4850 Courville St · Detroit, MI 48224

$130,000

3 bd · 1.0 ba · 1,498 sqft · SingleFamily public records · 816 Days on market

Built 1926 4,792 sqft lot $87/sqft · 21% below area Est $164k · 21% under

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming * * three-bedroom brick colonial * * located just minutes from Grosse Pointe, offering a perfect blend of city convenience and neighborhood charm. This home features a spacious * * living room, dining room, kitchen, bonus room, and an unfinished basement * * , providing plenty of potential for customization. The property includes * * one full bathroom * * and retains classic colonial character, while offering an excellent opportunity for updates and personal touches. With some TLC, this home can truly shine. Previously rented at * * $1,250/month * * , it presents a strong investment opportunity for landlords seeking cash flow in a * * progressive and growing neighborhood * * . Now * * vacant and ready * * , it's also a great option for a private owner looking to create their dream home. Don't miss this chance to own a solid brick colonial in a desirable Detroit location near Grosse Pointe. ---

Key facts

• Four seasons room
• 4,792 sq ft lot
• 2 garage spots

Tags

• FOUR SEASONS ROOM
• DETACHED 2 CAR GARAGE

🏷️ Possibly a rental listed for sale. The $130,000 price doesn't fit this home's estimated sale value (~$163,541) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 37% 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 $899 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 816 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 816 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 1.07% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $163,541
• List price: $130,000
• Delta: -20.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4605 Devonshire Rd	0.26mi	3/1.0	1,357 (-9%)	1mo	$139,000	$102	71
5574 Buckingham Ave	0.49mi	3/1.0	1,430 (-4%)	2mo	$105,000	$73	68
5236 Bedford St	0.27mi	3/1.5	1,670 (+12%)	0mo	$159,900	$96	66
5200 Bedford St	0.24mi	3/1.5	1,718 (+15%)	1mo	$159,900	$93	62
5050 Somerset Ave	0.51mi	3/1.0	1,356 (-10%)	1mo	$84,900	$63	60
5266 Devonshire Rd	0.32mi	3/1.0	1,274 (-15%)	1mo	$118,000	$93	59
5085 Grayton St	0.40mi	4/2.5 (+1)	1,381 (-8%)	1mo	$240,500	$174	56
4121 Harvard St	0.62mi	3/1.5	1,373 (-8%)	1mo	$189,000	$138	55
5791 Bedford St	0.56mi	3/1.5	1,344 (-10%)	1mo	$178,000	$132	54
4404 Somerset Ave	0.54mi	3/1.0	1,292 (-14%)	0mo	$190,000	$147	51
3619 Buckingham Ave	0.73mi	3/1.5	1,374 (-8%)	1mo	$175,000	$127	50
3930 Yorkshire Rd	0.57mi	3/1.0	1,704 (+14%)	2mo	$275,000	$161	49

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: -8.7%
• Equity multiple: 0.69×
• Total profit: $-11,384
• Equity at exit: $19,383

10-year hold

• IRR: -2.5%
• Equity multiple: 0.85×
• Total profit: $-5,584
• Equity at exit: $11,240

Cash invested: $36,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$682
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $201

Break-even live

Break-even rent $1,141

Max offer price $130,000

Occupancy floor 81%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	0.16mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	1d	1	0.19mi
4627 Bedford St Unit 1 Detroit, MI	2.0	1.0	1050	$945	$0.90	20d	1	0.22mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	0.29mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	0.37mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	16d	1	0.37mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.48mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	4d	1	0.49mi
17137 Ontario St Unit 1 Detroit, MI	2.0	1.0	982	$1,123	$1.14	24d	1	0.55mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	43d	1	0.59mi
4391 Nottingham Rd Unit 4393 Detroit, MI	2.0	1.0	1038	$950	$0.92	4d	1	0.64mi
3626 Courville St Detroit, MI	3.0	1.0	1260	$1,300	$1.03	43d	1	0.66mi
3651 Buckingham Ave Detroit, MI	3.0	1.0	1320	$1,300	$0.98	17d	1	0.71mi
4151 Nottingham Rd Detroit, MI	2.0	1.0	1022	$1,275	$1.25	17d	1	0.71mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	17d	1	0.77mi
3625 Chatsworth St Detroit, MI	3.0	1.5	1182	$1,295	$1.10	24d	1	0.78mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	14d	1	0.78mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	4d	1	0.81mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	43d	1	0.90mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	43d	1	0.90mi
4251 Wayburn St Detroit, MI	3.0	1.5	1326	$1,650	$1.24	43d	1	0.92mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	0.94mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	16d	1	0.96mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	43d	1	0.96mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	0.99mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	1.04mi
6154 Woodhall St Detroit, MI	2.0	1.0	1136	$1,000	$0.88	43d	1	1.05mi
890 Neff Rd Grosse Pointe, MI	2.0	1.0	1100	$2,000	$1.82	24d	1	1.07mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	1.07mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	1.07mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	17d	1	1.09mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	14d	1	1.09mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	1.10mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	4d	1	1.13mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	2d	1	1.14mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	1.15mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	1.16mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	1.16mi
1312 Somerset Ave Grosse Pointe Park, MI	2.0	1.0	1200	$1,400	$1.17	16d	1	1.18mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	1.21mi

Listing history 29 events

1. 2026-06-18
   days on market $130,000 Active 816 DOM
2. 2026-06-17
   days on market $130,000 Active 815 DOM
3. 2026-06-15
   days on market $130,000 Active 813 DOM
4. 2026-06-13
   days on market $130,000 Active 811 DOM
5. 2026-06-13
   days on market $130,000 Active 810 DOM
6. 2026-06-09
   days on market $130,000 Active 807 DOM
7. 2026-06-08
   days on market $130,000 Active 806 DOM
8. 2026-06-07
   days on market $130,000 Active 805 DOM
9. 2026-06-04
   days on market $130,000 Active 802 DOM
10. 2026-06-03
    days on market $130,000 Active 801 DOM
11. 2026-06-01
    days on market $130,000 Active 799 DOM
12. 2026-05-31
    days on market $130,000 Active 798 DOM
13. 2025-06-26
    price $130,000 951-char remark

    Show marketing remark (951 chars)

    Welcome to this charming * * three-bedroom brick colonial * * located just minutes from Grosse Pointe, offering a perfect blend of city convenience and neighborhood charm. This home features a spacious * * living room, dining room, kitchen, bonus room, and an unfinished basement * * , providing plenty of potential for customization. The property includes * * one full bathroom * * and retains classic colonial character, while offering an excellent opportunity for updates and personal touches. With some TLC, this home can truly shine. Previously rented at * * $1,250/month * * , it presents a strong investment opportunity for landlords seeking cash flow in a * * progressive and growing neighborhood * * . Now * * vacant and ready * * , it's also a great option for a private owner looking to create their dream home. Don't miss this chance to own a solid brick colonial in a desirable Detroit location near Grosse Pointe. ---

14. 2025-06-25
    price $130,000 963-char remark

    Show marketing remark (963 chars)

    Welcome to this charming * * three-bedroom brick colonial * * located just minutes from Grosse Pointe, offering a perfect blend of city convenience and neighborhood charm. This home features a spacious * * living room, dining room, kitchen, bonus room, and an unfinished basement * * , providing plenty of potential for customization. The property includes * * one full bathroom * * and retains classic colonial character, while offering an excellent opportunity for updates and personal touches. With some TLC, this home can truly shine. Previously rented at * * $1,250/month * * , it presents a strong investment opportunity for landlords seeking cash flow in a * * progressive and growing neighborhood * * . Now * * vacant and ready * * , it’s also a great option for a private owner looking to create their dream home. Don’t miss this chance to own a solid brick colonial in a desirable Detroit location near Grosse Pointe. ---

15. 2024-03-24
    listed $139,000 Active 951-char remark

    Show marketing remark (963 chars)

    Welcome to this charming * * three-bedroom brick colonial * * located just minutes from Grosse Pointe, offering a perfect blend of city convenience and neighborhood charm. This home features a spacious * * living room, dining room, kitchen, bonus room, and an unfinished basement * * , providing plenty of potential for customization. The property includes * * one full bathroom * * and retains classic colonial character, while offering an excellent opportunity for updates and personal touches. With some TLC, this home can truly shine. Previously rented at * * $1,250/month * * , it presents a strong investment opportunity for landlords seeking cash flow in a * * progressive and growing neighborhood * * . Now * * vacant and ready * * , it’s also a great option for a private owner looking to create their dream home. Don’t miss this chance to own a solid brick colonial in a desirable Detroit location near Grosse Pointe. ---

16. 2024-03-24
    listed $139,000 Active 963-char remark

    Show marketing remark (963 chars)

    Welcome to this charming * * three-bedroom brick colonial * * located just minutes from Grosse Pointe, offering a perfect blend of city convenience and neighborhood charm. This home features a spacious * * living room, dining room, kitchen, bonus room, and an unfinished basement * * , providing plenty of potential for customization. The property includes * * one full bathroom * * and retains classic colonial character, while offering an excellent opportunity for updates and personal touches. With some TLC, this home can truly shine. Previously rented at * * $1,250/month * * , it presents a strong investment opportunity for landlords seeking cash flow in a * * progressive and growing neighborhood * * . Now * * vacant and ready * * , it’s also a great option for a private owner looking to create their dream home. Don’t miss this chance to own a solid brick colonial in a desirable Detroit location near Grosse Pointe. ---

17. 2024-03-22
    historical
18. 2024-03-22
    historical
19. 2024-03-11
    price $139,000
20. 2024-03-11
    price $139,000
21. 2023-05-26
    price $155,000
22. 2023-05-26
    price $155,000
23. 2023-04-15
    price $165,000
24. 2023-04-15
    price $165,000
25. 2023-04-02
    listed $175,000 Active
26. 2023-04-02
    listed $175,000 Active
27. 2020-12-15
    soldstatus $86,900
28. 2008-08-08
    soldstatus $20,000
29. 2008-06-16
    listed $24,900

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$10/yr (+$1/mo · 0.5%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,733
• − Mortgage interest: −$7,282
• − Property taxes: −$1,981
• − Insurance: −$650
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,782
• Taxable income: $360
• Est. tax owed @ 24.0%: −$86
• After-tax cash flow: $2,320/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

+422.1% since first listed

17 events — show timeline

• 2025-06-26 Price Changed $130,000 MiRealSource-MiMLS
• 2025-06-25 Price Changed $130,000 REALCOMP
• 2024-03-24 Listed $139,000 REALCOMP
• 2024-03-24 Listed $139,000 MiRealSource-MiMLS
• 2024-03-22 Listing Removed — MiRealSource-MiMLS
• 2024-03-22 Listing Removed — REALCOMP
• 2024-03-11 Price Changed $139,000 MiRealSource-MiMLS
• 2024-03-11 Price Changed $139,000 REALCOMP
• 2023-05-26 Price Changed $155,000 MiRealSource-MiMLS
• 2023-05-26 Price Changed $155,000 REALCOMP
• 2023-04-15 Price Changed $165,000 MiRealSource-MiMLS
• 2023-04-15 Price Changed $165,000 REALCOMP
• 2023-04-02 Listed $175,000 MiRealSource-MiMLS
• 2023-04-02 Listed $175,000 REALCOMP
• 2020-12-15 Sold (Public Records) $86,900 Public Records
• 2008-08-08 Sold (MLS) $20,000 REALCOMP
• 2008-06-16 Listed $24,900 REALCOMP

Property tax history

+3.7%/yr

Latest (2025): $1,981 · -54.3% YoY. Source: county tax records.