956 Glynn Ct · Detroit, MI 48202

$134,900

3 bd · 1.5 ba · 1,692 sqft · SingleFamily public records · 58 Days on market

Built 1917 4,356 sqft lot $80/sqft · 26% above area Est $107k · 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 +27.2/30.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Rent growth +1.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor's dream sitting on a Detroit court and ready for its transformation. 956 Glynn Ct is a 3-bed, 2-bath rehab opportunity with good bones and one of the most valuable features you'll find in this market - a 4-car detached garage that adds immediate utility and serious upside to any exit strategy. The property needs work, and the price reflects it. For the experienced flipper, landlord, or buy-and-hold investor, this is the kind of canvas that rewards vision. Reconfigure, renovate, and refinish to command top-of-market rents or a strong resale number in a city that continues to attract capital and attention. That 4-car garage isn't just a bonus - it's a deal-maker. Workshop, storage rental, contractor bay, or simply a premium selling point for the end buyer. In Detroit's resurgent market, garage space like this is increasingly rare and increasingly valuable. - deals with this footprint and this garage don't sit long.

Key facts

• Rehab opportunity
• 4,356 sq ft lot
• 4 garage spots

Tags

• 4-CAR DETACHED GARAGE
• REHAB OPPORTUNITY
• PREMIUM SELLING POINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/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: $131k (3.0% 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 falling (-5.1%/yr); 257 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).
• At $1,660/mo this rent would consume 46% of the median local household income ($44k/yr) (locally 1258% 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 58 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $97k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.22%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $106,865
• List price: $134,900
• Delta: 26.23%
• 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
929 Lawrence St	0.16mi	3/1.5	1,692 (0%)	9mo	$205,000	$121	85
874 Edison St	0.32mi	3/1.5	1,658 (-2%)	13mo	$180,000	$109	71
940 Burlingame St	0.25mi	3/1.0	1,644 (-3%)	14mo	$71,000	$43	70
884 Burlingame St	0.26mi	3/1.5	1,568 (-7%)	12mo	$55,000	$35	66
936 Glynn Ct	0.02mi	4/3.0 (+1)	1,874 (+11%)	10mo	$285,000	$152	62
693 Calvert St	0.23mi	4/1.5 (+1)	1,914 (+13%)	4mo	$109,000	$57	59
121 Richton St	0.60mi	3/2.0	1,732 (+2%)	13mo	$207,500	$120	55
1423 Longfellow St	0.34mi	3/2.5	1,915 (+13%)	5mo	$135,000	$70	54
2064 Glynn Ct	0.68mi	4/1.5 (+1)	1,624 (-4%)	4mo	$118,556	$73	54
689 Gladstone St	0.70mi	4/1.0 (+1)	1,737 (+3%)	7mo	$25,000	$14	50
1604 Longfellow St	0.43mi	4/2.5 (+1)	1,935 (+14%)	13mo	$169,000	$87	36
2220 Webb St	0.74mi	4/2.5 (+1)	1,848 (+9%)	12mo	$130,000	$70	31

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,197
• Equity at exit: $20,114

10-year hold

• IRR: 4.6%
• Equity multiple: 1.29×
• Total profit: $10,930
• 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 48202

• Rents YoY: -5.1%
• Active inventory: 257
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$707
• Tax from tax record: −$163 /mo · $1,954/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $385

Break-even live

Break-even rent $1,173

Max offer price $134,900

Occupancy floor 72%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	24d	1	0.20mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	43d	1	0.20mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	12d	1	0.34mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	0.54mi
2045 Calvert St Detroit, MI	2.0	2.0	1400	$1,600	$1.14	43d	1	0.65mi
719 Gladstone Ave Detroit, MI	2.0	1.0	1200	$1,750	$1.46	20d	1	0.73mi
715 Gladstone Ave Detroit, MI	2.0	1.0	1200	$1,750	$1.46	20d	1	0.73mi
330 Westminster St Detroit, MI	3.0	1.0	1995	$1,900	$0.95	23d	1	0.88mi
330 Westminster St Unit NA Detroit, MI	3.0	1.0	1995	$1,900	$0.95	43d	1	0.88mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	0.88mi
520 Englewood St Detroit, MI	4.0	1.5	1086	$1,725	$1.59	24d	1	0.90mi
9429 Brush St Unit 1B Detroit, MI	2.0	1.0	1500	$1,523	$1.02	43d	1	0.91mi
505 Westminster St Detroit, MI	3.0	1.0	1700	$1,400	$0.82	17d	1	0.91mi
216 Holbrook St Detroit, MI	4.0	2.0	2000	$2,000	$1.00	21d	1	0.92mi
216 Holbrook Unit Na Detroit, MI	4.0	2.0	2000	$2,200	$1.10	1d	1	0.92mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	3d	1	0.93mi
1534 W Euclid St Detroit, MI	2.0	1.0	1200	$1,150	$0.96	12d	1	0.97mi
1542 W Euclid St Detroit, MI	2.0	1.0	1100	$1,150	$1.05	5d	1	0.97mi
1534 W Euclid St Unit 1534 Euclid Detroit, MI	2.0	1.0	1200	$1,150	$0.96	43d	1	0.97mi
613 Belmont St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	0.97mi
1226 Virginia Park St Unit 1226 Virginia Park, Upper V 1/10/26 (T) Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	0.99mi
101 Colorado St Unit NA Highland Park, MI	4.0	1.5	1695	$1,500	$0.88	24d	1	1.00mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	24d	1	1.00mi
8263 Merrill St Detroit, MI	2.0	1.5	1092	$1,600	$1.47	43d	1	1.04mi
165 Rhode Island St Highland Park, MI	4.0	1.5	1639	$1,200	$0.73	17d	1	1.04mi
419 King St Detroit, MI	3.0	1.0	1668	$2,300	$1.38	10d	1	1.05mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	1d	1	1.06mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	43d	1	1.07mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	1d	1	1.07mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	43d	1	1.08mi
1710 Virginia Park St Detroit, MI	2.0	2.0	1350	$1,300	$0.96	5d	1	1.08mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	43d	1	1.13mi
1974 Virginia Park St Detroit, MI	2.0	2.0	1200	$1,995	$1.66	43d	1	1.14mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	1.16mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	16d	1	1.20mi
8416 Brush St Detroit, MI	3.0	1.5	1200	$2,200	$1.83	1d	1	1.20mi
8410 Brush St Detroit, MI	3.0	2.5	1300	$2,200	$1.69	1d	1	1.21mi
557 Hague St Detroit, MI	2.0	1.0	1250	$1,400	$1.12	43d	1	1.21mi
528 E Philadelphia St Detroit, MI	3.0	1.0	1625	$2,400	$1.48	1d	1	1.25mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	1.26mi

Listing history 32 events

1. 2026-06-18
   days on market $134,900 Active 58 DOM
2. 2026-06-17
   days on market $134,900 Active 57 DOM
3. 2026-06-15
   days on market $134,900 Active 55 DOM
4. 2026-06-13
   days on market $134,900 Active 53 DOM
5. 2026-06-13
   days on market $134,900 Active 52 DOM
6. 2026-06-09
   days on market $134,900 Active 49 DOM
7. 2026-06-08
   days on market $134,900 Active 48 DOM
8. 2026-06-07
   days on market $134,900 Active 47 DOM
9. 2026-06-04
   days on market $134,900 Active 44 DOM
10. 2026-06-03
    days on market $134,900 Active 43 DOM
11. 2026-06-02
    days on market $134,900 Active 42 DOM
12. 2026-06-01
    days on market $134,900 Active 41 DOM
13. 2026-05-31
    days on market $134,900 Active 40 DOM
14. 2026-04-21
    listed $144,900 Active 935-char remark

    Show marketing remark (944 chars)

    Investor's dream sitting on a Detroit court and ready for its transformation. 956 Glynn Ct is a 3-bed, 2-bath rehab opportunity with good bones and one of the most valuable features you'll find in this market - a 4-car detached garage that adds immediate utility and serious upside to any exit strategy. The property needs work, and the price reflects it. For the experienced flipper, landlord, or buy-and-hold investor, this is the kind of canvas that rewards vision. Reconfigure, renovate, and refinish to command top-of-market rents or a strong resale number in a city that continues to attract capital and attention. That 4-car garage isn't just a bonus - it's a deal-maker. Workshop, storage rental, contractor bay, or simply a premium selling point for the end buyer. In Detroit's resurgent market, garage space like this is increasingly rare and increasingly valuable. - deals with this footprint and this garage don't sit long.

15. 2026-04-21
    listed $144,900 Active 944-char remark

    Show marketing remark (944 chars)

    Investor's dream sitting on a Detroit court and ready for its transformation. 956 Glynn Ct is a 3-bed, 2-bath rehab opportunity with good bones and one of the most valuable features you'll find in this market - a 4-car detached garage that adds immediate utility and serious upside to any exit strategy. The property needs work, and the price reflects it. For the experienced flipper, landlord, or buy-and-hold investor, this is the kind of canvas that rewards vision. Reconfigure, renovate, and refinish to command top-of-market rents or a strong resale number in a city that continues to attract capital and attention. That 4-car garage isn't just a bonus - it's a deal-maker. Workshop, storage rental, contractor bay, or simply a premium selling point for the end buyer. In Detroit's resurgent market, garage space like this is increasingly rare and increasingly valuable. - deals with this footprint and this garage don't sit long.

16. 2026-04-21
    listed $144,900 Active

    Show marketing remark (944 chars)

    Investor's dream sitting on a Detroit court and ready for its transformation. 956 Glynn Ct is a 3-bed, 2-bath rehab opportunity with good bones and one of the most valuable features you'll find in this market - a 4-car detached garage that adds immediate utility and serious upside to any exit strategy. The property needs work, and the price reflects it. For the experienced flipper, landlord, or buy-and-hold investor, this is the kind of canvas that rewards vision. Reconfigure, renovate, and refinish to command top-of-market rents or a strong resale number in a city that continues to attract capital and attention. That 4-car garage isn't just a bonus - it's a deal-maker. Workshop, storage rental, contractor bay, or simply a premium selling point for the end buyer. In Detroit's resurgent market, garage space like this is increasingly rare and increasingly valuable. - deals with this footprint and this garage don't sit long.

17. 2023-06-27
    soldstatus $97,000 Sold
18. 2023-06-27
    soldstatus $97,000 Closed
19. 2023-06-26
    status Pending
20. 2023-06-26
    status Pending
21. 2023-05-18
    price $99,900
22. 2023-05-18
    price $99,900
23. 2023-05-10
    price $114,900
24. 2023-05-10
    price $114,900
25. 2023-04-26
    listed $115,000 Active
26. 2023-04-26
    listed $115,000 Active
27. 2017-11-04
    historical
28. 2017-11-04
    historical
29. 2017-08-04
    status Active
30. 2017-08-02
    historical
31. 2017-07-29
    listed $39,900 Active
32. 2017-07-29
    listed $39,900 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: $1,954 · $163/mo
• Projected year-2 tax: $2,016 · $168/mo
• Expected delta: +$62/yr (+$5/mo · 3.2%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,917
• − Mortgage interest: −$7,556
• − Property taxes: −$1,954
• − Insurance: −$674
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$3,924
• Taxable income: $2,621
• Est. tax owed @ 24.0%: −$629
• After-tax cash flow: $3,988/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): 15,780
• Household income: $43,627
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1258.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 60% White 26% Asian 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Other Indo-European 3% Arabic 2% 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: ▼ -239.24%
• Current HPI: 145.5509
• Rent YoY: ▼ -5.13%
• 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

+263.2% since first listed

19 events — show timeline

• 2026-04-21 Listed $144,900 MiRealSource-MiMLS
• 2026-04-21 Listed $144,900 SW Michigan MLS
• 2026-04-21 Listed $144,900 REALCOMP
• 2023-06-27 Sold (MLS) $97,000 MiRealSource-MiMLS
• 2023-06-27 Sold (MLS) $97,000 REALCOMP
• 2023-06-26 Pending — MiRealSource-MiMLS
• 2023-06-26 Pending — REALCOMP
• 2023-05-18 Price Changed $99,900 MiRealSource-MiMLS
• 2023-05-18 Price Changed $99,900 REALCOMP
• 2023-05-10 Price Changed $114,900 MiRealSource-MiMLS
• 2023-05-10 Price Changed $114,900 REALCOMP
• 2023-04-26 Listed $115,000 MiRealSource-MiMLS
• 2023-04-26 Listed $115,000 REALCOMP
• 2017-11-04 Listing Removed — REALCOMP
• 2017-11-04 Listing Removed — MiRealSource-MiMLS
• 2017-08-04 Relisted — REALCOMP
• 2017-08-02 Listing Removed — REALCOMP
• 2017-07-29 Listed $39,900 MiRealSource-MiMLS
• 2017-07-29 Listed $39,900 REALCOMP

Property tax history

+25.5%/yr

Latest (2025): $1,954 · -10.0% YoY. Source: county tax records.