2396 Superior St · Trenton, MI 48183

$125,000

2 bd · 1.0 ba · 650 sqft · SingleFamily public records · 25 Days on market

Built 1923 3,049 sqft lot

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home on a quiet, tree-lined block in a wonderful neighborhood. This well-maintained small house offers the perfect blend of cozy indoor living and fantastic outdoor space. Step onto the inviting front porch - ideal for morning coffee or greeting neighbors. Inside, the home features a bright and functional layout with two comfortable bedrooms and a full bathroom. The kitchen and living areas are efficiently designed, making this the perfect low-maintenance home for first-time buyers, downsizers, or anyone looking for easy living. The real highlight is the spacious yard and back porch - perfect for relaxing, entertaining, gardening, or letting the kids/pets play safely. The large backyard offers plenty of room to create your own outdoor oasis. Located on a great block with friendly neighbors, this home combines classic curb appeal with practical comfort. Whether you're looking for a starter home or a peaceful retreat, 2396 Superior Street is ready for you to move in and make it your own. A sweet, solid little house with big charm and even bigger outdoor potential!

Key facts

• Spacious yard
• Front porch
• Large backyard

Tags

• FRONT PORCH
• SPACIOUS YARD
• BACK PORCH
• LARGE BACKYARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Water available; Sewer available
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding exterior
• Construction: Slab foundation
• Exterior features: Paved road access; Lot approximately 0.07 acres (30 x 100)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Total of 4 rooms; Home comes with a home warranty

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $0 ($3/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (7.6% below list).
• Recommended offer: $115k (7.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.1% in Trenton — 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 88/100 on livability (#15 in MI, #250 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+.
• Trenton Public Schools (suburban): math 44% / reading 53% proficiency, ranked #109 of 540 in MI (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 171 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent is only 17% of the median local income ($84k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 25 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y 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 $1k; list at $125k implies a 9515% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,496 (7.6% below list)

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-20,191
• Equity at exit: $18,638

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-17,369
• Equity at exit: $10,808

Cash invested: $35,000 (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 48183

• Active inventory: 171
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$205 /mo · $2,455/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $0

Break-even live

Break-even rent $1,155

Max offer price $125,000

Occupancy floor 95%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3854 Fort St Unit 3 Trenton, MI	1.0	1.0	600	$925	$1.54	1d	1	1.30mi

Listing history 28 events

1. 2026-06-18
   days on market $125,000 Active 25 DOM
2. 2026-06-17
   days on market $125,000 Active 24 DOM
3. 2026-06-16
   days on market $125,000 Active 23 DOM
4. 2026-06-15
   days on market $125,000 Active 22 DOM
5. 2026-06-13
   days on market $125,000 Active 20 DOM
6. 2026-06-09
   days on market $125,000 Active 16 DOM
7. 2026-06-08
   days on market $125,000 Active 15 DOM
8. 2026-06-07
   days on market $125,000 Active 14 DOM
9. 2026-06-04
   days on market $125,000 Active 11 DOM
10. 2026-06-03
    days on market $125,000 Active 10 DOM
11. 2026-06-02
    days on market $125,000 Active 9 DOM
12. 2026-06-01
    days on market $125,000 Active 8 DOM
13. 2026-05-31
    days on market $125,000 Active 7 DOM
14. 2026-05-24
    listed $125,000 Active

    Show marketing remark (1109 chars)

    Charming 2-bedroom, 1-bath home on a quiet, tree-lined block in a wonderful neighborhood. This well-maintained small house offers the perfect blend of cozy indoor living and fantastic outdoor space. Step onto the inviting front porch - ideal for morning coffee or greeting neighbors. Inside, the home features a bright and functional layout with two comfortable bedrooms and a full bathroom. The kitchen and living areas are efficiently designed, making this the perfect low-maintenance home for first-time buyers, downsizers, or anyone looking for easy living. The real highlight is the spacious yard and back porch - perfect for relaxing, entertaining, gardening, or letting the kids/pets play safely. The large backyard offers plenty of room to create your own outdoor oasis. Located on a great block with friendly neighbors, this home combines classic curb appeal with practical comfort. Whether you're looking for a starter home or a peaceful retreat, 2396 Superior Street is ready for you to move in and make it your own. A sweet, solid little house with big charm and even bigger outdoor potential!

15. 2026-05-24
    listed $125,000 Active 1109-char remark

    Show marketing remark (1109 chars)

    Charming 2-bedroom, 1-bath home on a quiet, tree-lined block in a wonderful neighborhood. This well-maintained small house offers the perfect blend of cozy indoor living and fantastic outdoor space. Step onto the inviting front porch - ideal for morning coffee or greeting neighbors. Inside, the home features a bright and functional layout with two comfortable bedrooms and a full bathroom. The kitchen and living areas are efficiently designed, making this the perfect low-maintenance home for first-time buyers, downsizers, or anyone looking for easy living. The real highlight is the spacious yard and back porch - perfect for relaxing, entertaining, gardening, or letting the kids/pets play safely. The large backyard offers plenty of room to create your own outdoor oasis. Located on a great block with friendly neighbors, this home combines classic curb appeal with practical comfort. Whether you're looking for a starter home or a peaceful retreat, 2396 Superior Street is ready for you to move in and make it your own. A sweet, solid little house with big charm and even bigger outdoor potential!

16. 2015-02-05
    soldstatus $1,300 Sold 350-char remark

    Show marketing remark (350 chars)

    * * $2000 on a Quit Claim Deed. $7300 in back taxes. Please review inspection report. * * Investment Property in Trenton! Property has good bones and is ready for renovation. Would make a nice rental or flip. Priced to sell. Private owned, fast close!! Taxes are roughly 1200 a year, 2013 showing abatements to be taken care of by the seller.

17. 2015-02-05
    soldstatus $1,300

    Show marketing remark (350 chars)

    * * $2000 on a Quit Claim Deed. $7300 in back taxes. Please review inspection report. * * Investment Property in Trenton! Property has good bones and is ready for renovation. Would make a nice rental or flip. Priced to sell. Private owned, fast close!! Taxes are roughly 1200 a year, 2013 showing abatements to be taken care of by the seller.

18. 2015-01-26
    historical 350-char remark

    Show marketing remark (350 chars)

    * * $2000 on a Quit Claim Deed. $7300 in back taxes. Please review inspection report. * * Investment Property in Trenton! Property has good bones and is ready for renovation. Would make a nice rental or flip. Priced to sell. Private owned, fast close!! Taxes are roughly 1200 a year, 2013 showing abatements to be taken care of by the seller.

19. 2015-01-22
    historical
20. 2015-01-14
    status Active 350-char remark

    Show marketing remark (350 chars)

    * * $2000 on a Quit Claim Deed. $7300 in back taxes. Please review inspection report. * * Investment Property in Trenton! Property has good bones and is ready for renovation. Would make a nice rental or flip. Priced to sell. Private owned, fast close!! Taxes are roughly 1200 a year, 2013 showing abatements to be taken care of by the seller.

21. 2015-01-08
    historical 350-char remark

    Show marketing remark (350 chars)

    * * $2000 on a Quit Claim Deed. $7300 in back taxes. Please review inspection report. * * Investment Property in Trenton! Property has good bones and is ready for renovation. Would make a nice rental or flip. Priced to sell. Private owned, fast close!! Taxes are roughly 1200 a year, 2013 showing abatements to be taken care of by the seller.

22. 2015-01-03
    price $2,000 350-char remark

    Show marketing remark (350 chars)

    * * $2000 on a Quit Claim Deed. $7300 in back taxes. Please review inspection report. * * Investment Property in Trenton! Property has good bones and is ready for renovation. Would make a nice rental or flip. Priced to sell. Private owned, fast close!! Taxes are roughly 1200 a year, 2013 showing abatements to be taken care of by the seller.

23. 2014-07-31
    historical
24. 2014-07-31
    historical
25. 2014-06-10
    listed $16,500 Active 350-char remark

    Show marketing remark (350 chars)

    * * $2000 on a Quit Claim Deed. $7300 in back taxes. Please review inspection report. * * Investment Property in Trenton! Property has good bones and is ready for renovation. Would make a nice rental or flip. Priced to sell. Private owned, fast close!! Taxes are roughly 1200 a year, 2013 showing abatements to be taken care of by the seller.

26. 2014-06-10
    listed $2,000

    Show marketing remark (350 chars)

    * * $2000 on a Quit Claim Deed. $7300 in back taxes. Please review inspection report. * * Investment Property in Trenton! Property has good bones and is ready for renovation. Would make a nice rental or flip. Priced to sell. Private owned, fast close!! Taxes are roughly 1200 a year, 2013 showing abatements to be taken care of by the seller.

27. 2014-06-10
    listed $19,900

    Show marketing remark (350 chars)

    * * $2000 on a Quit Claim Deed. $7300 in back taxes. Please review inspection report. * * Investment Property in Trenton! Property has good bones and is ready for renovation. Would make a nice rental or flip. Priced to sell. Private owned, fast close!! Taxes are roughly 1200 a year, 2013 showing abatements to be taken care of by the seller.

28. 2014-06-10
    listed $19,900

    Show marketing remark (350 chars)

    * * $2000 on a Quit Claim Deed. $7300 in back taxes. Please review inspection report. * * Investment Property in Trenton! Property has good bones and is ready for renovation. Would make a nice rental or flip. Priced to sell. Private owned, fast close!! Taxes are roughly 1200 a year, 2013 showing abatements to be taken care of by the seller.

ⓘ 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: $2,455 · $205/mo
• Projected year-2 tax: $2,455 · $205/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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,860
• − Mortgage interest: −$7,002
• − Property taxes: −$2,455
• − Insurance: −$625
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$3,636
• Taxable loss: −$2,076
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $501/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: Trenton Public Schools
• NCES district ID: 2633900
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $55,947
• Composite: 42.08/100
• National rank: #3321
• State rank: #109 of 540 in MI

Livability — Trenton

• Score: 88/100
• State rank: #15
• US rank: #250

Category grades

Amenities B+ Commute A Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety B- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, MI
• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 41,765
• Household income: $83,508
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 836.0

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 White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 15% Lithuanian 4% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 3% 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: ▼ -222.34%
• Current HPI: 216.3623
• 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

+657.6% since first listed

15 events — show timeline

• 2026-05-24 Listed $125,000 REALCOMP
• 2026-05-24 Listed $125,000 MiRealSource-MiMLS
• 2015-02-05 Sold (MLS) $1,300 MiRealSource-MiMLS
• 2015-02-05 Sold (MLS) $1,300 REALCOMP
• 2015-01-26 Listing Removed — REALCOMP
• 2015-01-22 Listing Removed — MiRealSource-MiMLS
• 2015-01-14 Relisted — REALCOMP
• 2015-01-08 Listing Removed — REALCOMP
• 2015-01-03 Price Changed $2,000 REALCOMP
• 2014-07-31 Listing Removed — MiRealSource-MiMLS
• 2014-07-31 Listing Removed — REALCOMP
• 2014-06-10 Listed $19,900 MiRealSource-MiMLS
• 2014-06-10 Listed $19,900 REALCOMP
• 2014-06-10 Listed $2,000 MiRealSource-MiMLS
• 2014-06-10 Listed $16,500 REALCOMP

Property tax history

+4.8%/yr

Latest (2025): $2,455 · -22.1% YoY. Source: county tax records.