3411 S Edsel St · Detroit, MI 48217

$109,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 10 Days on market

Built 1923 4,356 sqft lot Est $117k · 6% under

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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 +24.1/30.0
• ARV discount +10.4/15.0
• DSCR +7.8/10.0
• 1% rule +7.0/10.0
• Appreciation +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Charming 3-Bedroom Starter Home in Detroit's Victory Park Neighborhood !! Discover this cozy single-family home at 3411 S Edsel St, Detroit, MI 48217, perfectly sized for comfortable living with classic Detroit character, this 3 bedrooms and 1 bathroom, ideal for first-time buyers, young families, or investors looking for a solid foundation in a convenient Southwest Detroit location. Spacious layout with three bedrooms for flexible use as family spaces, . shopping, dining, parks, and employment hubs – perfect for commuters or those wanting city convenience without the premium price tag. The neighborhood offers a mix of established homes and ongoing revitalization potential in ZIP 48217. Property is rented with a good paying tenant * * * photos taken when the tenants moved in * * *

Key facts

• 4,356 sq ft lot
• Built 1923
• Listed 9 days

Property features AI

Finance

• Other: Located in Victory Park subdivision; Directions: I-75 and north of Outer Drive
• Financial info: Annual tax information available

Exterior

• Parking: No garage
• Utilities: Public water available; Public sewer available
• Home design: Single-family residence; One-and-a-half stories; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding exterior
• Exterior features: Paved road frontage; Lot approximately 45 x 100 (0.1 acre)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).

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: 26 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $872 of equity ($754 loan paydown + $118 appreciation (0.1% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,000

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 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?
4. 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?
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: 1.20% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $116,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12901 Visger St	0.43mi	3/1.0	862 (-7%)	1mo	$85,000	$99	68
3027 Bassett St	0.52mi	3/1.0	962 (+4%)	3mo	$55,000	$57	67
1312 Ferris Ave	0.62mi	3/1.5	930 (+0%)	4mo	$117,000	$126	65
1260 Marion Ave	0.58mi	3/1.0	874 (-6%)	1mo	$155,000	$177	63
2544 S Beatrice St	0.62mi	3/1.0	956 (+3%)	3mo	$115,000	$120	63
1368 Wilson Ave	0.73mi	3/1.0	912 (-1%)	5mo	$165,000	$181	60
2906 S Ethel St	0.53mi	2/1.0 (-1)	892 (-4%)	6mo	$67,800	$76	60
2900 S Ethel St	0.53mi	2/1.0 (-1)	892 (-4%)	6mo	$67,800	$76	60
1383 Cicotte Ave	0.66mi	3/1.0	850 (-8%)	6mo	$135,000	$159	50
1587 Reo Ave	0.59mi	3/1.0	816 (-12%)	5mo	$122,000	$150	49
4134 17th St	0.64mi	3/2.0	822 (-11%)	5mo	$59,000	$72	44
1565 University Ave	0.72mi	3/1.0	816 (-12%)	7mo	$120,000	$147	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.37×
• Total profit: $11,204
• Equity at exit: $32,242

10-year hold

• IRR: 12.6%
• Equity multiple: 2.40×
• Total profit: $42,661
• Equity at exit: $39,232

Cash invested: $30,520 (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 48217

• Home prices YoY: 0.0%
• Active inventory: 26
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$572
• Tax from tax record: −$197 /mo · $2,364/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $216

Break-even live

Break-even rent $1,030

Max offer price $109,000

Occupancy floor 78%

Sensitivity live

Price	-10% $278	-5% $247	+0% $216	+5% $185	+10% $155
Rent	-10% $113	-5% $165	+0% $216	+5% $268	+10% $319
Rate	-1.0pp $271	-0.5pp $244	base $216	+0.5pp $188	+1.0pp $159

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	18d	1	0.41mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	15d	1	0.70mi
1774 Council Ave Lincoln Park, MI	3.0	1.0	864	$1,500	$1.74	0d	1	0.75mi
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	17d	1	0.77mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	18d	1	0.81mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	0d	1	0.84mi
1331 Pingree Ave Lincoln Park, MI	2.0	1.0	725	$1,300	$1.79	0d	1	0.86mi
875 Raupp Pl Unit 2 Lincoln Park, MI	2.0	1.0	800	$970	$1.21	17d	1	0.88mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	25d	1	0.89mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	25d	1	1.03mi
1552 Hanover St Lincoln Park, MI	2.0	1.0	800	$1,250	$1.56	25d	1	1.14mi

Listing history 8 events

1. 2026-06-21
   days on market $109,000 Active 10 DOM
2. 2026-06-18
   days on market $109,000 Active 7 DOM
3. 2026-06-17
   days on market $109,000 Active 6 DOM
4. 2026-06-16
   days on market $109,000 Active 5 DOM
5. 2026-06-15
   days on market $109,000 Active 4 DOM
6. 2026-06-13
   days on market $109,000 Active 2 DOM
7. 2026-06-13
   remarks 693-char remark
8. 2026-06-13
   listed $109,000 Active 1 DOM

ⓘ 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: $2,364 · $197/mo
• Projected year-2 tax: $2,364 · $197/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,651
• − Mortgage interest: −$6,106
• − Property taxes: −$2,364
• − Insurance: −$545
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$3,171
• Taxable income: $961
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $2,365/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
• City population: 572,865
• Population (ZIP): 6,437

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 (78%)
• Race & ethnicity: Black 78% Hispanic / Latino 12% Two or more races 10% White 4%
• Hispanic origin (detail): Mexican 5% Dominican 4%
• Common ancestry: Lithuanian 6% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▲ 0.11%
• Current HPI: 366.479
• Rent YoY: —
• Metro: —
• 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

+9.5% since first listed

3 events — show timeline

• 2026-06-11 Listed $109,000 MiRealSource-MiMLS
• 2026-06-11 Listed $109,000 REALCOMP
• 2023-06-20 Sold (Public Records) $99,500 Public Records

Property tax history

+9.6%/yr

Latest (2025): $2,364 · +95.7% YoY. Source: county tax records.