9316 Mckinney St · Detroit, MI 48224

$125,000

5 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 93 Days on market

Built 1938 4,356 sqft lot $89/sqft · 19% above area Est $105k · 19% over

---

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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• 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

Built during Detroit’s mid-century housing boom, homes in Yorkshire Woods are known for their quality craftsmanship and enduring appeal. Expect classic features such as hardwood floors, coved ceilings, arched entryways, and detailed brickwork, all set along tree lined streets that give the neighborhood its warm, established feel. Yorkshire Woods features an impressive mix of brick bungalows, Tudor-style homes, and Colonial Revivals, many built between the 1930s–1960s, offering charm rarely found in newer construction. The neighborhood is supported by an active community organization that hosts events, clean-ups, and beautification projects like the Four Angels Garden, helping maintain pride of ownership and neighborhood stability. Property is currently being rented for $1,875 per month. Property is 1 of 11 in a portfolio being sold all within the Downtown Area. Buy 1 or as many as you would like. MLS#s for the other 10 properties: 20261015005, 20261015035, 20261015052, 20261015057, 20261015574, 20261015576, 20261015577, 20261015578, 20261015586, 20261015683

Key facts

• Brick bungalows
• Detailed brickwork
• Coved ceilings

Tags

• HARDWOOD FLOORS
• COVED CEILINGS
• ARCHED ENTRYWAYS
• DETAILED BRICKWORK
• TREE LINED STREETS
• BRICK BUNGALOWS

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

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 flat; 484 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,716/mo this rent would consume 46% of the median local household income ($45k/yr) (locally 2515% 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 $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 93 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.1

CMA / ARV

• ARV (median comp): $104,940
• List price: $125,000
• Delta: 19.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9215 Bedford St	0.15mi	5/1.5	1,450 (+3%)	12mo	$55,000	$38	76
9444 Beaconsfield St	0.28mi	5/1.5	1,369 (-3%)	6mo	$135,000	$99	75
9211 Devonshire Rd	0.06mi	4/1.0 (-1)	1,291 (-8%)	10mo	$135,000	$105	70
9142 Yorkshire Rd	0.53mi	5/1.5	1,450 (+3%)	9mo	$65,000	$45	60
5935 Devonshire Rd	0.22mi	4/1.0 (-1)	1,560 (+11%)	10mo	$165,000	$106	59
9969 Bishop St	0.52mi	4/1.5 (-1)	1,452 (+3%)	8mo	$180,000	$124	57
10024 Balfour Rd	0.22mi	4/2.0 (-1)	1,600 (+14%)	5mo	$155,000	$97	54
9241 Manistique St	0.66mi	4/1.0 (-1)	1,424 (+1%)	14mo	$75,000	$53	51
10442 Lakepointe St	0.40mi	4/2.0 (-1)	1,314 (-7%)	15mo	$142,000	$108	49
5545 Maryland St	0.68mi	4/1.0 (-1)	1,251 (-11%)	6mo	$140,000	$112	40
11161 Stockwell St	0.71mi	4/1.5 (-1)	1,300 (-8%)	12mo	$126,900	$98	37
9184 Manistique St	0.64mi	4/1.0 (-1)	1,237 (-12%)	14mo	$47,000	$38	33

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.08×
• Total profit: $2,957
• Equity at exit: $18,638

10-year hold

• IRR: 9.4%
• Equity multiple: 1.64×
• Total profit: $22,559
• 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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$656
• Tax from tax record: −$225 /mo · $2,698/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $424

Break-even live

Break-even rent $1,180

Max offer price $125,000

Occupancy floor 70%

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	0.34mi
9142 Yorkshire Rd Detroit, MI	5.0	1.5	1450	$1,700	$1.17	2d	1	0.51mi
10030 Bishop St Detroit, MI	5.0	2.0	1721	$1,200	$0.70	17d	1	0.52mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	44d	1	0.54mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	44d	1	1.03mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	24d	1	1.09mi

Listing history 27 events

1. 2026-06-18
   days on market $125,000 Active 93 DOM
2. 2026-06-17
   days on market $125,000 Active 92 DOM
3. 2026-06-15
   days on market $125,000 Active 90 DOM
4. 2026-06-13
   days on market $125,000 Active 88 DOM
5. 2026-06-13
   days on market $125,000 Active 87 DOM
6. 2026-06-09
   days on market $125,000 Active 84 DOM
7. 2026-06-08
   days on market $125,000 Active 83 DOM
8. 2026-06-07
   days on market $125,000 Active 82 DOM
9. 2026-06-04
   days on market $125,000 Active 79 DOM
10. 2026-06-03
    days on market $125,000 Active 78 DOM
11. 2026-06-01
    days on market $125,000 Active 76 DOM
12. 2026-05-31
    days on market $125,000 Active 75 DOM
13. 2026-03-17
    listed $150,000 Active 1085-char remark

    Show marketing remark (1092 chars)

    Built during Detroit's mid-century housing boom, homes in Yorkshire Woods are known for their quality craftsmanship and enduring appeal. Expect classic features such as hardwood floors, coved ceilings, arched entryways, and detailed brickwork, all set along tree lined streets that give the neighborhood its warm, established feel. Yorkshire Woods features an impressive mix of brick bungalows, Tudor-style homes, and Colonial Revivals, many built between the 1930s–1960s, offering charm rarely found in newer construction. The neighborhood is supported by an active community organization that hosts events, clean-ups, and beautification projects like the Four Angels Garden, helping maintain pride of ownership and neighborhood stability. Property is currently being rented for $1,875 per month. Property is 1 of 11 in a portfolio being sold all within the Downtown Area. Buy 1 or as many as you would like. MLS#s for the other 10 properties: 20261015005, 20261015035, 20261015052, 20261015057, 20261015574, 20261015576, 20261015577, 20261015578, 20261015586, 20261015683

14. 2026-03-17
    listed $150,000 Active 1092-char remark

    Show marketing remark (1092 chars)

    Built during Detroit's mid-century housing boom, homes in Yorkshire Woods are known for their quality craftsmanship and enduring appeal. Expect classic features such as hardwood floors, coved ceilings, arched entryways, and detailed brickwork, all set along tree lined streets that give the neighborhood its warm, established feel. Yorkshire Woods features an impressive mix of brick bungalows, Tudor-style homes, and Colonial Revivals, many built between the 1930s–1960s, offering charm rarely found in newer construction. The neighborhood is supported by an active community organization that hosts events, clean-ups, and beautification projects like the Four Angels Garden, helping maintain pride of ownership and neighborhood stability. Property is currently being rented for $1,875 per month. Property is 1 of 11 in a portfolio being sold all within the Downtown Area. Buy 1 or as many as you would like. MLS#s for the other 10 properties: 20261015005, 20261015035, 20261015052, 20261015057, 20261015574, 20261015576, 20261015577, 20261015578, 20261015586, 20261015683

15. 2026-02-21
    historical
16. 2026-02-21
    historical
17. 2025-10-06
    listed $149,900 Active
18. 2025-10-06
    listed $149,900 Active
19. 2023-05-19
    soldstatus $139,000
20. 1997-02-12
    soldstatus $45,000
21. 1997-01-24
    soldstatus $45,000
22. 1997-01-18
    historical
23. 1996-11-14
    listed $45,900
24. 1995-11-21
    soldstatus $16,500
25. 1995-11-02
    soldstatus $16,500
26. 1995-03-29
    historical
27. 1995-02-24
    listed $22,000

ⓘ 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: $2,698 · $225/mo
• Projected year-2 tax: $2,698 · $225/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 ≥95°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: $20,598
• − Mortgage interest: −$7,002
• − Property taxes: −$2,698
• − Insurance: −$625
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$3,636
• Taxable income: $3,341
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $4,281/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · 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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+581.8% since first listed

15 events — show timeline

• 2026-03-17 Listed $150,000 REALCOMP
• 2026-03-17 Listed $150,000 MiRealSource-MiMLS
• 2026-02-21 Listing Removed — MiRealSource-MiMLS
• 2026-02-21 Listing Removed — REALCOMP
• 2025-10-06 Listed $149,900 REALCOMP
• 2025-10-06 Listed $149,900 MiRealSource-MiMLS
• 2023-05-19 Sold (Public Records) $139,000 Public Records
• 1997-02-12 Sold (Public Records) $45,000 Public Records
• 1997-01-24 Sold (MLS) $45,000 MiRealSource-MiMLS
• 1997-01-18 Listing Removed — MiRealSource-MiMLS
• 1996-11-14 Listed $45,900 MiRealSource-MiMLS
• 1995-11-21 Sold (Public Records) $16,500 Public Records
• 1995-11-02 Sold (MLS) $16,500 MiRealSource-MiMLS
• 1995-03-29 Listing Removed — MiRealSource-MiMLS
• 1995-02-24 Listed $22,000 MiRealSource-MiMLS

Property tax history

+3.4%/yr

Latest (2025): $2,698 · -38.0% YoY. Source: county tax records.