9394 Sorrento St · Detroit, MI 48228

$72,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 42 Days on market

Built 1943 4,356 sqft lot $66/sqft · 21% above area Est $60k · 21% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVITING BRICK BUNGALOW HOME LOCATED SOUTH OF W. CHICAGO AND WEST OF MEYERS. THIS HOME FEATURES A COVERED FRONT PORCH, ENCLOSED BACK PORCH, LIVING ROOM WITH FIREPLACE, DINING ROOM, UPDATED KITCHEN, UPDATES TO THE BATHROOM, LARGE PRIMARY BEDROOM UPSTAIRS AND TWO GOOD SIZED BEDROOMS ON THE MAIN FLOOR, AND AN UNFINISHED BASEMENT. PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

Key facts

• Covered front porch
• Brick bungalow
• Enclosed back porch

Tags

• BRICK BUNGALOW
• COVERED FRONT PORCH
• ENCLOSED BACK PORCH
• LIVING ROOM WITH FIREPLACE
• UPDATED KITCHEN
• UPDATES TO THE BATHROOM

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Covered porch; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Living room fireplace; Unfinished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: Rents soft (-2.3%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $1,242/mo this rent would consume 49% of the median local household income ($31k/yr) (locally 4144% 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 $498 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.72% ✓
• Cap rate: 14.35%
• Cash-on-cash: 28.77%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (median comp): $59,628
• List price: $72,000
• Delta: 20.75%
• 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
9393 Meyers Rd	0.16mi	3/1.5	1,108 (+2%)	8mo	$75,000	$68	81
10300 Orangelawn St	0.56mi	3/1.0	1,092 (0%)	4mo	$52,000	$48	70
9982 Littlefield St	0.36mi	3/1.0	1,152 (+6%)	8mo	$47,000	$41	68
9222 Hartwell St	0.30mi	3/1.0	1,000 (-8%)	5mo	$70,000	$70	68
9180 Hartwell St	0.32mi	3/1.5	1,174 (+8%)	5mo	$62,000	$53	66
8938 Hartwell St	0.40mi	3/1.5	1,042 (-5%)	7mo	$100,000	$96	66
10123 Crocuslawn St	0.58mi	3/1.0	1,107 (+1%)	7mo	$104,999	$95	65
8875 Manor St	0.43mi	3/1.0	1,176 (+8%)	8mo	$125,000	$106	61
11437 Manor St	0.58mi	3/1.0	1,006 (-8%)	5mo	$53,900	$54	56
8999 Griggs St	0.55mi	3/2.0	1,196 (+10%)	0mo	$190,000	$159	54
9145 Pinehurst St	0.37mi	3/1.5	1,240 (+14%)	5mo	$66,000	$53	54
8590 Littlefield St	0.56mi	3/1.5	1,218 (+12%)	1mo	$100,000	$82	52

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.77×
• Total profit: $15,495
• Equity at exit: $10,735

10-year hold

• IRR: 25.8%
• Equity multiple: 2.94×
• Total profit: $39,144
• Equity at exit: $6,225

Cash invested: $20,160 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$378
• Tax est. 1.5%: −$90 /mo · $1,080/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $483

Break-even live

Break-even rent $630

Max offer price $72,000

Occupancy floor 56%

Sensitivity live

Price	-10% $533	-5% $508	+0% $483	+5% $458	+10% $434
Rent	-10% $385	-5% $434	+0% $483	+5% $532	+10% $581
Rate	-1.0pp $520	-0.5pp $502	base $483	+0.5pp $465	+1.0pp $446

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	0.11mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	0.22mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	0.27mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	0.43mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.43mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	44d	1	0.45mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	0.48mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	44d	1	0.49mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	44d	1	0.54mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	0.56mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	18d	1	0.71mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.73mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	0.90mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	0.95mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	0.97mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	25d	1	1.02mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	1.05mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	1.07mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	1.10mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	1.10mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	1.11mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.14mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	0d	1	1.15mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	18d	1	1.16mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	1.17mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	17d	1	1.18mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	1.21mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	1.21mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	1.22mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.23mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	44d	1	1.24mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.31mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	1.32mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.34mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.35mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	1.38mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	1.39mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	44d	1	1.39mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	1.39mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	1.43mi

Listing history 23 events

1. 2026-06-18
   days on market $72,000 Active 42 DOM
2. 2026-06-17
   days on market $72,000 Active 41 DOM
3. 2026-06-15
   days on market $72,000 Active 39 DOM
4. 2026-06-13
   days on market $72,000 Active 37 DOM
5. 2026-06-13
   days on market $72,000 Active 36 DOM
6. 2026-06-09
   days on market $72,000 Active 33 DOM
7. 2026-06-08
   days on market $72,000 Active 32 DOM
8. 2026-06-07
   days on market $72,000 Active 31 DOM
9. 2026-06-04
   days on market $72,000 Active 28 DOM
10. 2026-06-03
    days on market $72,000 Active 27 DOM
11. 2026-06-02
    days on market $72,000 Active 26 DOM
12. 2026-06-01
    days on market $72,000 Active 25 DOM
13. 2026-05-31
    days on market $72,000 Active 24 DOM
14. 2026-05-07
    listed $72,000 Active 526-char remark

    Show marketing remark (526 chars)

    INVITING BRICK BUNGALOW HOME LOCATED SOUTH OF W. CHICAGO AND WEST OF MEYERS. THIS HOME FEATURES A COVERED FRONT PORCH, ENCLOSED BACK PORCH, LIVING ROOM WITH FIREPLACE, DINING ROOM, UPDATED KITCHEN, UPDATES TO THE BATHROOM, LARGE PRIMARY BEDROOM UPSTAIRS AND TWO GOOD SIZED BEDROOMS ON THE MAIN FLOOR, AND AN UNFINISHED BASEMENT. PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

15. 2026-05-07
    listed $72,000 Active 526-char remark

    Show marketing remark (526 chars)

    INVITING BRICK BUNGALOW HOME LOCATED SOUTH OF W. CHICAGO AND WEST OF MEYERS. THIS HOME FEATURES A COVERED FRONT PORCH, ENCLOSED BACK PORCH, LIVING ROOM WITH FIREPLACE, DINING ROOM, UPDATED KITCHEN, UPDATES TO THE BATHROOM, LARGE PRIMARY BEDROOM UPSTAIRS AND TWO GOOD SIZED BEDROOMS ON THE MAIN FLOOR, AND AN UNFINISHED BASEMENT. PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

16. 2026-04-06
    historical
17. 2026-04-06
    historical
18. 2025-09-08
    price $72,000
19. 2025-09-08
    price $72,000
20. 2025-08-05
    listed $75,000 Active
21. 2025-08-05
    listed $75,000 Active
22. 2021-06-09
    soldstatus $74,000
23. 2020-08-04
    soldstatus $65,000

ⓘ 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 ≥97°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: $14,900
• − Mortgage interest: −$4,033
• − Property taxes: −$1,080
• − Insurance: −$360
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,095
• Taxable income: $4,948
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $4,612/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+10.8% since first listed

10 events — show timeline

• 2026-05-07 Listed $72,000 REALCOMP
• 2026-05-07 Listed $72,000 MiRealSource-MiMLS
• 2026-04-06 Listing Removed — REALCOMP
• 2026-04-06 Listing Removed — MiRealSource-MiMLS
• 2025-09-08 Price Changed $72,000 MiRealSource-MiMLS
• 2025-09-08 Price Changed $72,000 REALCOMP
• 2025-08-05 Listed $75,000 REALCOMP
• 2025-08-05 Listed $75,000 MiRealSource-MiMLS
• 2021-06-09 Sold (Public Records) $74,000 Public Records
• 2020-08-04 Sold (Public Records) $65,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $5,182 · +0.5% YoY. Source: county tax records.