11330 Courville St · Detroit, MI 48224

$79,900

3 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 46 Days on market

Built 1939 5,227 sqft lot $68/sqft · 26% above area Est $63k · 26% 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

Wonderful investment opportunity located near major roads, restaurants and schools. This property is tenant occupied, please do not disturb or approach the Tenant. There are no showings until an offer has been accepted.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1939

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 40 x 126 (0.12 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 10.0% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 20d 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 $552 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 2.6% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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: 1.69% ✓
• Cap rate: 12.90%
• Cash-on-cash: 23.60%
• DSCR: 2.05
• GRM: 4.9

CMA / ARV

• ARV (median comp): $63,461
• List price: $79,900
• Delta: 25.90%
• 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
10904 N Mogul St	0.21mi	3/1.0	1,045 (-11%)	0mo	$113,000	$108	72
15411 Young St St	0.34mi	3/1.5	1,240 (+6%)	2mo	$95,000	$77	71
15419 Young St	0.34mi	3/1.0	1,250 (+7%)	3mo	$54,500	$44	71
10441 Roxbury St	0.51mi	3/1.5	1,127 (-4%)	3mo	$59,000	$52	65
11742 Whitehill St	0.51mi	3/1.5	1,228 (+5%)	1mo	$61,000	$50	65
14728 Wilfred St	0.37mi	3/1.0	1,050 (-10%)	3mo	$30,500	$29	64
10318 Beaconsfield St	0.65mi	3/1.5	1,146 (-2%)	1mo	$78,000	$68	63
9500 Lakepointe St	0.69mi	3/1.0	1,130 (-3%)	0mo	$125,000	$111	62
14210 Wilfred St	0.65mi	3/1.0	1,264 (+8%)	0mo	$17,000	$13	56
10185 Beaconsfield St	0.63mi	3/1.0	1,300 (+11%)	2mo	$73,000	$56	50
10326 Beaconsfield St	0.65mi	3/1.0	1,042 (-11%)	3mo	$66,000	$63	49
15430 Mapleridge St	0.66mi	4/1.5 (+1)	1,320 (+13%)	1mo	$123,000	$93	40

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: 14.0%
• Equity multiple: 1.54×
• Total profit: $12,127
• Equity at exit: $11,913

10-year hold

• IRR: 20.9%
• Equity multiple: 2.57×
• Total profit: $35,081
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$419
• Tax from tax record: −$176 /mo · $2,109/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $440

Break-even live

Break-even rent $795

Max offer price $79,900

Occupancy floor 62%

Sensitivity live

Price	-10% $485	-5% $463	+0% $440	+5% $417	+10% $395
Rent	-10% $333	-5% $387	+0% $440	+5% $493	+10% $547
Rate	-1.0pp $480	-0.5pp $460	base $440	+0.5pp $419	+1.0pp $398

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	19d	1	0.26mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	12d	1	0.27mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	19d	1	0.31mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	19d	1	0.31mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	0.35mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	45d	1	0.49mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	5d	1	0.55mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	45d	1	0.55mi
15238 Seymour St Detroit, MI	3.0	1.0	1064	$1,300	$1.22	0d	1	0.56mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	22d	1	0.56mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	19d	1	0.62mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	16d	1	0.66mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	45d	1	0.67mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	45d	1	0.70mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	45d	1	0.74mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	6d	1	0.74mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	45d	1	0.75mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	45d	1	0.75mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	19d	1	0.75mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	5d	1	0.75mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	45d	1	0.75mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	22d	1	0.78mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	45d	1	0.80mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	19d	1	0.82mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	16d	1	0.83mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	45d	1	0.86mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	45d	1	0.86mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	26d	1	0.92mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	6d	1	0.92mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	13d	1	0.94mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	14d	1	0.94mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	45d	1	0.95mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	19d	1	0.97mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	45d	1	1.01mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	19d	1	1.01mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	1.02mi
5911 Somerset Ave Detroit, MI	3.0	1.0	1200	$1,350	$1.12	0d	1	1.03mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	45d	1	1.07mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	1.09mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,225	$1.11	0d	1	1.12mi

Listing history 23 events

1. 2026-06-21
   days on marketlisting id $79,900 Active 46 DOM
2. 2026-06-19
   listing id $79,900 Active 44 DOM
3. 2026-06-18
   days on market $79,900 Active 44 DOM
4. 2026-06-17
   days on market $79,900 Active 43 DOM
5. 2026-06-15
   days on market $79,900 Active 41 DOM
6. 2026-06-13
   days on market $79,900 Active 39 DOM
7. 2026-06-13
   days on market $79,900 Active 38 DOM
8. 2026-06-09
   days on market $79,900 Active 35 DOM
9. 2026-06-08
   days on market $79,900 Active 34 DOM
10. 2026-06-07
    days on market $79,900 Active 33 DOM
11. 2026-06-04
    days on market $79,900 Active 30 DOM
12. 2026-06-03
    days on market $79,900 Active 29 DOM
13. 2026-06-02
    days on market $79,900 Active 28 DOM
14. 2026-06-01
    days on market $79,900 Active 27 DOM
15. 2026-05-31
    days on market $79,900 Active 26 DOM
16. 2026-05-05
    listed $79,900 Active 219-char remark

    Show marketing remark (219 chars)

    Wonderful investment opportunity located near major roads, restaurants and schools. This property is tenant occupied, please do not disturb or approach the Tenant. There are no showings until an offer has been accepted.

17. 2026-05-05
    listed $79,900 Active 219-char remark

    Show marketing remark (219 chars)

    Wonderful investment opportunity located near major roads, restaurants and schools. This property is tenant occupied, please do not disturb or approach the Tenant. There are no showings until an offer has been accepted.

18. 2021-03-30
    historical
19. 2021-03-24
    status Pending
20. 2021-03-24
    status Pending
21. 2021-03-24
    historical
22. 2021-03-22
    listed $50,000 Active
23. 2021-03-22
    listed $50,000 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: $2,109 · $176/mo
• Projected year-2 tax: $2,109 · $176/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: $16,224
• − Mortgage interest: −$4,476
• − Property taxes: −$2,109
• − Insurance: −$400
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$2,324
• Taxable income: $4,320
• Est. tax owed @ 24.0%: −$1,037
• After-tax cash flow: $4,244/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

+59.8% since first listed

8 events — show timeline

• 2026-05-05 Listed $79,900 MiRealSource-MiMLS
• 2026-05-05 Listed $79,900 REALCOMP
• 2021-03-30 Listing Removed — REALCOMP
• 2021-03-24 Pending — MiRealSource-MiMLS
• 2021-03-24 Pending — REALCOMP
• 2021-03-24 Listing Removed — MiRealSource-MiMLS
• 2021-03-22 Listed $50,000 MiRealSource-MiMLS
• 2021-03-22 Listed $50,000 REALCOMP

Property tax history

+0.3%/yr

Latest (2025): $2,109 · -30.8% YoY. Source: county tax records.