11635 Greenview Ave · Detroit, MI 48228

$69,000

2 bd · 1.0 ba · 692 sqft · SingleFamily public records · 22 Days on market

Built 1942 4,356 sqft lot

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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 +7.5/15.0
• 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

Brick ranch tenant occupied with Section 8 tenant paying $1,010 monthly. Reliable income-producing property ideal for investors. Do not disturb tenant.

Key facts

• 4,356 sq ft lot
• Built 1942
• Listed 22 days

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One story; Ground-level entry with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 35 x 125 (0.1 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/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.

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); 363 active listings in the ZIP; 10 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).
• This rent runs 41% 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 $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 + 0.0% rent growth), your $19k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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 $26k; list at $69k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

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

Questions for the listing agent

1. Built in 1942 — 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: 1.52% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.71%
• DSCR: 1.92
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $42,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11738 Greenview Ave	0.10mi	2/1.0	692 (0%)	12mo	$43,000	$62	85
11355 Artesian St	0.24mi	2/1.5	744 (+8%)	15mo	$20,000	$27	62
11697 Stahelin Ave	0.14mi	2/1.0	774 (+12%)	15mo	$16,000	$21	61
11730 Westwood St	0.42mi	2/1.0	742 (+7%)	17mo	$64,900	$87	54
12900 Faust Ave	0.74mi	2/1.0	735 (+6%)	6mo	$18,500	$25	50
12876 Faust Ave	0.71mi	2/1.0	760 (+10%)	2mo	$44,999	$59	48
12027 Auburn St	0.58mi	2/1.0	728 (+5%)	20mo	$23,000	$32	48
9617 Stahelin Ave	0.44mi	2/1.5	760 (+10%)	16mo	$60,000	$79	48
11720 Minock St	0.48mi	3/1.5 (+1)	771 (+11%)	5mo	$95,000	$123	47
9950 Memorial St	0.66mi	3/1.0 (+1)	746 (+8%)	7mo	$5,500	$7	45
10009 Archdale St	0.45mi	3/1.0 (+1)	772 (+12%)	18mo	$51,000	$66	40
9962 Evergreen Ave	0.72mi	3/1.0 (+1)	762 (+10%)	16mo	$52,000	$68	31

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: 9.6%
• Equity multiple: 1.36×
• Total profit: $7,013
• Equity at exit: $10,288

10-year hold

• IRR: 16.0%
• Equity multiple: 2.12×
• Total profit: $21,686
• 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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,049 high
• Mortgage (P&I): −$362
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $334

Break-even live

Break-even rent $627

Max offer price $69,000

Occupancy floor 63%

Sensitivity live

Price	-10% $373	-5% $353	+0% $334	+5% $314	+10% $294
Rent	-10% $251	-5% $292	+0% $334	+5% $375	+10% $416
Rate	-1.0pp $368	-0.5pp $351	base $334	+0.5pp $316	+1.0pp $297

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.55mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	0.69mi
12611 Memorial St Unit 629203 Detroit, MI	1.0	1.0	635	$995	$1.57	24d	1	0.71mi
12611 Memorial St Unit 629104 Detroit, MI	1.0	1.0	700	$995	$1.42	44d	1	0.71mi
20237 W Chicago Detroit, MI	1.0	1.0	650	$850	$1.31	44d	1	1.02mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	44d	1	1.08mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	1.14mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	1.30mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	44d	1	1.36mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	1.39mi

Listing history 34 events

1. 2026-06-18
   days on market $69,000 Active 22 DOM
2. 2026-06-17
   days on market $69,000 Active 21 DOM
3. 2026-06-15
   days on market $69,000 Active 19 DOM
4. 2026-06-13
   days on market $69,000 Active 17 DOM
5. 2026-06-13
   days on market $69,000 Active 16 DOM
6. 2026-06-09
   days on market $69,000 Active 13 DOM
7. 2026-06-08
   days on market $69,000 Active 12 DOM
8. 2026-06-07
   days on market $69,000 Active 11 DOM
9. 2026-06-04
   days on market $69,000 Active 8 DOM
10. 2026-06-03
    days on market $69,000 Active 7 DOM
11. 2026-06-02
    days on market $69,000 Active 6 DOM
12. 2026-06-01
    days on market $69,000 Active 5 DOM
13. 2026-05-31
    days on market $69,000 Active 4 DOM
14. 2026-05-27
    listed $69,000 Active

    Show marketing remark (151 chars)

    Brick ranch tenant occupied with Section 8 tenant paying $1,010 monthly. Reliable income-producing property ideal for investors. Do not disturb tenant.

15. 2026-05-27
    listed $69,000 Active 151-char remark

    Show marketing remark (151 chars)

    Brick ranch tenant occupied with Section 8 tenant paying $1,010 monthly. Reliable income-producing property ideal for investors. Do not disturb tenant.

16. 2025-01-18
    historical $1,200
17. 2024-09-11
    listed $1,200
18. 2021-08-25
    soldstatus $25,750 Sold 151-char remark

    Show marketing remark (151 chars)

    Investors Specials! Buy, Fix and Rent! Great Home To Add To Your Portfolio. No Showings Until Accepted Offer. Sold AS-IS. No Land Contracts. Cash Only.

19. 2021-08-25
    soldstatus $25,750 Closed

    Show marketing remark (151 chars)

    Investors Specials! Buy, Fix and Rent! Great Home To Add To Your Portfolio. No Showings Until Accepted Offer. Sold AS-IS. No Land Contracts. Cash Only.

20. 2021-07-26
    status Pending

    Show marketing remark (151 chars)

    Investors Specials! Buy, Fix and Rent! Great Home To Add To Your Portfolio. No Showings Until Accepted Offer. Sold AS-IS. No Land Contracts. Cash Only.

21. 2021-07-26
    status Pending 151-char remark

    Show marketing remark (151 chars)

    Investors Specials! Buy, Fix and Rent! Great Home To Add To Your Portfolio. No Showings Until Accepted Offer. Sold AS-IS. No Land Contracts. Cash Only.

22. 2021-07-21
    historical
23. 2021-06-23
    historical Accepting Backup Offers

    Show marketing remark (151 chars)

    Investors Specials! Buy, Fix and Rent! Great Home To Add To Your Portfolio. No Showings Until Accepted Offer. Sold AS-IS. No Land Contracts. Cash Only.

24. 2021-06-23
    historical Accepting Backup Offers 151-char remark

    Show marketing remark (151 chars)

    Investors Specials! Buy, Fix and Rent! Great Home To Add To Your Portfolio. No Showings Until Accepted Offer. Sold AS-IS. No Land Contracts. Cash Only.

25. 2021-05-20
    listed $30,000 Active 151-char remark

    Show marketing remark (151 chars)

    Investors Specials! Buy, Fix and Rent! Great Home To Add To Your Portfolio. No Showings Until Accepted Offer. Sold AS-IS. No Land Contracts. Cash Only.

26. 2021-05-20
    listed $30,000 Active

    Show marketing remark (151 chars)

    Investors Specials! Buy, Fix and Rent! Great Home To Add To Your Portfolio. No Showings Until Accepted Offer. Sold AS-IS. No Land Contracts. Cash Only.

27. 2020-10-25
    historical
28. 2020-10-24
    historical
29. 2020-09-24
    listed $79,900 Active
30. 2020-09-24
    listed $79,900 Active
31. 1999-05-05
    soldstatus $7,000
32. 1999-05-05
    soldstatus $36,285
33. 1998-06-25
    soldstatus $7,000
34. 1998-06-25
    soldstatus $17,000

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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: $12,589
• − Mortgage interest: −$3,865
• − Property taxes: −$1,256
• − Insurance: −$345
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,007
• Taxable income: $3,101
• Est. tax owed @ 24.0%: −$744
• After-tax cash flow: $3,258/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

+885.7% since first listed

21 events — show timeline

• 2026-05-27 Listed $69,000 REALCOMP
• 2026-05-27 Listed $69,000 MiRealSource-MiMLS
• 2025-01-18 Rental Removed $1,200 APPFOLIO
• 2024-09-11 Listed for Rent $1,200 APPFOLIO
• 2021-08-25 Sold (MLS) $25,750 MiRealSource-MiMLS
• 2021-08-25 Sold (MLS) $25,750 REALCOMP
• 2021-07-26 Pending — MiRealSource-MiMLS
• 2021-07-26 Pending — REALCOMP
• 2021-07-21 Listing Removed — MiRealSource-MiMLS
• 2021-06-23 Contingent — MiRealSource-MiMLS
• 2021-06-23 Contingent — REALCOMP
• 2021-05-20 Listed $30,000 MiRealSource-MiMLS
• 2021-05-20 Listed $30,000 REALCOMP
• 2020-10-25 Listing Removed — REALCOMP
• 2020-10-24 Listing Removed — MiRealSource-MiMLS
• 2020-09-24 Listed $79,900 MiRealSource-MiMLS
• 2020-09-24 Listed $79,900 REALCOMP
• 1999-05-05 Sold (Public Records) $36,285 Public Records
• 1999-05-05 Sold (Public Records) $7,000 Public Records
• 1998-06-25 Sold (Public Records) $17,000 Public Records
• 1998-06-25 Sold (Public Records) $7,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,256 · -31.3% YoY. Source: county tax records.