5232 Mcclellan St · Detroit, MI 48213

$35,000

3 bd · 1.0 ba · 1,001 sqft · SingleFamily public records · 297 Days on market

Built 1917 3,049 sqft lot $35/sqft · 17% below area Est $42k · 17% under ↓ 56% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This is a three bedroom home that has a updated kitchen and bathroom, the first has two bedrooms on the first floor, large living room and dining area and bathroom, large bedroom upstairs, full basement, large covered front porch, vinyl siding on house, home is priced to sell, located close to shopping and freeways. buyers to verify all data. hot water heater and furnace are missing

Key facts

• Dining area
• Large living room
• Full basement

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• LARGE LIVING ROOM
• DINING AREA
• FULL BASEMENT
• LARGE COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.9% 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: 190 active listings in the ZIP; 27 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 $1,282/mo this rent would consume 45% 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 $242 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 + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 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 1917 — 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: 3.66% ✓
• Cap rate: 31.90%
• Cash-on-cash: 91.45%
• DSCR: 5.07
• GRM: 2.3

CMA / ARV

• ARV (median comp): $42,285
• List price: $35,000
• Delta: -17.23%
• 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
5232 Mcclellan St	0.00mi	3/1.0	1,001 (0%)	0mo	$33,000	$33	100
5049 Pennsylvania St	0.16mi	3/1.0	1,046 (+4%)	6mo	$15,000	$14	80
5327 Holcomb St	0.16mi	3/2.0	1,046 (+4%)	5mo	$30,000	$29	77
5120 Belvidere St	0.08mi	3/2.0	1,098 (+10%)	12mo	$83,500	$76	66
4143 Holcomb St	0.63mi	3/1.0	962 (-4%)	1mo	$15,000	$16	64
5336 Fischer St	0.33mi	3/1.0	1,096 (+10%)	13mo	$45,000	$41	58
5071 Saint Clair St	0.44mi	3/1.0	872 (-13%)	1mo	$12,000	$14	57
4673 French Rd	0.58mi	3/1.0	1,060 (+6%)	7mo	$16,500	$16	57
5081 Belvidere St	0.12mi	2/1.0 (-1)	890 (-11%)	17mo	$68,000	$76	57
5561 Pennsylvania St	0.23mi	4/1.5 (+1)	868 (-13%)	12mo	$105,000	$121	50
4177 Cadillac Blvd	0.62mi	2/1.5 (-1)	950 (-5%)	16mo	$35,000	$37	42
6156 Iroquois St	0.74mi	2/1.0 (-1)	1,148 (+15%)	3mo	$50,000	$44	34

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: 92.2%
• Equity multiple: 5.28×
• Total profit: $41,929
• Equity at exit: $5,219

10-year hold

• IRR: 95.1%
• Equity multiple: 10.99×
• Total profit: $97,898
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$184
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $747

Break-even live

Break-even rent $337

Max offer price $35,000

Occupancy floor 37%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	0.12mi
4735 Rohns St Unit 6A Detroit, MI	2.0	1.0	850	$1,100	$1.29	1d	1	0.35mi
4735 Rohns St Unit 4A Detroit, MI	2.0	1.0	850	$1,000	$1.18	1d	1	0.35mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	43d	1	0.53mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	17d	1	0.55mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	17d	1	0.59mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	14d	1	0.65mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	43d	1	0.69mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	24d	1	0.70mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	43d	1	0.76mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	17d	1	0.81mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	17d	1	0.87mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	43d	1	0.99mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	24d	1	0.99mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	43d	1	1.00mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	17d	1	1.02mi
3937 Beniteau St Detroit, MI	2.0	1.0	900	$950	$1.06	14d	1	1.08mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	43d	1	1.08mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	17d	1	1.11mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	3d	1	1.12mi
8215 Badger St Detroit, MI	2.0	1.0	1000	$1,000	$1.00	14d	1	1.18mi
3049 Montclair St Unit 1 Detroit, MI	2.0	1.0	850	$950	$1.12	43d	1	1.19mi
3980 Helen St Detroit, MI	2.0	1.0	800	$845	$1.06	16d	1	1.31mi
2544 Cadillac Blvd Unit 2 Detroit, MI	2.0	1.0	973	$825	$0.85	23d	1	1.33mi
2282 Belvidere St Unit 102 Detroit, MI	2.0	2.0	1000	$1,250	$1.25	43d	1	1.37mi
3460 Field St Detroit, MI	2.0	1.0	1000	$1,260	$1.26	4d	1	1.39mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	17d	1	1.48mi

Listing history 18 events

1. 2026-06-09
   days on market $35,000 Active 297 DOM
2. 2026-06-08
   days on market $35,000 Active 296 DOM
3. 2026-06-07
   days on market $35,000 Active 295 DOM
4. 2026-06-04
   days on market $35,000 Active 292 DOM
5. 2026-06-03
   days on market $35,000 Active 291 DOM
6. 2026-06-01
   days on market $35,000 Active 289 DOM
7. 2026-05-31
   days on market $35,000 Active 288 DOM
8. 2026-04-13
   price $35,000 385-char remark

   Show marketing remark (385 chars)

   This is a three bedroom home that has a updated kitchen and bathroom, the first has two bedrooms on the first floor, large living room and dining area and bathroom, large bedroom upstairs, full basement, large covered front porch, vinyl siding on house, home is priced to sell, located close to shopping and freeways. buyers to verify all data. hot water heater and furnace are missing

9. 2026-04-13
   price $35,000 385-char remark

   Show marketing remark (385 chars)

   This is a three bedroom home that has a updated kitchen and bathroom, the first has two bedrooms on the first floor, large living room and dining area and bathroom, large bedroom upstairs, full basement, large covered front porch, vinyl siding on house, home is priced to sell, located close to shopping and freeways. buyers to verify all data. hot water heater and furnace are missing

10. 2025-11-26
    price $40,000 385-char remark

    Show marketing remark (385 chars)

    This is a three bedroom home that has a updated kitchen and bathroom, the first has two bedrooms on the first floor, large living room and dining area and bathroom, large bedroom upstairs, full basement, large covered front porch, vinyl siding on house, home is priced to sell, located close to shopping and freeways. buyers to verify all data. hot water heater and furnace are missing

11. 2025-11-26
    price $40,000 385-char remark

    Show marketing remark (385 chars)

    This is a three bedroom home that has a updated kitchen and bathroom, the first has two bedrooms on the first floor, large living room and dining area and bathroom, large bedroom upstairs, full basement, large covered front porch, vinyl siding on house, home is priced to sell, located close to shopping and freeways. buyers to verify all data. hot water heater and furnace are missing

12. 2025-10-03
    price $50,000 385-char remark

    Show marketing remark (385 chars)

    This is a three bedroom home that has a updated kitchen and bathroom, the first has two bedrooms on the first floor, large living room and dining area and bathroom, large bedroom upstairs, full basement, large covered front porch, vinyl siding on house, home is priced to sell, located close to shopping and freeways. buyers to verify all data. hot water heater and furnace are missing

13. 2025-10-02
    price $50,000 385-char remark

    Show marketing remark (385 chars)

    This is a three bedroom home that has a updated kitchen and bathroom, the first has two bedrooms on the first floor, large living room and dining area and bathroom, large bedroom upstairs, full basement, large covered front porch, vinyl siding on house, home is priced to sell, located close to shopping and freeways. buyers to verify all data. hot water heater and furnace are missing

14. 2025-09-05
    price $59,000 385-char remark

    Show marketing remark (385 chars)

    This is a three bedroom home that has a updated kitchen and bathroom, the first has two bedrooms on the first floor, large living room and dining area and bathroom, large bedroom upstairs, full basement, large covered front porch, vinyl siding on house, home is priced to sell, located close to shopping and freeways. buyers to verify all data. hot water heater and furnace are missing

15. 2025-09-04
    price $59,000 385-char remark

    Show marketing remark (385 chars)

    This is a three bedroom home that has a updated kitchen and bathroom, the first has two bedrooms on the first floor, large living room and dining area and bathroom, large bedroom upstairs, full basement, large covered front porch, vinyl siding on house, home is priced to sell, located close to shopping and freeways. buyers to verify all data. hot water heater and furnace are missing

16. 2025-08-16
    listed $65,000 Active 385-char remark

    Show marketing remark (385 chars)

    This is a three bedroom home that has a updated kitchen and bathroom, the first has two bedrooms on the first floor, large living room and dining area and bathroom, large bedroom upstairs, full basement, large covered front porch, vinyl siding on house, home is priced to sell, located close to shopping and freeways. buyers to verify all data. hot water heater and furnace are missing

17. 2025-08-16
    listed $65,000 Active 385-char remark

    Show marketing remark (385 chars)

    This is a three bedroom home that has a updated kitchen and bathroom, the first has two bedrooms on the first floor, large living room and dining area and bathroom, large bedroom upstairs, full basement, large covered front porch, vinyl siding on house, home is priced to sell, located close to shopping and freeways. buyers to verify all data. hot water heater and furnace are missing

18. 2021-08-16
    soldstatus $79,900

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $813 · $68/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: $15,382
• − Mortgage interest: −$1,961
• − Property taxes: −$813
• − Insurance: −$175
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$1,018
• Taxable income: $8,955
• Est. tax owed @ 24.0%: −$2,149
• After-tax cash flow: $6,813/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

-56.2% since first listed

11 events — show timeline

• 2026-04-13 Price Changed $35,000 MiRealSource-MiMLS
• 2026-04-13 Price Changed $35,000 REALCOMP
• 2025-11-26 Price Changed $40,000 MiRealSource-MiMLS
• 2025-11-26 Price Changed $40,000 REALCOMP
• 2025-10-03 Price Changed $50,000 MiRealSource-MiMLS
• 2025-10-02 Price Changed $50,000 REALCOMP
• 2025-09-05 Price Changed $59,000 MiRealSource-MiMLS
• 2025-09-04 Price Changed $59,000 REALCOMP
• 2025-08-16 Listed $65,000 REALCOMP
• 2025-08-16 Listed $65,000 MiRealSource-MiMLS
• 2021-08-16 Sold (Public Records) $79,900 Public Records

Property tax history

+2.9%/yr

Latest (2025): $813 · -53.5% YoY. Source: county tax records.