9390 Emmons St · Detroit, MI 48214

$84,999

2 bd · 1.5 ba · 1,505 sqft · SingleFamily public records · 129 Days on market

Built 1913 4,356 sqft lot $56/sqft · 246% above area ↓ 15% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 an opportunity of owning a cute home on a quiet residential block of Detroit. You will fall in love with it's amazing features such as the significant amount of natural light shining in through the front door into the foyer as well as the large windows in the living room and dining room. You will adore how the living room opens up to the dining room giving a more updated floor plan as well as living space. The basement is ready for you to set up your office or gym and the massive yard allows you to begin your own landscaping vision. The purchase of this home comes with 3 VACANT LOTS adjacent to the property as well. Another advantage is the location of this property which is just minutes from Jefferson leading you to Belle Isle, The Detroit River Walk where you can see Canada just across the river (ranked number one in America according to USA TODAY) and our beautiful Downtown Detroit area. Grosse Pointe and West Village are residential areas surrounding this home as well. Don't pass up this opportunity! Contact your agent and book a tour! Property sold as is. The owner require a 24 hour notice.

Key facts

• Large windows
• Updated floor plan
• Natural light

Tags

• NATURAL LIGHT
• LARGE WINDOWS
• UPDATED FLOOR PLAN
• MASSIVE YARD
• MINUTES FROM JEFFERSON
• DETROIT RIVER WALK

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 298 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• At $1,313/mo this rent would consume 47% of the median local household income ($34k/yr) (locally 1364% 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 $587 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.54% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.67%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $18,675
• List price: $84,999
• Delta: 355.15%
• 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
3517 Belvidere St	0.19mi	2/2.0	1,496 (-1%)	5mo	$71,000	$47	84
3054 Cadillac Blvd	0.27mi	3/1.0 (+1)	1,554 (+3%)	11mo	$159,000	$102	66
9331 Goethe St	0.19mi	3/1.0 (+1)	1,646 (+9%)	14mo	$25,000	$15	57
8828 Treadway Pl	0.41mi	3/1.5 (+1)	1,440 (-4%)	18mo	$32,000	$22	54
3466 Bewick St	0.27mi	3/2.0 (+1)	1,308 (-13%)	6mo	$119,900	$92	53
3773 Burns St	0.47mi	3/1.5 (+1)	1,456 (-3%)	18mo	$220,000	$151	53
4258 Seneca St	0.59mi	3/1.5 (+1)	1,655 (+10%)	1mo	$144,000	$87	50
9385 Dorchester St	0.43mi	3/2.0 (+1)	1,311 (-13%)	6mo	$18,000	$14	46
3515 Fischer St	0.42mi	3/1.5 (+1)	1,320 (-12%)	11mo	$345,000	$261	46
3508 Parker St	0.74mi	3/2.5 (+1)	1,400 (-7%)	3mo	$266,300	$190	43
3872 Fischer St	0.41mi	3/1.0 (+1)	1,288 (-14%)	9mo	$62,500	$49	42
2420 Fischer St	0.67mi	3/2.5 (+1)	1,630 (+8%)	16mo	$375,000	$230	33

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: 15.6%
• Equity multiple: 1.63×
• Total profit: $14,879
• Equity at exit: $12,674

10-year hold

• IRR: 24.2%
• Equity multiple: 3.10×
• Total profit: $49,905
• Equity at exit: $7,349

Cash invested: $23,800 (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 48214

• Active inventory: 298
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $450

Break-even live

Break-even rent $744

Max offer price $84,999

Occupancy floor 61%

Sensitivity live

Price	-10% $508	-5% $479	+0% $450	+5% $420	+10% $391
Rent	-10% $346	-5% $398	+0% $450	+5% $501	+10% $553
Rate	-1.0pp $492	-0.5pp $471	base $450	+0.5pp $428	+1.0pp $405

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	44d	1	0.31mi
3954 Saint Clair St Unit 2 Detroit, MI	1.0	1.0	1080	$650	$0.60	12d	1	0.46mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	44d	1	0.79mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	25d	1	0.89mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	44d	1	0.97mi
8001 Kercheval Ave Detroit, MI	1.0–2.0	1.0–2.0	984	$2,270	$2.31	0d	3	1.03mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	18d	1	1.06mi
8925 E Jefferson Ave Detroit, MI	1.0–2.0	1.0–2.0	1050	$1,945	$1.85	44d	9	1.11mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	18d	1	1.14mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	18d	1	1.14mi
8845 E Jefferson Ave Unit 207 Detroit, MI	2.0	1.5	1500	$1,695	$1.13	44d	1	1.14mi
8845 E Jefferson Ave Unit 204 Detroit, MI	2.0	1.5	1150	$2,350	$2.04	44d	1	1.14mi
8845 E Jefferson Ave Unit 206 Detroit, MI	2.0	1.5	1230	$1,660	$1.35	44d	1	1.14mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	18d	1	1.29mi
1454 Townsend St #101 Detroit, MI	2.0	2.0	1268	$2,500	$1.97	4d	1	1.34mi
7918 E Lafayette St #4 Detroit, MI	3.0	1.0	1150	$1,800	$1.57	18d	1	1.42mi
374 E Grand Blvd Unit 2A Detroit, MI	2.0	2.0	1450	$2,750	$1.90	44d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $84,999 Active 129 DOM
2. 2026-06-17
   days on market $84,999 Active 128 DOM
3. 2026-06-15
   days on market $84,999 Active 126 DOM
4. 2026-06-13
   days on market $84,999 Active 124 DOM
5. 2026-06-13
   days on market $84,999 Active 123 DOM
6. 2026-06-09
   days on market $84,999 Active 120 DOM
7. 2026-06-08
   days on market $84,999 Active 119 DOM
8. 2026-06-07
   days on market $84,999 Active 118 DOM
9. 2026-06-04
   days on market $84,999 Active 115 DOM
10. 2026-06-03
    days on market $84,999 Active 114 DOM
11. 2026-06-01
    days on market $84,999 Active 112 DOM
12. 2026-05-31
    days on market $84,999 Active 111 DOM
13. 2026-04-28
    price $84,999 1123-char remark

    Show marketing remark (1123 chars)

    Welcome to an opportunity of owning a cute home on a quiet residential block of Detroit. You will fall in love with it's amazing features such as the significant amount of natural light shining in through the front door into the foyer as well as the large windows in the living room and dining room. You will adore how the living room opens up to the dining room giving a more updated floor plan as well as living space. The basement is ready for you to set up your office or gym and the massive yard allows you to begin your own landscaping vision. The purchase of this home comes with 3 VACANT LOTS adjacent to the property as well. Another advantage is the location of this property which is just minutes from Jefferson leading you to Belle Isle, The Detroit River Walk where you can see Canada just across the river (ranked number one in America according to USA TODAY) and our beautiful Downtown Detroit area. Grosse Pointe and West Village are residential areas surrounding this home as well. Don't pass up this opportunity! Contact your agent and book a tour! Property sold as is. The owner require a 24 hour notice.

14. 2026-04-27
    price $84,999 1123-char remark

    Show marketing remark (1123 chars)

    Welcome to an opportunity of owning a cute home on a quiet residential block of Detroit. You will fall in love with it's amazing features such as the significant amount of natural light shining in through the front door into the foyer as well as the large windows in the living room and dining room. You will adore how the living room opens up to the dining room giving a more updated floor plan as well as living space. The basement is ready for you to set up your office or gym and the massive yard allows you to begin your own landscaping vision. The purchase of this home comes with 3 VACANT LOTS adjacent to the property as well. Another advantage is the location of this property which is just minutes from Jefferson leading you to Belle Isle, The Detroit River Walk where you can see Canada just across the river (ranked number one in America according to USA TODAY) and our beautiful Downtown Detroit area. Grosse Pointe and West Village are residential areas surrounding this home as well. Don't pass up this opportunity! Contact your agent and book a tour! Property sold as is. The owner require a 24 hour notice.

15. 2026-02-09
    listed $99,999 Active 1123-char remark

    Show marketing remark (1123 chars)

    Welcome to an opportunity of owning a cute home on a quiet residential block of Detroit. You will fall in love with it's amazing features such as the significant amount of natural light shining in through the front door into the foyer as well as the large windows in the living room and dining room. You will adore how the living room opens up to the dining room giving a more updated floor plan as well as living space. The basement is ready for you to set up your office or gym and the massive yard allows you to begin your own landscaping vision. The purchase of this home comes with 3 VACANT LOTS adjacent to the property as well. Another advantage is the location of this property which is just minutes from Jefferson leading you to Belle Isle, The Detroit River Walk where you can see Canada just across the river (ranked number one in America according to USA TODAY) and our beautiful Downtown Detroit area. Grosse Pointe and West Village are residential areas surrounding this home as well. Don't pass up this opportunity! Contact your agent and book a tour! Property sold as is. The owner require a 24 hour notice.

16. 2026-02-09
    listed $99,999 Active 1123-char remark

    Show marketing remark (1123 chars)

    Welcome to an opportunity of owning a cute home on a quiet residential block of Detroit. You will fall in love with it's amazing features such as the significant amount of natural light shining in through the front door into the foyer as well as the large windows in the living room and dining room. You will adore how the living room opens up to the dining room giving a more updated floor plan as well as living space. The basement is ready for you to set up your office or gym and the massive yard allows you to begin your own landscaping vision. The purchase of this home comes with 3 VACANT LOTS adjacent to the property as well. Another advantage is the location of this property which is just minutes from Jefferson leading you to Belle Isle, The Detroit River Walk where you can see Canada just across the river (ranked number one in America according to USA TODAY) and our beautiful Downtown Detroit area. Grosse Pointe and West Village are residential areas surrounding this home as well. Don't pass up this opportunity! Contact your agent and book a tour! Property sold as is. The owner require a 24 hour notice.

17. 2026-02-09
    historical

    Show marketing remark (1123 chars)

    Welcome to an opportunity of owning a cute home on a quiet residential block of Detroit. You will fall in love with it's amazing features such as the significant amount of natural light shining in through the front door into the foyer as well as the large windows in the living room and dining room. You will adore how the living room opens up to the dining room giving a more updated floor plan as well as living space. The basement is ready for you to set up your office or gym and the massive yard allows you to begin your own landscaping vision. The purchase of this home comes with 3 VACANT LOTS adjacent to the property as well. Another advantage is the location of this property which is just minutes from Jefferson leading you to Belle Isle, The Detroit River Walk where you can see Canada just across the river (ranked number one in America according to USA TODAY) and our beautiful Downtown Detroit area. Grosse Pointe and West Village are residential areas surrounding this home as well. Don't pass up this opportunity! Contact your agent and book a tour! Property sold as is. The owner require a 24 hour notice.

18. 2026-02-09
    historical

    Show marketing remark (1123 chars)

    Welcome to an opportunity of owning a cute home on a quiet residential block of Detroit. You will fall in love with it's amazing features such as the significant amount of natural light shining in through the front door into the foyer as well as the large windows in the living room and dining room. You will adore how the living room opens up to the dining room giving a more updated floor plan as well as living space. The basement is ready for you to set up your office or gym and the massive yard allows you to begin your own landscaping vision. The purchase of this home comes with 3 VACANT LOTS adjacent to the property as well. Another advantage is the location of this property which is just minutes from Jefferson leading you to Belle Isle, The Detroit River Walk where you can see Canada just across the river (ranked number one in America according to USA TODAY) and our beautiful Downtown Detroit area. Grosse Pointe and West Village are residential areas surrounding this home as well. Don't pass up this opportunity! Contact your agent and book a tour! Property sold as is. The owner require a 24 hour notice.

19. 2025-12-12
    listed $99,999 Active
20. 2025-12-12
    listed $99,999 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,751
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$2,473
• Taxable income: $4,297
• Est. tax owed @ 24.0%: −$1,031
• After-tax cash flow: $4,363/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · 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: ▼ -367.43%
• Current HPI: 102.0969
• 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

-15.0% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $84,999 MiRealSource-MiMLS
• 2026-04-27 Price Changed $84,999 REALCOMP
• 2026-02-09 Listed $99,999 REALCOMP
• 2026-02-09 Listing Removed — REALCOMP
• 2026-02-09 Listing Removed — MiRealSource-MiMLS
• 2026-02-09 Listed $99,999 MiRealSource-MiMLS
• 2025-12-12 Listed $99,999 REALCOMP
• 2025-12-12 Listed $99,999 MiRealSource-MiMLS

Property tax history

-17.4%/yr

Latest (2025): $39 · -57.9% YoY. Source: county tax records.