9737 E Lakepointe St. St · Detroit, MI 48224

$50,000

3 bd · 1.0 ba · 867 sqft · SingleFamily public records · 37 Days on market

Built 1939 4,356 sqft lot Est $37k · 34% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

* * Investor Special + Visionary Buyer Opportunity | Eastside Detroit * * Opportunity is knocking in the sought-after David Trumbly's Harper Avenue Subdivision! This 3-bedroom, 1-bath home is packed with potential and ready for the right buyer to bring it back to life. Whether you're an investor searching for your next rehab project or a creative homeowner looking to build equity, this property offers endless possibilities. The spacious upper-level bedroom provides flexibility for a private retreat, sitting area, or workspace, while the main level features two additional bedrooms and a full bath. The basement offers additional room to expand your vision - perfect for storage, a recreation space, home office, or workout area. With solid potential and room for transformation, this home is ideal for those ready to renovate, customize, and create value. Conveniently located on Detroit's east side near major roads, shopping, and local amenities. Bring your ideas, imagination, and finishing touches - this could be the opportunity you've been waiting for!

Key facts

• 4,356 sq ft lot
• Built 1939
• Listed 36 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story; Ground-level entry with steps
• Construction: Brick construction; Brick/mortar foundation; 867 above-grade finished square feet
• Exterior features: Paved road access; Lot approximately 0.1 acre (35.00 x 126.99)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 6 total rooms; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 10.1% 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 flat; 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 34% 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 $346 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 + 0.7% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 32y 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 $18k; list at $50k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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. 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: 2.52% ✓
• Cap rate: 19.48%
• Cash-on-cash: 47.11%
• DSCR: 3.10
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $37,281
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9459 Lakepointe St	0.10mi	3/1.0	855 (-1%)	2mo	$40,000	$47	91
10058 Greensboro St	0.17mi	3/1.0	928 (+7%)	3mo	$40,000	$43	78
9768 Manistique St	0.19mi	3/1.0	986 (+14%)	0mo	$35,000	$35	68
14227 Elmdale St	0.61mi	3/1.0	880 (+2%)	13mo	$27,000	$31	59
10609 Stratman St	0.26mi	3/1.5	979 (+13%)	8mo	$90,000	$92	57
11384 Stockwell St	0.62mi	3/1.0	922 (+6%)	13mo	$30,000	$33	50
10670 Nottingham Rd	0.75mi	2/1.0 (-1)	827 (-5%)	5mo	$35,000	$42	49
10979 Roxbury St	0.72mi	3/1.0	925 (+7%)	9mo	$55,000	$59	48
14531 Promenade St	0.51mi	2/1.0 (-1)	741 (-14%)	8mo	$19,000	$26	40
14981 Flanders St	0.72mi	2/1.0 (-1)	755 (-13%)	1mo	$30,005	$40	39
11009 Roxbury St	0.75mi	3/1.0	973 (+12%)	7mo	$92,200	$95	39
15001 Flanders St	0.71mi	2/1.0 (-1)	769 (-11%)	6mo	$80,000	$104	38

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: 41.6%
• Equity multiple: 2.73×
• Total profit: $24,169
• Equity at exit: $7,455

10-year hold

• IRR: 46.7%
• Equity multiple: 4.96×
• Total profit: $55,415
• Equity at exit: $4,323

Cash invested: $14,000 (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: 492
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,260 high
• Mortgage (P&I): −$262
• Tax from tax record: −$162 /mo · $1,949/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $550

Break-even live

Break-even rent $564

Max offer price $50,000

Occupancy floor 51%

Sensitivity live

Price	-10% $578	-5% $564	+0% $550	+5% $535	+10% $521
Rent	-10% $450	-5% $500	+0% $550	+5% $599	+10% $649
Rate	-1.0pp $575	-0.5pp $562	base $550	+0.5pp $537	+1.0pp $523

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	18d	1	0.04mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	0.14mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	16d	1	0.19mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.28mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	44d	1	0.30mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	16d	1	0.38mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	16d	1	0.54mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	0.67mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	0.68mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	0.79mi
13067 Wade St Detroit, MI	2.0	1.0	660	$900	$1.36	6d	1	0.83mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.84mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	25d	1	0.91mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	0.92mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	0.93mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	44d	1	0.95mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	0.97mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	44d	1	1.05mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	0d	1	1.07mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	1.07mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	1.08mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	1.09mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	6d	1	1.09mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	1.12mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	1.16mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	1.18mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	13d	1	1.18mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	1.22mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	1.25mi
4391 Nottingham Rd Unit 4393 Detroit, MI	2.0	1.0	1038	$950	$0.92	6d	1	1.26mi
4627 Bedford St Unit 1 Detroit, MI	2.0	1.0	1050	$945	$0.90	21d	1	1.30mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	44d	1	1.33mi
4667 Eastlawn St Detroit, MI	3.0	1.0	646	$1,095	$1.70	4d	1	1.33mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	1.37mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	18d	1	1.39mi
4151 Nottingham Rd Detroit, MI	2.0	1.0	1022	$1,275	$1.25	18d	1	1.42mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	1.45mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	1.45mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	16d	1	1.45mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	3d	1	1.46mi

Listing history 33 events

1. 2026-06-21
   days on market $50,000 Active 37 DOM
2. 2026-06-18
   days on market $50,000 Active 34 DOM
3. 2026-06-17
   days on market $50,000 Active 33 DOM
4. 2026-06-15
   days on market $50,000 Active 31 DOM
5. 2026-06-13
   days on market $50,000 Active 29 DOM
6. 2026-06-13
   days on market $50,000 Active 28 DOM
7. 2026-06-09
   days on market $50,000 Active 25 DOM
8. 2026-06-08
   days on market $50,000 Active 24 DOM
9. 2026-06-07
   days on market $50,000 Active 23 DOM
10. 2026-06-04
    days on market $50,000 Active 20 DOM
11. 2026-06-03
    days on market $50,000 Active 19 DOM
12. 2026-06-02
    days on market $50,000 Active 18 DOM
13. 2026-06-01
    days on market $50,000 Active 17 DOM
14. 2026-05-31
    days on market $50,000 Active 16 DOM
15. 2026-05-16
    listed $50,000 Active 1067-char remark

    Show marketing remark (1067 chars)

    * * Investor Special + Visionary Buyer Opportunity | Eastside Detroit * * Opportunity is knocking in the sought-after David Trumbly's Harper Avenue Subdivision! This 3-bedroom, 1-bath home is packed with potential and ready for the right buyer to bring it back to life. Whether you're an investor searching for your next rehab project or a creative homeowner looking to build equity, this property offers endless possibilities. The spacious upper-level bedroom provides flexibility for a private retreat, sitting area, or workspace, while the main level features two additional bedrooms and a full bath. The basement offers additional room to expand your vision - perfect for storage, a recreation space, home office, or workout area. With solid potential and room for transformation, this home is ideal for those ready to renovate, customize, and create value. Conveniently located on Detroit's east side near major roads, shopping, and local amenities. Bring your ideas, imagination, and finishing touches - this could be the opportunity you've been waiting for!

16. 2026-05-16
    listed $50,000 Active 1101-char remark

    Show marketing remark (1067 chars)

    * * Investor Special + Visionary Buyer Opportunity | Eastside Detroit * * Opportunity is knocking in the sought-after David Trumbly's Harper Avenue Subdivision! This 3-bedroom, 1-bath home is packed with potential and ready for the right buyer to bring it back to life. Whether you're an investor searching for your next rehab project or a creative homeowner looking to build equity, this property offers endless possibilities. The spacious upper-level bedroom provides flexibility for a private retreat, sitting area, or workspace, while the main level features two additional bedrooms and a full bath. The basement offers additional room to expand your vision - perfect for storage, a recreation space, home office, or workout area. With solid potential and room for transformation, this home is ideal for those ready to renovate, customize, and create value. Conveniently located on Detroit's east side near major roads, shopping, and local amenities. Bring your ideas, imagination, and finishing touches - this could be the opportunity you've been waiting for!

17. 2026-05-15
    historical $50,000 1067-char remark

    Show marketing remark (1067 chars)

    * * Investor Special + Visionary Buyer Opportunity | Eastside Detroit * * Opportunity is knocking in the sought-after David Trumbly's Harper Avenue Subdivision! This 3-bedroom, 1-bath home is packed with potential and ready for the right buyer to bring it back to life. Whether you're an investor searching for your next rehab project or a creative homeowner looking to build equity, this property offers endless possibilities. The spacious upper-level bedroom provides flexibility for a private retreat, sitting area, or workspace, while the main level features two additional bedrooms and a full bath. The basement offers additional room to expand your vision - perfect for storage, a recreation space, home office, or workout area. With solid potential and room for transformation, this home is ideal for those ready to renovate, customize, and create value. Conveniently located on Detroit's east side near major roads, shopping, and local amenities. Bring your ideas, imagination, and finishing touches - this could be the opportunity you've been waiting for!

18. 2025-11-10
    historical
19. 2025-11-10
    historical
20. 2025-08-10
    price $60,000
21. 2025-08-10
    price $60,000
22. 2025-06-29
    listed $70,000 Active
23. 2025-06-29
    listed $70,000 Active
24. 2025-06-29
    historical
25. 2018-01-25
    soldstatus $18,000 Sold
26. 2018-01-25
    soldstatus $18,000
27. 2018-01-25
    listed $18,000
28. 2018-01-25
    historical
29. 2018-01-25
    listed $18,000
30. 1994-07-20
    soldstatus $33,900
31. 1994-07-14
    historical
32. 1994-07-13
    soldstatus $33,900
33. 1994-03-31
    listed $33,900

ⓘ 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: $1,949 · $162/mo
• Projected year-2 tax: $1,949 · $162/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: $15,114
• − Mortgage interest: −$2,801
• − Property taxes: −$1,949
• − Insurance: −$250
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$1,455
• Taxable income: $6,242
• Est. tax owed @ 24.0%: −$1,498
• After-tax cash flow: $5,097/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

+47.5% since first listed

19 events — show timeline

• 2026-05-16 Listed $50,000 MiRealSource-MiMLS
• 2026-05-16 Listed $50,000 REALCOMP
• 2026-05-15 Coming Soon $50,000 MiRealSource-MiMLS
• 2025-11-10 Listing Removed — MiRealSource-MiMLS
• 2025-11-10 Listing Removed — REALCOMP
• 2025-08-10 Price Changed $60,000 MiRealSource-MiMLS
• 2025-08-10 Price Changed $60,000 REALCOMP
• 2025-06-29 Listed $70,000 MiRealSource-MiMLS
• 2025-06-29 Listed $70,000 REALCOMP
• 2025-06-29 Coming Soon — MiRealSource-MiMLS
• 2018-01-25 Listed $18,000 MiRealSource-MiMLS
• 2018-01-25 Listing Removed — REALCOMP
• 2018-01-25 Listed $18,000 REALCOMP
• 2018-01-25 Sold (MLS) $18,000 MiRealSource-MiMLS
• 2018-01-25 Sold (MLS) $18,000 REALCOMP
• 1994-07-20 Sold (Public Records) $33,900 Public Records
• 1994-07-14 Listing Removed — MiRealSource-MiMLS
• 1994-07-13 Sold (MLS) $33,900 MiRealSource-MiMLS
• 1994-03-31 Listed $33,900 MiRealSource-MiMLS

Property tax history

+5.0%/yr

Latest (2025): $1,949 · +1.1% YoY. Source: county tax records.