11718 Plainview Ave · Detroit, MI 48228

$45,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 20 Days on market

Built 1941 5,227 sqft lot Est $44k · at est. ↓ 19% since listing

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Why this score? — see what drove the B- 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
• ARV discount +6.1/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath Detroit bungalow with basement and detached garage. Home offers great potential for the right buyer - cosmetic updates and some TLC will go a long way. Spacious bedrooms and classic bungalow layout make this a solid opportunity for homeowners or investors alike. Conveniently located near shopping, schools, and freeway access.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1941

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Two-story; Entry located at ground level with steps
• Construction: Aluminum siding; Block foundation; Above-grade finished area listed as 704 square feet
• Exterior features: Paved road access; Lot approximately 0.12 acres (42 x 126)

Interior

• Bedrooms: Total of 2 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Partial, unfinished basement; Two levels; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.0% vs local median 10.0% 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); 367 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 42% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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: 2.36% ✓
• Cap rate: 19.96%
• Cash-on-cash: 48.81%
• DSCR: 3.17
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $43,648
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12027 Auburn St	0.07mi	2/1.0	728 (+3%)	20mo	$23,000	$32	75
11730 Westwood St	0.19mi	2/1.0	742 (+5%)	17mo	$64,900	$87	68
11720 Minock St	0.13mi	3/1.5 (+1)	771 (+10%)	5mo	$95,000	$123	67
12642 Kentfield St	0.49mi	2/1.0	742 (+5%)	10mo	$40,000	$54	60
11738 Greenview Ave	0.62mi	2/1.0	692 (-2%)	12mo	$43,000	$62	58
11355 Artesian St	0.47mi	2/1.5	744 (+6%)	15mo	$20,000	$27	54
9962 Evergreen Ave	0.39mi	3/1.0 (+1)	762 (+8%)	16mo	$52,000	$68	50
11697 Stahelin Ave	0.47mi	2/1.0	774 (+10%)	15mo	$16,000	$21	49
13535 Evergreen Rd	0.75mi	2/1.0	754 (+7%)	14mo	$45,700	$61	42
9617 Stahelin Ave	0.69mi	2/1.5	760 (+8%)	16mo	$60,000	$79	39

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: 42.9%
• Equity multiple: 2.77×
• Total profit: $22,260
• Equity at exit: $6,710

10-year hold

• IRR: 47.5%
• Equity multiple: 4.93×
• Total profit: $49,480
• Equity at exit: $3,891

Cash invested: $12,600 (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: 367
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$236
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $513

Break-even live

Break-even rent $415

Max offer price $45,000

Occupancy floor 47%

Sensitivity live

Price	-10% $538	-5% $525	+0% $513	+5% $500	+10% $487
Rent	-10% $429	-5% $471	+0% $513	+5% $555	+10% $597
Rate	-1.0pp $535	-0.5pp $524	base $513	+0.5pp $501	+1.0pp $489

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20237 W Chicago Detroit, MI	1.0	1.0	650	$850	$1.31	0d	2	0.69mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	6d	1	0.90mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	0.93mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	45d	1	0.97mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	1.17mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	45d	6	1.19mi
12611 Memorial St Unit 629104 Detroit, MI	1.0	1.0	700	$995	$1.42	45d	1	1.20mi
12611 Memorial St Unit 629203 Detroit, MI	1.0	1.0	635	$995	$1.57	25d	1	1.20mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	25d	1	1.24mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	6d	4	1.32mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	45d	1	1.36mi

Listing history 14 events

1. 2026-06-22
   price $45,000 Active 20 DOM
2. 2026-06-21
   days on market $57,000 Active 20 DOM
3. 2026-06-18
   days on market $57,000 Active 17 DOM
4. 2026-06-17
   days on market $57,000 Active 16 DOM
5. 2026-06-15
   days on market $57,000 Active 14 DOM
6. 2026-06-13
   days on market $57,000 Active 12 DOM
7. 2026-06-13
   days on market $57,000 Active 11 DOM
8. 2026-06-09
   days on market $57,000 Active 8 DOM
9. 2026-06-08
   days on market $57,000 Active 7 DOM
10. 2026-06-07
    days on market $57,000 Active 6 DOM
11. 2026-06-04
    days on market $57,000 Active 3 DOM
12. 2026-06-03
    days on market $57,000 Active 2 DOM
13. 2026-06-02
    remarks 352-char remark

    Show marketing remark (354 chars)

    Charming 3-bedroom, 1-bath Detroit bungalow with basement and detached garage. Home offers great potential for the right buyer - cosmetic updates and some TLC will go a long way. Spacious bedrooms and classic bungalow layout make this a solid opportunity for homeowners or investors alike. Conveniently located near shopping, schools, and freeway access.

14. 2026-06-02
    listed $57,000 Active 1 DOM

    Show marketing remark (354 chars)

    Charming 3-bedroom, 1-bath Detroit bungalow with basement and detached garage. Home offers great potential for the right buyer - cosmetic updates and some TLC will go a long way. Spacious bedrooms and classic bungalow layout make this a solid opportunity for homeowners or investors alike. Conveniently located near shopping, schools, and freeway access.

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $873 · $73/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 ≥99°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: $12,760
• − Mortgage interest: −$2,521
• − Property taxes: −$873
• − Insurance: −$225
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$1,309
• Taxable income: $5,790
• Est. tax owed @ 24.0%: −$1,390
• After-tax cash flow: $4,761/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

-18.6% since first listed

12 events — show timeline

• 2026-06-02 Price Changed $57,000 MiRealSource-MiMLS
• 2026-06-02 Price Changed $57,000 REALCOMP
• 2026-06-01 Listed $50,000 REALCOMP
• 2026-06-01 Listed $50,000 MiRealSource-MiMLS
• 2026-03-01 Listing Removed — REALCOMP
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-15 Price Changed $60,000 MiRealSource-MiMLS
• 2025-10-15 Price Changed $60,000 REALCOMP
• 2025-10-01 Price Changed $65,000 MiRealSource-MiMLS
• 2025-10-01 Price Changed $65,000 REALCOMP
• 2025-08-27 Listed $70,000 REALCOMP
• 2025-08-27 Listed $70,000 MiRealSource-MiMLS

Property tax history

-4.0%/yr

Latest (2025): $873 · -54.9% YoY. Source: county tax records.