9759 Manistique St · Detroit, MI 48224

$109,900

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 57 Days on market

Built 1941 3,485 sqft lot $107/sqft · 138% above area

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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 +28.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Updated brick home located on Detroit's east side. This property features 3 bedrooms and 1.5 bathrooms with a functional layout. Recent updates include refinished hardwood floors, new carpet, fresh paint throughout, updated lighting, and new tile in the kitchen. The kitchen and bathrooms have both been updated, offering a clean and move-in ready space. The basement includes a bonus room that can be used for additional bedroom, office, or storage. Open to all reasonable offers.

Key facts

• Fresh paint
• New carpet
• New tile

Tags

• BRICK HOME
• REFINISHED HARDWOOD FLOORS
• NEW CARPET
• FRESH PAINT
• UPDATED LIGHTING
• NEW TILE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (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 flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• 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 $760 of loan paydown is wiped out by about $3k 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 57 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $110k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1941 — 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: 1.22% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (median comp): $53,014
• List price: $109,900
• Delta: 107.30%
• 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
9768 Manistique St	0.03mi	3/1.0	986 (-4%)	0mo	$35,000	$35	92
10904 N Mogul St	0.37mi	3/1.0	1,045 (+2%)	0mo	$113,000	$108	79
10696 Stratman St	0.38mi	3/1.5	1,000 (-2%)	3mo	$53,000	$53	74
9500 Lakepointe St	0.25mi	3/1.0	1,130 (+10%)	0mo	$125,000	$111	71
10326 Beaconsfield St	0.61mi	3/1.0	1,042 (+2%)	3mo	$66,000	$63	67
5818 Beaconsfield St	0.62mi	3/1.5	1,038 (+1%)	3mo	$60,000	$58	65
14728 Wilfred St	0.65mi	3/1.0	1,050 (+2%)	3mo	$30,500	$29	63
9710 Somerset Ave	0.50mi	3/1.0	1,106 (+8%)	3mo	$121,000	$109	61
10441 Roxbury St	0.47mi	3/1.5	1,127 (+10%)	3mo	$59,000	$52	57
5777 Lakepointe St	0.62mi	4/2.5 (+1)	1,075 (+5%)	2mo	$174,999	$163	51
10318 Beaconsfield St	0.60mi	3/1.5	1,146 (+12%)	1mo	$78,000	$68	49
13136 Maiden St	0.61mi	4/1.0 (+1)	1,144 (+12%)	1mo	$10,000	$9	47

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,424
• Equity at exit: $16,386

10-year hold

• IRR: 8.5%
• Equity multiple: 1.59×
• Total profit: $18,087
• Equity at exit: $9,502

Cash invested: $30,772 (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: 484
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$576
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $349

Break-even live

Break-even rent $900

Max offer price $109,900

Occupancy floor 69%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	0.16mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	17d	1	0.19mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	0.28mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	0.28mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	5d	1	0.30mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	0.32mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	0.34mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.36mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.39mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	15d	1	0.40mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	0.46mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	43d	1	0.48mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	43d	1	0.50mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	10d	1	0.51mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	43d	1	0.54mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.59mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	43d	1	0.63mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	0.66mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	5d	1	0.67mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	15d	1	0.68mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.75mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	0.80mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.84mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	17d	1	0.91mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	0.93mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	4d	1	0.93mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.00mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	1.02mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	1.05mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	1.05mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	16d	1	1.05mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	43d	1	1.06mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	1.11mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	1.13mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	1.14mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	1.15mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	1.17mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	43d	1	1.18mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	1.20mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	1.22mi

Listing history 23 events

1. 2026-06-10
   status $109,900 Pending 57 DOM
2. 2026-06-09
   days on market $109,900 Active Under Contract 57 DOM
3. 2026-06-08
   days on market $109,900 Active Under Contract 56 DOM
4. 2026-06-07
   days on market $109,900 Active Under Contract 55 DOM
5. 2026-06-04
   days on market $109,900 Active Under Contract 52 DOM
6. 2026-06-03
   days on market $109,900 Active Under Contract 51 DOM
7. 2026-06-02
   days on market $109,900 Active Under Contract 50 DOM
8. 2026-06-01
   days on market $109,900 Active Under Contract 49 DOM
9. 2026-05-31
   days on market $109,900 Active Under Contract 48 DOM
10. 2026-05-08
    price $109,900 481-char remark

    Show marketing remark (481 chars)

    Updated brick home located on Detroit's east side. This property features 3 bedrooms and 1.5 bathrooms with a functional layout. Recent updates include refinished hardwood floors, new carpet, fresh paint throughout, updated lighting, and new tile in the kitchen. The kitchen and bathrooms have both been updated, offering a clean and move-in ready space. The basement includes a bonus room that can be used for additional bedroom, office, or storage. Open to all reasonable offers.

11. 2026-05-07
    price $109,900 487-char remark

    Show marketing remark (487 chars)

    Updated brick home located on Detroit’s east side. This property features 3 bedrooms and 1.5 bathrooms with a functional layout. Recent updates include refinished hardwood floors, new carpet, fresh paint throughout, updated lighting, and new tile in the kitchen. The kitchen and bathrooms have both been updated, offering a clean and move-in ready space. The basement includes a bonus room that can be used for additional bedroom, office, or storage. Open to all reasonable offers.

12. 2026-04-30
    price $114,900 481-char remark

    Show marketing remark (487 chars)

    Updated brick home located on Detroit’s east side. This property features 3 bedrooms and 1.5 bathrooms with a functional layout. Recent updates include refinished hardwood floors, new carpet, fresh paint throughout, updated lighting, and new tile in the kitchen. The kitchen and bathrooms have both been updated, offering a clean and move-in ready space. The basement includes a bonus room that can be used for additional bedroom, office, or storage. Open to all reasonable offers.

13. 2026-04-30
    price $114,900 487-char remark

    Show marketing remark (487 chars)

    Updated brick home located on Detroit’s east side. This property features 3 bedrooms and 1.5 bathrooms with a functional layout. Recent updates include refinished hardwood floors, new carpet, fresh paint throughout, updated lighting, and new tile in the kitchen. The kitchen and bathrooms have both been updated, offering a clean and move-in ready space. The basement includes a bonus room that can be used for additional bedroom, office, or storage. Open to all reasonable offers.

14. 2026-04-25
    price $119,000 481-char remark

    Show marketing remark (487 chars)

    Updated brick home located on Detroit’s east side. This property features 3 bedrooms and 1.5 bathrooms with a functional layout. Recent updates include refinished hardwood floors, new carpet, fresh paint throughout, updated lighting, and new tile in the kitchen. The kitchen and bathrooms have both been updated, offering a clean and move-in ready space. The basement includes a bonus room that can be used for additional bedroom, office, or storage. Open to all reasonable offers.

15. 2026-04-25
    price $119,000 487-char remark

    Show marketing remark (487 chars)

    Updated brick home located on Detroit’s east side. This property features 3 bedrooms and 1.5 bathrooms with a functional layout. Recent updates include refinished hardwood floors, new carpet, fresh paint throughout, updated lighting, and new tile in the kitchen. The kitchen and bathrooms have both been updated, offering a clean and move-in ready space. The basement includes a bonus room that can be used for additional bedroom, office, or storage. Open to all reasonable offers.

16. 2026-04-13
    listed $124,900 Active 487-char remark

    Show marketing remark (481 chars)

    Updated brick home located on Detroit's east side. This property features 3 bedrooms and 1.5 bathrooms with a functional layout. Recent updates include refinished hardwood floors, new carpet, fresh paint throughout, updated lighting, and new tile in the kitchen. The kitchen and bathrooms have both been updated, offering a clean and move-in ready space. The basement includes a bonus room that can be used for additional bedroom, office, or storage. Open to all reasonable offers.

17. 2026-04-13
    listed $124,900 Active 481-char remark

    Show marketing remark (481 chars)

    Updated brick home located on Detroit's east side. This property features 3 bedrooms and 1.5 bathrooms with a functional layout. Recent updates include refinished hardwood floors, new carpet, fresh paint throughout, updated lighting, and new tile in the kitchen. The kitchen and bathrooms have both been updated, offering a clean and move-in ready space. The basement includes a bonus room that can be used for additional bedroom, office, or storage. Open to all reasonable offers.

18. 2026-03-05
    soldstatus $53,000 Closed
19. 2026-03-05
    soldstatus $53,000 Closed
20. 2026-03-03
    status Pending
21. 2026-03-03
    status Pending
22. 2026-01-27
    listed $65,000 Active
23. 2026-01-27
    listed $65,000 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: $1,065 · $89/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$314/yr (+$26/mo · 29.4%)

ⓘ 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: $16,102
• − Mortgage interest: −$6,156
• − Property taxes: −$1,065
• − Insurance: −$550
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$3,197
• Taxable income: $2,558
• Est. tax owed @ 24.0%: −$614
• After-tax cash flow: $3,576/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

+69.1% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $109,900 MiRealSource-MiMLS
• 2026-05-07 Price Changed $109,900 REALCOMP
• 2026-04-30 Price Changed $114,900 MiRealSource-MiMLS
• 2026-04-30 Price Changed $114,900 REALCOMP
• 2026-04-25 Price Changed $119,000 MiRealSource-MiMLS
• 2026-04-25 Price Changed $119,000 REALCOMP
• 2026-04-13 Listed $124,900 REALCOMP
• 2026-04-13 Listed $124,900 MiRealSource-MiMLS
• 2026-03-05 Sold (MLS) $53,000 MiRealSource-MiMLS
• 2026-03-05 Sold (MLS) $53,000 REALCOMP
• 2026-03-03 Pending — MiRealSource-MiMLS
• 2026-03-03 Pending — REALCOMP
• 2026-01-27 Listed $65,000 MiRealSource-MiMLS
• 2026-01-27 Listed $65,000 REALCOMP

Property tax history

-1.1%/yr

Latest (2025): $1,065 · -53.8% YoY. Source: county tax records.