9107 Roselawn St · Detroit, MI 48204

$69,900

3 bd · 1.0 ba · 920 sqft · SingleFamily public records · 61 Days on market

Built 1944 4,356 sqft lot $76/sqft · 39% above area Est $50k · 39% over

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Why this score? — see what drove the B- 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
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to 9107 Roselawn Street, a charming and well-maintained bungalow that blends comfort, convenience, and opportunity. Featuring 3 spacious bedrooms and 1 full bath, this home offers a functional layout with plenty of room to grow both inside and out. Ideally located with quick access to the Joe Louis Greenway and major freeways, commuting and outdoor enjoyment are tight at your fingertips. Whether you're a first-time homebuyer ready to bring your design vision to life or an investor looking to expand your portfolio, this property is full of potential. Don't miss your chance to turn this solid home into something truly special schedule your showing today!

Key facts

• Major freeways
• Outdoor enjoyment
• Bungalow

Tags

• BUNGALOW
• FUNCTIONAL LAYOUT
• MAJOR FREEWAYS
• OUTDOOR ENJOYMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

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 ($1k rent vs $70k).
• Recommended offer: $66k (6.0% 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: 248 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 40% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($483 loan paydown + $7k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $70k implies a 975% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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: 1.62% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.58%
• DSCR: 2.05
• GRM: 5.1

CMA / ARV

• ARV (median comp): $50,197
• List price: $69,900
• Delta: 39.25%
• 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
8849 Roselawn St	0.17mi	3/1.0	1,015 (+10%)	4mo	$58,000	$57	71
9115 Roselawn St	0.01mi	3/1.0	1,025 (+11%)	13mo	$50,000	$49	70
8553 Cloverlawn St	0.35mi	3/1.0	1,012 (+10%)	5mo	$84,000	$83	63
8136 Roselawn St	0.59mi	3/1.5	919 (-0%)	10mo	$65,000	$71	62
8294 Northlawn St	0.48mi	3/1.0	998 (+8%)	4mo	$52,000	$52	60
8131 Greenlawn St	0.60mi	3/1.0	960 (+4%)	6mo	$26,000	$27	59
9265 Birwood St	0.68mi	3/1.0	908 (-1%)	15mo	$57,000	$63	54
8088 Ohio St	0.65mi	3/1.0	1,002 (+9%)	1mo	$83,000	$83	54
9196 American St	0.32mi	2/1.0 (-1)	1,035 (+12%)	8mo	$90,000	$87	52
8950 Birwood St	0.66mi	3/1.0	964 (+5%)	17mo	$102,000	$106	47
9129 Prairie St	0.35mi	2/1.0 (-1)	792 (-14%)	13mo	$16,000	$20	45
8691 Elmira St	0.70mi	3/1.0	1,001 (+9%)	10mo	$35,000	$35	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.0%
• Equity multiple: 4.20×
• Total profit: $62,596
• Equity at exit: $62,971

10-year hold

• IRR: 36.3%
• Equity multiple: 9.44×
• Total profit: $165,143
• Equity at exit: $135,800

Cash invested: $19,572 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 248
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$367
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $385

Break-even live

Break-even rent $648

Max offer price $69,900

Occupancy floor 61%

Sensitivity live

Price	-10% $424	-5% $404	+0% $385	+5% $365	+10% $345
Rent	-10% $295	-5% $340	+0% $385	+5% $429	+10% $474
Rate	-1.0pp $420	-0.5pp $402	base $385	+0.5pp $366	+1.0pp $348

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	25d	1	0.10mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	19d	1	0.32mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	19d	1	0.42mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	0.42mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	45d	1	0.68mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	45d	1	0.77mi
8762 Epworth St Unit 8768 Detroit, MI	2.0	1.0	900	$995	$1.11	0d	1	0.79mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	45d	1	0.82mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.92mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	45d	1	0.96mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	1.03mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	45d	1	1.03mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	6d	1	1.11mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,278	$1.42	0d	1	1.11mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	45d	1	1.23mi
5398 Allendale St Detroit, MI	2.0	1.0	1100	$1,200	$1.09	25d	1	1.33mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	45d	1	1.35mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	1.35mi
5101 Oregon St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	45d	1	1.40mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	45d	1	1.43mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	1.43mi
9376 Otsego St Detroit, MI	3.0	1.0	873	$1,396	$1.60	45d	1	1.43mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	19d	1	1.47mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	23d	1	1.47mi

Listing history 16 events

1. 2026-06-21
   days on market $69,900 Active 61 DOM
2. 2026-06-18
   days on market $69,900 Active 58 DOM
3. 2026-06-17
   days on market $69,900 Active 57 DOM
4. 2026-06-15
   days on market $69,900 Active 55 DOM
5. 2026-06-13
   days on market $69,900 Active 53 DOM
6. 2026-06-13
   pricedays on market $69,900 Active 52 DOM
7. 2026-06-01
   days on market $70,000 Active 50 DOM
8. 2026-05-31
   days on market $70,000 Active 49 DOM
9. 2026-04-29
   price $79,000 668-char remark

   Show marketing remark (668 chars)

   Welcome to 9107 Roselawn Street, a charming and well-maintained bungalow that blends comfort, convenience, and opportunity. Featuring 3 spacious bedrooms and 1 full bath, this home offers a functional layout with plenty of room to grow both inside and out. Ideally located with quick access to the Joe Louis Greenway and major freeways, commuting and outdoor enjoyment are tight at your fingertips. Whether you're a first-time homebuyer ready to bring your design vision to life or an investor looking to expand your portfolio, this property is full of potential. Don't miss your chance to turn this solid home into something truly special schedule your showing today!

10. 2026-04-29
    price $79,000 668-char remark

    Show marketing remark (668 chars)

    Welcome to 9107 Roselawn Street, a charming and well-maintained bungalow that blends comfort, convenience, and opportunity. Featuring 3 spacious bedrooms and 1 full bath, this home offers a functional layout with plenty of room to grow both inside and out. Ideally located with quick access to the Joe Louis Greenway and major freeways, commuting and outdoor enjoyment are tight at your fingertips. Whether you're a first-time homebuyer ready to bring your design vision to life or an investor looking to expand your portfolio, this property is full of potential. Don't miss your chance to turn this solid home into something truly special schedule your showing today!

11. 2026-04-13
    listed $85,000 Active 668-char remark

    Show marketing remark (668 chars)

    Welcome to 9107 Roselawn Street, a charming and well-maintained bungalow that blends comfort, convenience, and opportunity. Featuring 3 spacious bedrooms and 1 full bath, this home offers a functional layout with plenty of room to grow both inside and out. Ideally located with quick access to the Joe Louis Greenway and major freeways, commuting and outdoor enjoyment are tight at your fingertips. Whether you're a first-time homebuyer ready to bring your design vision to life or an investor looking to expand your portfolio, this property is full of potential. Don't miss your chance to turn this solid home into something truly special schedule your showing today!

12. 2026-04-12
    listed $85,000 Active 668-char remark

    Show marketing remark (668 chars)

    Welcome to 9107 Roselawn Street, a charming and well-maintained bungalow that blends comfort, convenience, and opportunity. Featuring 3 spacious bedrooms and 1 full bath, this home offers a functional layout with plenty of room to grow both inside and out. Ideally located with quick access to the Joe Louis Greenway and major freeways, commuting and outdoor enjoyment are tight at your fingertips. Whether you're a first-time homebuyer ready to bring your design vision to life or an investor looking to expand your portfolio, this property is full of potential. Don't miss your chance to turn this solid home into something truly special schedule your showing today!

13. 2009-11-04
    soldstatus $6,500
14. 2009-08-28
    listed $7,500
15. 1993-12-21
    soldstatus $30,500
16. 1993-06-01
    soldstatus $14,000

ⓘ 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: $1,393 · $116/mo
• Projected year-2 tax: $1,393 · $116/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 ≥97°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: $13,615
• − Mortgage interest: −$3,915
• − Property taxes: −$1,393
• − Insurance: −$350
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$2,033
• Taxable income: $3,745
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $3,716/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• Rent YoY: —
• 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

+464.3% since first listed

8 events — show timeline

• 2026-04-29 Price Changed $79,000 MiRealSource-MiMLS
• 2026-04-29 Price Changed $79,000 REALCOMP
• 2026-04-13 Listed $85,000 REALCOMP
• 2026-04-12 Listed $85,000 MiRealSource-MiMLS
• 2009-11-04 Sold (MLS) $6,500 REALCOMP
• 2009-08-28 Listed $7,500 REALCOMP
• 1993-12-21 Sold (Public Records) $30,500 Public Records
• 1993-06-01 Sold (Public Records) $14,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,393 · -9.2% YoY. Source: county tax records.