5306 Marseilles St · Detroit, MI 48224

$134,900

5 bd · 1.0 ba · 1,451 sqft · SingleFamily public records · 91 Days on market

Built 1968 4,356 sqft lot Est $94k · 43% over ↓ 15% since listing

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Why this score? — see what drove the D+ 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 +23.1/30.0
• 1% rule +7.6/10.0
• DSCR +7.4/10.0
• 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

Looking for space?? Look no further! This beauty has 5 bedrooms and 2 full baths! The 1st floor offers a beautiful living room w/ natural fp, dining room, kitchen w/ updated cabinets and countertops, 2 bedrooms and 1 full bath. The 2nd floor offers THREE BEDROOMS and 1 full bath. There is a full, unfinished but clean basement. Updates include: newer roof (5 years old), high efficiency furnace (less than 2 years old), central air, windows, privacy fence, automatic garage door opener, central air and more. Schedule your appointment now!

Key facts

• 4,356 sq ft lot
• Garage
• Built 1968

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $123k (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; 492 active listings in the ZIP; 5 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).
• At $1,695/mo this rent would consume 45% 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 $933 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 91 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $122,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 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 1968 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.26% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $94,315
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5069 Anatole St	0.38mi	4/1.5 (-1)	1,498 (+3%)	14mo	$75,000	$50	58
18929 Berden St	0.56mi	4/1.0 (-1)	1,518 (+5%)	6mo	$70,000	$46	56
5796 Neff Ave	0.32mi	4/2.0 (-1)	1,347 (-7%)	16mo	$79,000	$59	51
6331 Farmbrook St	0.56mi	4/1.5 (-1)	1,422 (-2%)	16mo	$123,000	$86	50
5085 Grayton St	0.66mi	4/2.5 (-1)	1,381 (-5%)	1mo	$240,500	$174	49
21824 Mccormick St	0.64mi	4/0.5 (-1)	1,434 (-1%)	15mo	$183,500	$128	49
18901 Berden St	0.54mi	4/2.5 (-1)	1,522 (+5%)	14mo	$195,000	$128	44
5805 Guilford St	0.43mi	4/1.5 (-1)	1,244 (-14%)	8mo	$136,500	$110	42
17909 Chester St	0.64mi	4/1.0 (-1)	1,337 (-8%)	13mo	$86,500	$65	41
17647 Chester St	0.65mi	4/2.0 (-1)	1,408 (-3%)	20mo	$47,000	$33	39
5979 Lodewyck St	0.35mi	4/2.5 (-1)	1,661 (+14%)	16mo	$100,000	$60	36

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-10,063
• Equity at exit: $20,114

10-year hold

• IRR: -1.4%
• Equity multiple: 0.92×
• Total profit: $-3,189
• Equity at exit: $11,664

Cash invested: $37,772 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$707
• Tax from tax record: −$332 /mo · $3,989/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $243

Break-even live

Break-even rent $1,387

Max offer price $134,900

Occupancy floor 81%

Sensitivity live

Price	-10% $319	-5% $281	+0% $243	+5% $204	+10% $166
Rent	-10% $109	-5% $176	+0% $243	+5% $310	+10% $377
Rate	-1.0pp $311	-0.5pp $277	base $243	+0.5pp $208	+1.0pp $172

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	44d	1	0.98mi
9142 Yorkshire Rd Detroit, MI	5.0	1.5	1450	$1,700	$1.17	0d	1	0.98mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	1.16mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	16d	1	1.16mi
10030 Bishop St Detroit, MI	5.0	2.0	1721	$1,200	$0.70	18d	1	1.19mi

Listing history 17 events

1. 2025-05-16
   status Pending 540-char remark

   Show marketing remark (540 chars)

   Looking for space?? Look no further! This beauty has 5 bedrooms and 2 full baths! The 1st floor offers a beautiful living room w/ natural fp, dining room, kitchen w/ updated cabinets and countertops, 2 bedrooms and 1 full bath. The 2nd floor offers THREE BEDROOMS and 1 full bath. There is a full, unfinished but clean basement. Updates include: newer roof (5 years old), high efficiency furnace (less than 2 years old), central air, windows, privacy fence, automatic garage door opener, central air and more. Schedule your appointment now!

2. 2025-04-22
   historical 540-char remark

   Show marketing remark (540 chars)

   Looking for space?? Look no further! This beauty has 5 bedrooms and 2 full baths! The 1st floor offers a beautiful living room w/ natural fp, dining room, kitchen w/ updated cabinets and countertops, 2 bedrooms and 1 full bath. The 2nd floor offers THREE BEDROOMS and 1 full bath. There is a full, unfinished but clean basement. Updates include: newer roof (5 years old), high efficiency furnace (less than 2 years old), central air, windows, privacy fence, automatic garage door opener, central air and more. Schedule your appointment now!

3. 2024-12-17
   status Pending
4. 2023-06-20
   soldstatus $153,000
5. 2023-02-22
   soldstatus $115,000
6. 2023-01-25
   status Pending 540-char remark

   Show marketing remark (540 chars)

   Looking for space?? Look no further! This beauty has 5 bedrooms and 2 full baths! The 1st floor offers a beautiful living room w/ natural fp, dining room, kitchen w/ updated cabinets and countertops, 2 bedrooms and 1 full bath. The 2nd floor offers THREE BEDROOMS and 1 full bath. There is a full, unfinished but clean basement. Updates include: newer roof (5 years old), high efficiency furnace (less than 2 years old), central air, windows, privacy fence, automatic garage door opener, central air and more. Schedule your appointment now!

7. 2023-01-25
   status Pending

   Show marketing remark (540 chars)

   Looking for space?? Look no further! This beauty has 5 bedrooms and 2 full baths! The 1st floor offers a beautiful living room w/ natural fp, dining room, kitchen w/ updated cabinets and countertops, 2 bedrooms and 1 full bath. The 2nd floor offers THREE BEDROOMS and 1 full bath. There is a full, unfinished but clean basement. Updates include: newer roof (5 years old), high efficiency furnace (less than 2 years old), central air, windows, privacy fence, automatic garage door opener, central air and more. Schedule your appointment now!

8. 2022-10-26
   listed $134,900 Active 540-char remark

   Show marketing remark (540 chars)

   Looking for space?? Look no further! This beauty has 5 bedrooms and 2 full baths! The 1st floor offers a beautiful living room w/ natural fp, dining room, kitchen w/ updated cabinets and countertops, 2 bedrooms and 1 full bath. The 2nd floor offers THREE BEDROOMS and 1 full bath. There is a full, unfinished but clean basement. Updates include: newer roof (5 years old), high efficiency furnace (less than 2 years old), central air, windows, privacy fence, automatic garage door opener, central air and more. Schedule your appointment now!

9. 2022-10-26
   listed $134,900 Active

   Show marketing remark (540 chars)

   Looking for space?? Look no further! This beauty has 5 bedrooms and 2 full baths! The 1st floor offers a beautiful living room w/ natural fp, dining room, kitchen w/ updated cabinets and countertops, 2 bedrooms and 1 full bath. The 2nd floor offers THREE BEDROOMS and 1 full bath. There is a full, unfinished but clean basement. Updates include: newer roof (5 years old), high efficiency furnace (less than 2 years old), central air, windows, privacy fence, automatic garage door opener, central air and more. Schedule your appointment now!

10. 2022-10-18
    historical
11. 2022-10-18
    historical
12. 2022-09-17
    price $139,900
13. 2022-09-17
    price $139,900
14. 2022-08-23
    price $149,900
15. 2022-08-23
    price $149,900
16. 2022-07-15
    listed $179,900 Active
17. 2022-07-15
    listed $179,900 Active

ⓘ 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: $3,989 · $332/mo
• Projected year-2 tax: $3,989 · $332/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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,335
• − Mortgage interest: −$7,556
• − Property taxes: −$3,989
• − Insurance: −$674
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$3,924
• Taxable income: $937
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $2,687/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

-15.0% since first listed

17 events — show timeline

• 2025-05-16 Pending — MiRealSource-MiMLS
• 2025-04-22 Listing Removed — MiRealSource-MiMLS
• 2024-12-17 Pending — REALCOMP
• 2023-06-20 Sold (Public Records) $153,000 Public Records
• 2023-02-22 Sold (Public Records) $115,000 Public Records
• 2023-01-25 Pending — MiRealSource-MiMLS
• 2023-01-25 Pending — REALCOMP
• 2022-10-26 Listed $134,900 REALCOMP
• 2022-10-26 Listed $134,900 MiRealSource-MiMLS
• 2022-10-18 Listing Removed — MiRealSource-MiMLS
• 2022-10-18 Listing Removed — REALCOMP
• 2022-09-17 Price Changed $139,900 MiRealSource-MiMLS
• 2022-09-17 Price Changed $139,900 REALCOMP
• 2022-08-23 Price Changed $149,900 MiRealSource-MiMLS
• 2022-08-23 Price Changed $149,900 REALCOMP
• 2022-07-15 Listed $179,900 MiRealSource-MiMLS
• 2022-07-15 Listed $179,900 REALCOMP

Property tax history

+3.6%/yr

Latest (2025): $3,989 · -38.2% YoY. Source: county tax records.