9660 Abington Ave · Detroit, MI 48227

$69,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 26 Days on market

Built 1939 4,356 sqft lot Est $63k · 10% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• ARV discount +3.2/15.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Purchase a single-family home on Detroit's west side! This is a great opportunity for a homeowner or an investor; with a little TLC, this property can make an excellent home or rental.

Key facts

• 4,356 sq ft lot
• Built 1939
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.7% 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 rising fast (+5.6%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,396/mo this rent would consume 46% of the median local household income ($37k/yr) (locally 2371% 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 $477 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 + 5.6% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y 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 $4k; list at $69k implies a 1871% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.02% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.72%
• DSCR: 2.50
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $62,964
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9660 Abington Ave	0.00mi	3/1.0	1,188 (0%)	1mo	$59,000	$50	99
9909 Asbury Park	0.16mi	3/1.0	1,095 (-8%)	1mo	$95,000	$87	79
11375 Grandmont Ave	0.25mi	3/1.0	1,083 (-9%)	0mo	$104,000	$96	73
9220 Rutherford St	0.52mi	3/1.5	1,199 (+1%)	1mo	$85,000	$71	71
11713 Asbury Park	0.48mi	3/1.5	1,220 (+3%)	4mo	$70,000	$57	68
9987 Winthrop St	0.60mi	3/1.5	1,218 (+2%)	5mo	$40,000	$33	62
12094 Asbury Park	0.61mi	3/1.0	1,156 (-3%)	6mo	$61,000	$53	62
11677 Archdale St	0.50mi	3/1.0	1,106 (-7%)	7mo	$35,000	$32	60
11658 Ashton Ave	0.54mi	3/1.0	1,080 (-9%)	0mo	$89,000	$82	59
9003 Archdale St	0.60mi	3/1.0	1,116 (-6%)	5mo	$40,200	$36	58
11690 Saint Marys St	0.53mi	3/1.0	1,100 (-7%)	7mo	$32,000	$29	57
12122 Mettetal St	0.66mi	3/1.0	1,092 (-8%)	7mo	$48,000	$44	50

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 2.41×
• Total profit: $27,198
• Equity at exit: $10,288

10-year hold

• IRR: 40.8%
• Equity multiple: 5.38×
• Total profit: $84,644
• Equity at exit: $5,966

Cash invested: $19,320 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,396 high
• Mortgage (P&I): −$362
• Tax from tax record: −$169 /mo · $2,030/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $543

Break-even live

Break-even rent $709

Max offer price $69,000

Occupancy floor 56%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	0.11mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	5d	1	0.34mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.45mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	0.48mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	44d	1	0.49mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.53mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	0.54mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	0.57mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.61mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	0.61mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	0.66mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	0.70mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	0.73mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.76mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	0.76mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	0.78mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.78mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	0.80mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	0.84mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.90mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.90mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	0.91mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	0.92mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.93mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.00mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	1.03mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	1.04mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	1.06mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	1.08mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	44d	1	1.10mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.10mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	1.11mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	1.11mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.13mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	22d	1	1.15mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	18d	1	1.15mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	1.16mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	1.16mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	1.21mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.22mi

Listing history 29 events

1. 2026-04-22
   status Pending 184-char remark

   Show marketing remark (184 chars)

   Purchase a single-family home on Detroit's west side! This is a great opportunity for a homeowner or an investor; with a little TLC, this property can make an excellent home or rental.

2. 2026-04-22
   status Pending

   Show marketing remark (184 chars)

   Purchase a single-family home on Detroit's west side! This is a great opportunity for a homeowner or an investor; with a little TLC, this property can make an excellent home or rental.

3. 2026-04-14
   historical Accepting Backup Offers 184-char remark

   Show marketing remark (184 chars)

   Purchase a single-family home on Detroit's west side! This is a great opportunity for a homeowner or an investor; with a little TLC, this property can make an excellent home or rental.

4. 2026-04-14
   historical Active Under Contract

   Show marketing remark (184 chars)

   Purchase a single-family home on Detroit's west side! This is a great opportunity for a homeowner or an investor; with a little TLC, this property can make an excellent home or rental.

5. 2026-03-27
   listed $69,000 Active 184-char remark

   Show marketing remark (184 chars)

   Purchase a single-family home on Detroit's west side! This is a great opportunity for a homeowner or an investor; with a little TLC, this property can make an excellent home or rental.

6. 2026-03-27
   listed $69,000 Active

   Show marketing remark (184 chars)

   Purchase a single-family home on Detroit's west side! This is a great opportunity for a homeowner or an investor; with a little TLC, this property can make an excellent home or rental.

7. 2024-11-12
   historical
8. 2024-11-12
   historical
9. 2024-10-14
   status Active
10. 2024-10-14
    status Active
11. 2024-09-02
    status Pending
12. 2024-09-02
    status Pending
13. 2024-08-01
    listed $79,900 Active
14. 2024-08-01
    listed $79,900 Active
15. 2024-07-29
    historical
16. 2024-07-29
    historical
17. 2022-12-06
    historical
18. 2022-12-06
    historical
19. 2022-08-16
    price $57,000
20. 2022-08-16
    price $57,000
21. 2022-07-14
    listed $58,000 Active
22. 2022-07-13
    listed $58,000 Active
23. 2009-07-17
    historical
24. 2009-07-09
    soldstatus $3,500
25. 2009-07-08
    historical
26. 2009-04-08
    listed $2,500
27. 2009-04-08
    listed $2,500
28. 2009-04-08
    listed $2,500
29. 1997-12-01
    soldstatus $11,000

ⓘ 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: $2,030 · $169/mo
• Projected year-2 tax: $2,030 · $169/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 ≥98°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: $16,749
• − Mortgage interest: −$3,865
• − Property taxes: −$2,030
• − Insurance: −$345
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,007
• Taxable income: $5,822
• Est. tax owed @ 24.0%: −$1,397
• After-tax cash flow: $5,117/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+527.3% since first listed

29 events — show timeline

• 2026-04-22 Pending — MiRealSource-MiMLS
• 2026-04-22 Pending — REALCOMP
• 2026-04-14 Contingent — MiRealSource-MiMLS
• 2026-04-14 Contingent — REALCOMP
• 2026-03-27 Listed $69,000 REALCOMP
• 2026-03-27 Listed $69,000 MiRealSource-MiMLS
• 2024-11-12 Listing Removed — MiRealSource-MiMLS
• 2024-11-12 Listing Removed — REALCOMP
• 2024-10-14 Relisted — MiRealSource-MiMLS
• 2024-10-14 Relisted — REALCOMP
• 2024-09-02 Pending — MiRealSource-MiMLS
• 2024-09-02 Pending — REALCOMP
• 2024-08-01 Listed $79,900 MiRealSource-MiMLS
• 2024-08-01 Listed $79,900 REALCOMP
• 2024-07-29 Coming Soon — REALCOMP
• 2024-07-29 Coming Soon — MiRealSource-MiMLS
• 2022-12-06 Listing Removed — MiRealSource-MiMLS
• 2022-12-06 Listing Removed — REALCOMP
• 2022-08-16 Price Changed $57,000 MiRealSource-MiMLS
• 2022-08-16 Price Changed $57,000 REALCOMP
• 2022-07-14 Listed $58,000 REALCOMP
• 2022-07-13 Listed $58,000 MiRealSource-MiMLS
• 2009-07-17 Listing Removed — REALCOMP
• 2009-07-09 Sold (MLS) $3,500 REALCOMP
• 2009-07-08 Listing Removed — REALCOMP
• 2009-04-08 Listed $2,500 REALCOMP
• 2009-04-08 Listed $2,500 REALCOMP
• 2009-04-08 Listed $2,500 REALCOMP
• 1997-12-01 Sold (Public Records) $11,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,030 · -54.3% YoY. Source: county tax records.