,300	$1.67	0d	1	1.06mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	1.06mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	18d	1	1.06mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	13d	1	1.08mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	19d	1	1.09mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	4d	1	1.09mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	4d	1	1.09mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	18d	1	1.09mi
3651 Buckingham Ave Detroit, MI	3.0	1.0	1320	$1,300	$0.98	18d	1	1.11mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	44d	1	1.13mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	44d	1	1.13mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	5d	1	1.15mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.20mi
3625 Chatsworth St Detroit, MI	3.0	1.5	1182	$1,295	$1.10	25d	1	1.22mi
542 Neff Ln Grosse Pointe, MI	2.0	1.0	900	$1,595	$1.77	44d	1	1.23mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	44d	1	1.27mi
19168 Berden St Grosse Pointe, MI	3.0	1.0	1200	$1,800	$1.50	0d	1	1.28mi
509 Saint Clair Ave Grosse Pointe, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.29mi
4391 Nottingham Rd Unit 4393 Detroit, MI	2.0	1.0	1038	$950	$0.92	6d	1	1.30mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	1.31mi
4151 Nottingham Rd Detroit, MI	2.0	1.0	1022	$1,275	$1.25	18d	1	1.32mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	18d	1	1.33mi

Listing history 45 events

1. 2026-06-21
   days on market $99,000 Active 29 DOM
2. 2026-06-18
   days on market $99,000 Active 26 DOM
3. 2026-06-17
   pricedays on market $99,000 Active 25 DOM
4. 2026-06-15
   days on market $103,000 Active 23 DOM
5. 2026-06-13
   days on market $103,000 Active 21 DOM
6. 2026-06-13
   days on market $103,000 Active 20 DOM
7. 2026-06-09
   days on market $103,000 Active 17 DOM
8. 2026-06-08
   days on market $103,000 Active 16 DOM
9. 2026-06-07
   days on market $103,000 Active 15 DOM
10. 2026-06-04
    days on market $103,000 Active 12 DOM
11. 2026-06-03
    days on market $103,000 Active 11 DOM
12. 2026-06-02
    days on market $103,000 Active 10 DOM
13. 2026-06-01
    days on market $103,000 Active 9 DOM
14. 2026-05-31
    days on market $103,000 Active 8 DOM
15. 2026-05-17
    historical $103,000
16. 2026-01-07
    historical
17. 2026-01-07
    historical
18. 2025-11-04
    listed $99,000 Active
19. 2025-11-03
    listed $99,000 Active
20. 2025-10-26
    historical
21. 2025-10-26
    historical
22. 2025-08-30
    listed $109,000 Active
23. 2025-08-30
    listed $109,000 Active
24. 2025-08-25
    historical
25. 2024-11-08
    soldstatus $55,000
26. 2019-06-05
    historical
27. 2019-06-05
    historical
28. 2019-04-17
    soldstatus $71,500
29. 2019-03-27
    listed $75,600 Active
30. 2019-03-27
    listed $75,600 Active
31. 2018-05-07
    soldstatus $49,430
32. 2017-12-27
    soldstatus $27,500 Closed
33. 2017-12-27
    soldstatus $27,500
34. 2017-12-18
    status Pending
35. 2017-12-05
    price $34,999
36. 2017-11-26
    price $39,300
37. 2017-11-15
    price $44,400
38. 2017-11-05
    listed $50,000 Active
39. 2017-11-05
    listed $34,999
40. 2013-12-12
    soldstatus $8,500
41. 2011-12-25
    historical
42. 2010-12-24
    listed $69,000
43. 2010-10-27
    historical
44. 2010-04-26
    listed $74,900
45. 1994-08-22
    soldstatus $21,000

ⓘ 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: $3,922 · $327/mo
• Projected year-2 tax: $3,922 · $327/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 ≥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: $16,969
• − Mortgage interest: −$5,546
• − Property taxes: −$3,922
• − Insurance: −$495
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$2,880
• Taxable income: $1,412
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $2,420/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

+390.5% since first listed

31 events — show timeline

• 2026-05-17 Coming Soon $103,000 MiRealSource-MiMLS
• 2026-01-07 Listing Removed — REALCOMP
• 2026-01-07 Listing Removed — MiRealSource-MiMLS
• 2025-11-04 Listed $99,000 REALCOMP
• 2025-11-03 Listed $99,000 MiRealSource-MiMLS
• 2025-10-26 Listing Removed — MiRealSource-MiMLS
• 2025-10-26 Listing Removed — REALCOMP
• 2025-08-30 Listed $109,000 MiRealSource-MiMLS
• 2025-08-30 Listed $109,000 REALCOMP
• 2025-08-25 Coming Soon — MiRealSource-MiMLS
• 2024-11-08 Sold (Public Records) $55,000 Public Records
• 2019-06-05 Listing Removed — REALCOMP
• 2019-06-05 Listing Removed — MiRealSource-MiMLS
• 2019-04-17 Sold (Public Records) $71,500 Public Records
• 2019-03-27 Listed $75,600 MiRealSource-MiMLS
• 2019-03-27 Listed $75,600 REALCOMP
• 2018-05-07 Sold (Public Records) $49,430 Public Records
• 2017-12-27 Sold (MLS) $27,500 REALCOMP
• 2017-12-27 Sold (MLS) $27,500 MiRealSource-MiMLS
• 2017-12-18 Pending — MiRealSource-MiMLS
• 2017-12-05 Price Changed $34,999 MiRealSource-MiMLS
• 2017-11-26 Price Changed $39,300 MiRealSource-MiMLS
• 2017-11-15 Price Changed $44,400 MiRealSource-MiMLS
• 2017-11-05 Listed $50,000 MiRealSource-MiMLS
• 2017-11-05 Listed $34,999 REALCOMP
• 2013-12-12 Sold (Public Records) $8,500 Public Records
• 2011-12-25 Listing Removed — MiRealSource-MiMLS
• 2010-12-24 Listed $69,000 MiRealSource-MiMLS
• 2010-10-27 Listing Removed — MiRealSource-MiMLS
• 2010-04-26 Listed $74,900 MiRealSource-MiMLS
• 1994-08-22 Sold (Public Records) $21,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $3,922 · +81.6% YoY. Source: county tax records.