11557 Rossiter St · Detroit, MI 48224

$119,988

3 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 13 Days on market

Built 1946 5,663 sqft lot $96/sqft · 80% above area Est $100k · 20% over

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Why this score? — see what drove the F 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 +10.5/30.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• DSCR +3.0/10.0
• 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

Beautiful 3 bedroom 1.5 bath Detroit colonial. This home has the perfect blend of classic charm with modern updates. Spacious kitchen, 3 season room, original hardwood, 3 sizable bedrooms, clean basement with plenty storage, detached 1.5 car garage, and a nice yard. This one has it all!

Key facts

• 3 season room
• Original hardwood
• Plenty storage

Tags

• SPACIOUS KITCHEN
• 3 SEASON ROOM
• ORIGINAL HARDWOOD
• CLEAN BASEMENT
• PLENTY STORAGE
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage (approx. 1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Aluminum siding and brick exterior; Block foundation
• Exterior features: Paved road access; Lot roughly 43 x 130 (0.13 acres)

Interior

• Kitchen: Gas oven; Refrigerator; Stainless steel appliance package
• Bedrooms: Total of 7 rooms (bedrooms included in room count)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Stainless steel appliances; Free‑standing gas oven; Free‑standing refrigerator; Unfinished basement
• Laundry & utility: Has heating (forced air, natural gas)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-62 ($-741/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (8.8% below list).
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (8.8% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 10.2% 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: Rents flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• This rent runs 36% of the median local income ($45k/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 $830 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 21y 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 $74k; list at $120k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,425 (8.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.13% ✓
• Cap rate: 5.68%
• Cash-on-cash: -2.20%
• DSCR: 0.90
• GRM: 7.4

CMA / ARV

• ARV (median comp): $99,905
• List price: $119,988
• Delta: 20.10%
• 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
11742 Whitehill St	0.24mi	3/1.5	1,228 (-2%)	1mo	$61,000	$50	83
10901 Worden St	0.55mi	3/1.5	1,271 (+2%)	1mo	$43,000	$34	69
15411 Young St St	0.62mi	3/1.5	1,240 (-1%)	2mo	$95,000	$77	66
12519 Riad St	0.43mi	3/1.0	1,135 (-9%)	0mo	$100,000	$88	64
9722 Everts St	0.65mi	3/1.0	1,178 (-6%)	0mo	$147,000	$125	60
11160 Worden St	0.72mi	3/2.0	1,234 (-1%)	1mo	$156,000	$126	60
11323 Lansdowne St	0.41mi	3/1.5	1,397 (+12%)	2mo	$133,282	$95	58
15469 Troester St	0.59mi	3/1.0	1,375 (+10%)	1mo	$60,000	$44	55
10830 Mckinney St	0.47mi	3/1.0	1,066 (-15%)	1mo	$40,199	$38	53
10318 Beaconsfield St	0.66mi	3/1.5	1,146 (-8%)	1mo	$78,000	$68	52
15430 Mapleridge St	0.69mi	4/1.5 (+1)	1,320 (+6%)	1mo	$123,000	$93	51
11336 Courville St	0.75mi	3/1.0	1,425 (+14%)	0mo	$62,500	$44	42

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: -23.3%
• Equity multiple: 0.22×
• Total profit: $-26,201
• Equity at exit: $17,891

10-year hold

• IRR: -29.3%
• Equity multiple: -0.16×
• Total profit: $-38,929
• Equity at exit: $10,374

Cash invested: $33,597 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$629
• Tax from tax record: −$456 /mo · $5,471/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-62

Break-even live

Break-even rent $1,437

Max offer price $109,425

Occupancy floor 100%

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: $29,997
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.08mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	0.09mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.13mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	0.16mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.21mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.41mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.44mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	14d	1	0.44mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.48mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.48mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.50mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.50mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.52mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.54mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.57mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.59mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	10d	1	0.59mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	10d	1	0.60mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	10d	1	0.62mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.63mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	0.65mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.65mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	0.66mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.68mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	4d	1	0.69mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	14d	1	0.70mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	0.70mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	43d	1	0.72mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.74mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.75mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.76mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	0.78mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.80mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	0.81mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.84mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	2d	1	0.86mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	0.86mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	0.88mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	0.89mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	0.90mi

Listing history 29 events

1. 2026-05-10
   listed $119,988 Active 288-char remark

   Show marketing remark (287 chars)

   Beautiful 3 bedroom 1.5 bath Detroit colonial. This home has the perfect blend of classic charm with modern updates. Spacious kitchen, 3 season room, original hardwood, 3 sizable bedrooms, clean basement with plenty storage, detached 1.5 car garage, and a nice yard. This one has it all!

2. 2026-05-10
   listed $119,988 Active 287-char remark

   Show marketing remark (287 chars)

   Beautiful 3 bedroom 1.5 bath Detroit colonial. This home has the perfect blend of classic charm with modern updates. Spacious kitchen, 3 season room, original hardwood, 3 sizable bedrooms, clean basement with plenty storage, detached 1.5 car garage, and a nice yard. This one has it all!

3. 2026-03-12
   historical
4. 2026-03-12
   historical
5. 2026-01-31
   price $119,557
6. 2026-01-30
   price $119,557
7. 2025-12-13
   listed $134,900 Active
8. 2025-12-13
   listed $134,900 Active
9. 2024-10-28
   soldstatus $74,000
10. 2024-10-15
    soldstatus $74,000 Sold
11. 2024-10-15
    soldstatus $74,000 Closed
12. 2024-06-07
    status Pending
13. 2024-06-07
    status Pending
14. 2024-04-22
    historical Accepting Backup Offers
15. 2024-04-22
    historical Accepting Backup Offers
16. 2024-04-11
    listed $75,000 Active
17. 2024-04-11
    listed $75,000 Active
18. 2021-08-10
    soldstatus $62,900
19. 2018-05-18
    soldstatus $54,500
20. 2018-03-21
    soldstatus $28,000 Sold
21. 2018-03-21
    soldstatus $28,000 Closed
22. 2018-02-06
    status Pending
23. 2018-02-06
    status Pending
24. 2018-01-18
    listed $31,900 Active
25. 2018-01-18
    listed $31,900 Active
26. 2006-09-14
    historical
27. 2006-09-14
    historical
28. 2005-09-14
    listed $100,000
29. 2005-09-14
    listed $100,000

ⓘ 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: $5,471 · $456/mo
• Projected year-2 tax: $5,471 · $456/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $16,305
• − Mortgage interest: −$6,721
• − Property taxes: −$5,471
• − Insurance: −$600
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,491
• Taxable loss: −$2,586
• Est. tax savings @ 24.0%: +$621
• After-tax cash flow: $-120/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

+20.0% since first listed

31 events — show timeline

• 2026-05-23 Pending — MiRealSource-MiMLS
• 2026-05-23 Pending — REALCOMP
• 2026-05-10 Listed $119,988 REALCOMP
• 2026-05-10 Listed $119,988 MiRealSource-MiMLS
• 2026-03-12 Listing Removed — MiRealSource-MiMLS
• 2026-03-12 Listing Removed — REALCOMP
• 2026-01-31 Price Changed $119,557 MiRealSource-MiMLS
• 2026-01-30 Price Changed $119,557 REALCOMP
• 2025-12-13 Listed $134,900 MiRealSource-MiMLS
• 2025-12-13 Listed $134,900 REALCOMP
• 2024-10-28 Sold (Public Records) $74,000 Public Records
• 2024-10-15 Sold (MLS) $74,000 MiRealSource-MiMLS
• 2024-10-15 Sold (MLS) $74,000 REALCOMP
• 2024-06-07 Pending — MiRealSource-MiMLS
• 2024-06-07 Pending — REALCOMP
• 2024-04-22 Contingent — MiRealSource-MiMLS
• 2024-04-22 Contingent — REALCOMP
• 2024-04-11 Listed $75,000 MiRealSource-MiMLS
• 2024-04-11 Listed $75,000 REALCOMP
• 2021-08-10 Sold (Public Records) $62,900 Public Records
• 2018-05-18 Sold (Public Records) $54,500 Public Records
• 2018-03-21 Sold (MLS) $28,000 MiRealSource-MiMLS
• 2018-03-21 Sold (MLS) $28,000 REALCOMP
• 2018-02-06 Pending — MiRealSource-MiMLS
• 2018-02-06 Pending — REALCOMP
• 2018-01-18 Listed $31,900 MiRealSource-MiMLS
• 2018-01-18 Listed $31,900 REALCOMP
• 2006-09-14 Listing Removed — REALCOMP
• 2006-09-14 Listing Removed — MiRealSource-MiMLS
• 2005-09-14 Listed $100,000 REALCOMP
• 2005-09-14 Listed $100,000 MiRealSource-MiMLS

Property tax history

+9.2%/yr

Latest (2025): $5,471 · +95.8% YoY. Source: county tax records.