11856 Kilbourne St · Detroit, MI 48213

$110,000

3 bd · 1.0 ba · 1,231 sqft · SingleFamily public records · 43 Days on market

Built 1952 5,663 sqft lot $89/sqft · 67% above area

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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 +17.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• DSCR +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1-bath bungalow that perfectly blends comfort and style! Step inside to find brand-new flooring throughout and a beautifully remodeled kitchen featuring modern finishes and plenty of space for cooking and entertaining. The home also includes a versatile bonus room - ideal for a home office, gaming area, or cozy retreat. With its inviting layout and thoughtful updates, this move-in-ready gem is waiting for you to make it your own! Virtually staged.

Key facts

• Remodeled kitchen
• Brand new flooring
• Versatile bonus room

Tags

• BRAND NEW FLOORING
• REMODELED KITCHEN
• VERSATILE BONUS ROOM

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 40 x 148.53 (0.13 acre)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $75 ($895/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: 190 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $1,337/mo this rent would consume 47% of the median local household income ($34k/yr) (locally 1202% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 43 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $26k; list at $110k implies a 323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 1.22% ✓
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 6.9

CMA / ARV

• ARV (median comp): $65,930
• List price: $110,000
• Delta: 66.84%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11091 Wilshire Dr	0.30mi	2/1.5 (-1)	1,205 (-2%)	3mo	$15,000	$12	73
12019 Sanford St	0.32mi	3/1.0	1,149 (-7%)	2mo	$31,500	$27	72
11833 Wilfred St	0.18mi	4/1.5 (+1)	1,340 (+9%)	7mo	$100,000	$75	64
11090 Patrick Ave	0.51mi	3/2.0	1,180 (-4%)	3mo	$55,000	$47	63
11566 Sanford St	0.38mi	3/1.0	1,048 (-15%)	2mo	$55,000	$52	56
11226 Minden St	0.72mi	3/1.5	1,169 (-5%)	3mo	$49,000	$42	53
8750 E Outer Dr	0.43mi	3/1.0	1,070 (-13%)	7mo	$102,000	$95	52
8801 E Outer Dr	0.47mi	3/1.5	1,047 (-15%)	1mo	$40,000	$38	51
13001 Promenade St	0.68mi	3/1.0	1,124 (-9%)	6mo	$73,800	$66	48
12328 Longview St	0.52mi	4/1.0 (+1)	1,400 (+14%)	1mo	$85,000	$61	47
11785 Nashville St	0.69mi	3/1.5	1,360 (+10%)	4mo	$55,000	$40	45
11860 College St	0.59mi	3/1.5	1,395 (+13%)	9mo	$71,000	$51	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.58×
• Total profit: $-12,919
• Equity at exit: $16,401

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-4,500
• Equity at exit: $9,511

Cash invested: $30,800 (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 48213

• Active inventory: 190
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$577
• Tax from tax record: −$359 /mo · $4,307/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $75

Break-even live

Break-even rent $1,243

Max offer price $110,000

Occupancy floor 89%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	14d	1	0.17mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	17d	1	0.28mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	17d	1	0.45mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	0.45mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	43d	1	0.49mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	17d	1	0.64mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	18d	1	0.64mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	3d	1	0.66mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	0.67mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	43d	1	0.71mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.93mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	1.00mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	43d	1	1.01mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	17d	1	1.03mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	43d	1	1.16mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	1.17mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	18d	1	1.21mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	17d	1	1.32mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	1.33mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	43d	1	1.38mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	1.41mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	1.44mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	17d	1	1.45mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	1.49mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $110,000 Active 43 DOM
2. 2026-06-17
   days on market $110,000 Active 42 DOM
3. 2026-06-15
   days on market $110,000 Active 40 DOM
4. 2026-06-13
   days on market $110,000 Active 38 DOM
5. 2026-06-13
   days on market $110,000 Active 37 DOM
6. 2026-06-09
   days on market $110,000 Active 34 DOM
7. 2026-06-08
   days on market $110,000 Active 33 DOM
8. 2026-06-07
   days on market $110,000 Active 32 DOM
9. 2026-06-04
   days on market $110,000 Active 29 DOM
10. 2026-06-03
    days on market $110,000 Active 28 DOM
11. 2026-06-02
    days on market $110,000 Active 27 DOM
12. 2026-06-01
    days on market $110,000 Active 26 DOM
13. 2026-05-31
    days on market $110,000 Active 25 DOM
14. 2026-05-06
    listed $110,000 Active 489-char remark

    Show marketing remark (489 chars)

    Welcome to this charming 3-bedroom, 1-bath bungalow that perfectly blends comfort and style! Step inside to find brand-new flooring throughout and a beautifully remodeled kitchen featuring modern finishes and plenty of space for cooking and entertaining. The home also includes a versatile bonus room - ideal for a home office, gaming area, or cozy retreat. With its inviting layout and thoughtful updates, this move-in-ready gem is waiting for you to make it your own! Virtually staged.

15. 2026-05-06
    listed $110,000 Active 493-char remark

    Show marketing remark (489 chars)

    Welcome to this charming 3-bedroom, 1-bath bungalow that perfectly blends comfort and style! Step inside to find brand-new flooring throughout and a beautifully remodeled kitchen featuring modern finishes and plenty of space for cooking and entertaining. The home also includes a versatile bonus room - ideal for a home office, gaming area, or cozy retreat. With its inviting layout and thoughtful updates, this move-in-ready gem is waiting for you to make it your own! Virtually staged.

16. 2026-05-04
    historical
17. 2026-05-04
    historical
18. 2026-02-20
    price $110,000
19. 2026-02-19
    price $110,000
20. 2025-12-17
    price $115,000
21. 2025-12-16
    price $115,000
22. 2025-11-03
    listed $120,000 Active
23. 2025-11-03
    listed $120,000 Active
24. 2005-09-14
    historical
25. 2005-08-08
    listed $104,000
26. 1995-10-25
    soldstatus $26,000

ⓘ 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: $4,307 · $359/mo
• Projected year-2 tax: $4,307 · $359/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 · 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: $16,044
• − Mortgage interest: −$6,162
• − Property taxes: −$4,307
• − Insurance: −$550
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$3,200
• Taxable loss: −$743
• Est. tax savings @ 24.0%: +$178
• After-tax cash flow: $1,073/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+323.1% since first listed

13 events — show timeline

• 2026-05-06 Listed $110,000 REALCOMP
• 2026-05-06 Listed $110,000 MiRealSource-MiMLS
• 2026-05-04 Listing Removed — MiRealSource-MiMLS
• 2026-05-04 Listing Removed — REALCOMP
• 2026-02-20 Price Changed $110,000 MiRealSource-MiMLS
• 2026-02-19 Price Changed $110,000 REALCOMP
• 2025-12-17 Price Changed $115,000 MiRealSource-MiMLS
• 2025-12-16 Price Changed $115,000 REALCOMP
• 2025-11-03 Listed $120,000 REALCOMP
• 2025-11-03 Listed $120,000 MiRealSource-MiMLS
• 2005-09-14 Listing Removed — REALCOMP
• 2005-08-08 Listed $104,000 REALCOMP
• 1995-10-25 Sold (Public Records) $26,000 Public Records

Property tax history

+10.7%/yr

Latest (2025): $4,307 · +0.6% YoY. Source: county tax records.