3522 Beniteau St · Detroit, MI 48214

$149,900

3 bd · 1.5 ba · 1,362 sqft · SingleFamily public records · 70 Days on market

Built 1915 4,356 sqft lot Est $125k · 20% over ↓ 5% since listing

---

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 +17.8/30.0
• DSCR +5.6/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sale is subject to probate court approval. Property is occupied - please do not approach the property or occupants without an appointment. No showings without an accepted offer. Property is being sold as-is. Buyer and buyer's agent to verify all information. Great opportunity for investors or buyers looking for a property with potential in Detroit.

Key facts

• 4,356 sq ft lot
• Built 1915
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $129k (13.7% below list).
• Recommended offer: $129k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 10.1% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 300 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $1,293/mo this rent would consume 46% of the median local household income ($34k/yr) (locally 1364% 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 $1k 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 70 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,342 (13.7% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $125,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3504 Beniteau St	0.02mi	3/1.0	1,185 (-13%)	7mo	$13,950	$12	70
4078 Beniteau St	0.37mi	3/1.5	1,309 (-4%)	16mo	$90,000	$69	64
3894 Lillibridge St	0.20mi	4/1.5 (+1)	1,208 (-11%)	6mo	$49,900	$41	62
3466 Bewick St	0.54mi	3/2.0	1,308 (-4%)	6mo	$119,900	$92	61
3459 Saint Clair St	0.43mi	3/2.0	1,250 (-8%)	7mo	$119,900	$96	58
4046 Beniteau St	0.34mi	3/1.5	1,223 (-10%)	15mo	$85,000	$70	54
4472 French Rd	0.56mi	3/1.0	1,245 (-9%)	4mo	$98,000	$79	54
2254 Lillibridge St	0.50mi	3/1.0	1,184 (-13%)	2mo	$105,000	$89	51
4688 French Rd	0.74mi	4/2.0 (+1)	1,458 (+7%)	4mo	$170,000	$117	43
2918 Garland St	0.55mi	4/3.0 (+1)	1,546 (+14%)	1mo	$205,000	$133	40
2931 Garland St	0.57mi	4/3.0 (+1)	1,558 (+14%)	1mo	$215,000	$138	38
3054 Cadillac Blvd	0.68mi	3/1.0	1,554 (+14%)	11mo	$159,000	$102	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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-16,450
• Equity at exit: $22,351

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-4,411
• Equity at exit: $12,961

Cash invested: $41,972 (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 48214

• Active inventory: 300
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$786
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $124

Break-even live

Break-even rent $1,136

Max offer price $149,900

Occupancy floor 85%

Sensitivity live

Price	-10% $209	-5% $167	+0% $124	+5% $82	+10% $39
Rent	-10% $22	-5% $73	+0% $124	+5% $175	+10% $226
Rate	-1.0pp $200	-0.5pp $162	base $124	+0.5pp $85	+1.0pp $46

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3937 Beniteau St Detroit, MI	2.0	1.0	900	$950	$1.06	16d	1	0.25mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	45d	1	0.26mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	18d	1	0.37mi
15111 E Vernor Hwy Unit 6 Detroit, MI	2.0	1.0	900	$1,200	$1.33	25d	1	0.46mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	25d	1	0.46mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	45d	1	0.46mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	45d	1	0.59mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	4d	1	0.59mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	16d	1	0.66mi
2544 Cadillac Blvd Unit 2 Detroit, MI	2.0	1.0	973	$825	$0.85	25d	1	0.74mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	45d	1	0.80mi
2282 Belvidere St Unit 102 Detroit, MI	2.0	2.0	1000	$1,250	$1.25	45d	1	0.99mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	45d	1	1.09mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	45d	1	1.14mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	25d	1	1.23mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	25d	1	1.26mi
450 Marquette Dr Detroit, MI	2.0	1.0	972	$1,200	$1.23	21d	1	1.30mi
8925 E Jefferson Ave Detroit, MI	1.0–2.0	1.0–2.0	1050	$1,945	$1.85	45d	9	1.40mi
8845 E Jefferson Ave Unit 203 Detroit, MI	2.0	1.5	1024	$1,515	$1.48	45d	1	1.44mi
8845 E Jefferson Ave Unit 207 Detroit, MI	2.0	1.5	1500	$1,695	$1.13	45d	1	1.44mi
8845 E Jefferson Ave Unit 205 Detroit, MI	2.0	1.5	960	$1,425	$1.48	45d	1	1.44mi
8845 E Jefferson Ave Unit 204 Detroit, MI	2.0	1.5	1150	$2,350	$2.04	45d	1	1.44mi
8845 E Jefferson Ave Unit 302 Detroit, MI	2.0	2.0	885	$1,460	$1.65	45d	1	1.44mi
8845 E Jefferson Ave Unit 206 Detroit, MI	2.0	1.5	1230	$1,660	$1.35	45d	1	1.44mi
8845 E Jefferson Apt 208 Detroit, MI	2.0	1.5	992	$1,635	$1.65	45d	1	1.44mi

Listing history 8 events

1. 2026-02-04
   status Pending 352-char remark

   Show marketing remark (352 chars)

   Sale is subject to probate court approval. Property is occupied - please do not approach the property or occupants without an appointment. No showings without an accepted offer. Property is being sold as-is. Buyer and buyer's agent to verify all information. Great opportunity for investors or buyers looking for a property with potential in Detroit.

2. 2026-02-04
   status Pending

   Show marketing remark (352 chars)

   Sale is subject to probate court approval. Property is occupied - please do not approach the property or occupants without an appointment. No showings without an accepted offer. Property is being sold as-is. Buyer and buyer's agent to verify all information. Great opportunity for investors or buyers looking for a property with potential in Detroit.

3. 2025-11-26
   listed $149,900 Active 352-char remark

   Show marketing remark (352 chars)

   Sale is subject to probate court approval. Property is occupied - please do not approach the property or occupants without an appointment. No showings without an accepted offer. Property is being sold as-is. Buyer and buyer's agent to verify all information. Great opportunity for investors or buyers looking for a property with potential in Detroit.

4. 2025-11-26
   listed $149,900 Active

   Show marketing remark (352 chars)

   Sale is subject to probate court approval. Property is occupied - please do not approach the property or occupants without an appointment. No showings without an accepted offer. Property is being sold as-is. Buyer and buyer's agent to verify all information. Great opportunity for investors or buyers looking for a property with potential in Detroit.

5. 2019-03-12
   historical
6. 2019-03-12
   historical
7. 2019-02-21
   listed $157,900 Active
8. 2019-02-21
   listed $157,900 Active

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $1,449 · $121/mo
• Expected delta: +$859/yr (+$72/mo · 145.8%)

ⓘ 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: $15,521
• − Mortgage interest: −$8,397
• − Property taxes: −$590
• − Insurance: −$750
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$4,361
• Taxable loss: −$1,059
• Est. tax savings @ 24.0%: +$254
• After-tax cash flow: $1,744/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · 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: ▼ -367.43%
• Current HPI: 102.0969
• 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

-5.1% since first listed

8 events — show timeline

• 2026-02-04 Pending — MiRealSource-MiMLS
• 2026-02-04 Pending — REALCOMP
• 2025-11-26 Listed $149,900 REALCOMP
• 2025-11-26 Listed $149,900 MiRealSource-MiMLS
• 2019-03-12 Listing Removed — REALCOMP
• 2019-03-12 Listing Removed — MiRealSource-MiMLS
• 2019-02-21 Listed $157,900 MiRealSource-MiMLS
• 2019-02-21 Listed $157,900 REALCOMP

Property tax history

+0.7%/yr

Latest (2025): $590 · -35.4% YoY. Source: county tax records.