11825 Rosemary St N · Detroit, MI 48213

$95,000

4 bd · 1.0 ba · 1,378 sqft · SingleFamily public records · 30 Days on market

Built 1929 5,227 sqft lot Est $76k · 25% 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 +2.5/5.0
• 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

Great rental property. Cute, updated Bungalow with 2 bedrooms and half bath on 1st floor and 2 bedrooms and full bath on 2nd floor. 2 car detached garage fenced backyard. Updates include, LVT flooring and new carpet updated kitchen, Newer HVAC updated bath. Close and convenient to highways. Being sold 'AS IS"

Key facts

• New carpet
• Updated kitchen
• Fenced backyard

Tags

• DETACHED GARAGE
• FENCED BACKYARD
• LVT FLOORING
• UPDATED KITCHEN
• NEW CARPET
• NEWER HVAC

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Brick construction
• Construction: Brick exterior; Brick/mortar foundation; Asphalt roof; Built with brick materials
• Exterior features: Back yard fencing; Paved driveway/road access

Interior

• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfurnished; Unfinished basement; Basement present
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% 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: 192 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,437/mo this rent would consume 51% of the median local household income ($34k/yr) (locally 1202% 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 $657 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 28y 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.
• Current owner paid $33k; list at $95k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.51% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.28%
• DSCR: 1.77
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $75,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11833 Wilfred St	0.20mi	4/1.5	1,340 (-3%)	8mo	$100,000	$75	78
12328 Longview St	0.50mi	4/1.0	1,400 (+2%)	1mo	$85,000	$61	73
11824 Wilshire Dr	0.24mi	3/1.5 (-1)	1,400 (+2%)	9mo	$77,400	$55	72
12572 Rosemary St	0.44mi	4/1.0	1,419 (+3%)	10mo	$84,000	$59	66
12304 Rosemary St	0.31mi	3/1.5 (-1)	1,480 (+7%)	6mo	$22,000	$15	61
12737 Promenade St	0.58mi	4/2.0	1,440 (+4%)	7mo	$50,000	$35	56
11860 College St	0.62mi	3/1.5 (-1)	1,395 (+1%)	9mo	$71,000	$51	55
11785 Nashville St	0.72mi	3/1.5 (-1)	1,360 (-1%)	4mo	$55,000	$40	54
12142 Minden St	0.58mi	5/2.5 (+1)	1,371 (-0%)	9mo	$42,000	$31	53
11543 Saint Patrick St	0.39mi	3/1.0 (-1)	1,203 (-13%)	9mo	$125,000	$104	48
11090 Patrick Ave	0.51mi	3/2.0 (-1)	1,180 (-14%)	3mo	$55,000	$47	41
11409 College St	0.75mi	3/1.0 (-1)	1,215 (-12%)	9mo	$85,000	$70	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.34×
• Total profit: $9,080
• Equity at exit: $14,165

10-year hold

• IRR: 17.9%
• Equity multiple: 2.49×
• Total profit: $39,644
• Equity at exit: $8,214

Cash invested: $26,600 (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 48213

• Active inventory: 192
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,437 high
• Mortgage (P&I): −$498
• Tax from tax record: −$214 /mo · $2,573/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $383

Break-even live

Break-even rent $952

Max offer price $95,000

Occupancy floor 68%

Sensitivity live

Price	-10% $437	-5% $410	+0% $383	+5% $356	+10% $329
Rent	-10% $269	-5% $326	+0% $383	+5% $440	+10% $497
Rate	-1.0pp $431	-0.5pp $407	base $383	+0.5pp $358	+1.0pp $333

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	18d	1	0.10mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	0.23mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	45d	1	0.28mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	45d	1	0.44mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	19d	1	0.67mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	0.69mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	0.72mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	45d	1	0.77mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	0.92mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	45d	1	1.01mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	45d	1	1.03mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	25d	1	1.09mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	1.09mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	45d	1	1.21mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	1.24mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	18d	1	1.27mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	19d	1	1.28mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	25d	1	1.38mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	18d	1	1.40mi

Listing history 40 events

1. 2026-06-21
   days on market $95,000 Active 30 DOM
2. 2026-06-18
   days on market $95,000 Active 27 DOM
3. 2026-06-17
   days on market $95,000 Active 26 DOM
4. 2026-06-15
   days on market $95,000 Active 24 DOM
5. 2026-06-13
   days on market $95,000 Active 22 DOM
6. 2026-06-13
   days on market $95,000 Active 21 DOM
7. 2026-06-09
   days on market $95,000 Active 18 DOM
8. 2026-06-08
   days on market $95,000 Active 17 DOM
9. 2026-06-07
   days on market $95,000 Active 16 DOM
10. 2026-06-04
    days on market $95,000 Active 13 DOM
11. 2026-06-03
    days on market $95,000 Active 12 DOM
12. 2026-06-02
    days on market $95,000 Active 11 DOM
13. 2026-06-01
    days on market $95,000 Active 10 DOM
14. 2026-05-31
    days on market $95,000 Active 9 DOM
15. 2026-05-18
    listed $95,000 Active 315-char remark

    Show marketing remark (315 chars)

    Great rental property. Cute, updated Bungalow with 2 bedrooms and half bath on 1st floor and 2 bedrooms and full bath on 2nd floor. 2 car detached garage fenced backyard. Updates include, LVT flooring and new carpet updated kitchen, Newer HVAC updated bath. Close and convenient to highways. Being sold 'AS IS"

16. 2026-05-18
    listed $95,000 Active

    Show marketing remark (315 chars)

    Great rental property. Cute, updated Bungalow with 2 bedrooms and half bath on 1st floor and 2 bedrooms and full bath on 2nd floor. 2 car detached garage fenced backyard. Updates include, LVT flooring and new carpet updated kitchen, Newer HVAC updated bath. Close and convenient to highways. Being sold 'AS IS"

17. 2024-06-20
    soldstatus $33,000 Sold 167-char remark

    Show marketing remark (167 chars)

    Investor Special! This 3 bdrm Bungalow is located developing locations near E. Outer Dr and Gratiot. Rehab needed and Great potential to add to your rental portfolio!

18. 2024-06-20
    soldstatus $33,000 Closed

    Show marketing remark (167 chars)

    Investor Special! This 3 bdrm Bungalow is located developing locations near E. Outer Dr and Gratiot. Rehab needed and Great potential to add to your rental portfolio!

19. 2024-06-06
    status Pending

    Show marketing remark (167 chars)

    Investor Special! This 3 bdrm Bungalow is located developing locations near E. Outer Dr and Gratiot. Rehab needed and Great potential to add to your rental portfolio!

20. 2024-06-06
    status Pending 167-char remark

    Show marketing remark (167 chars)

    Investor Special! This 3 bdrm Bungalow is located developing locations near E. Outer Dr and Gratiot. Rehab needed and Great potential to add to your rental portfolio!

21. 2024-05-24
    historical Accepting Backup Offers

    Show marketing remark (167 chars)

    Investor Special! This 3 bdrm Bungalow is located developing locations near E. Outer Dr and Gratiot. Rehab needed and Great potential to add to your rental portfolio!

22. 2024-05-24
    historical Accepting Backup Offers 167-char remark

    Show marketing remark (167 chars)

    Investor Special! This 3 bdrm Bungalow is located developing locations near E. Outer Dr and Gratiot. Rehab needed and Great potential to add to your rental portfolio!

23. 2024-04-27
    price $34,990

    Show marketing remark (167 chars)

    Investor Special! This 3 bdrm Bungalow is located developing locations near E. Outer Dr and Gratiot. Rehab needed and Great potential to add to your rental portfolio!

24. 2024-04-27
    price $34,990 167-char remark

    Show marketing remark (167 chars)

    Investor Special! This 3 bdrm Bungalow is located developing locations near E. Outer Dr and Gratiot. Rehab needed and Great potential to add to your rental portfolio!

25. 2024-03-29
    listed $40,000 Active 167-char remark

    Show marketing remark (167 chars)

    Investor Special! This 3 bdrm Bungalow is located developing locations near E. Outer Dr and Gratiot. Rehab needed and Great potential to add to your rental portfolio!

26. 2024-03-29
    listed $40,000 Active

    Show marketing remark (167 chars)

    Investor Special! This 3 bdrm Bungalow is located developing locations near E. Outer Dr and Gratiot. Rehab needed and Great potential to add to your rental portfolio!

27. 2008-04-02
    historical
28. 2008-02-12
    listed $9,500
29. 2007-05-03
    soldstatus $100,000
30. 2006-03-30
    soldstatus $57,000
31. 2006-03-30
    soldstatus $57,000
32. 2006-01-17
    historical
33. 2005-12-30
    listed $62,500
34. 2005-12-30
    listed $62,500
35. 2005-12-01
    historical
36. 2005-12-01
    historical
37. 2005-07-26
    listed $74,900
38. 2005-07-26
    listed $74,900
39. 1999-08-20
    historical
40. 1998-11-04
    listed $45,000

ⓘ 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: $2,573 · $214/mo
• Projected year-2 tax: $2,573 · $214/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 ≥96°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: $17,244
• − Mortgage interest: −$5,321
• − Property taxes: −$2,573
• − Insurance: −$475
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$2,764
• Taxable income: $3,351
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $3,792/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 1%

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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+111.1% since first listed

26 events — show timeline

• 2026-05-18 Listed $95,000 REALCOMP
• 2026-05-18 Listed $95,000 MiRealSource-MiMLS
• 2024-06-20 Sold (MLS) $33,000 MiRealSource-MiMLS
• 2024-06-20 Sold (MLS) $33,000 REALCOMP
• 2024-06-06 Pending — MiRealSource-MiMLS
• 2024-06-06 Pending — REALCOMP
• 2024-05-24 Contingent — MiRealSource-MiMLS
• 2024-05-24 Contingent — REALCOMP
• 2024-04-27 Price Changed $34,990 MiRealSource-MiMLS
• 2024-04-27 Price Changed $34,990 REALCOMP
• 2024-03-29 Listed $40,000 MiRealSource-MiMLS
• 2024-03-29 Listed $40,000 REALCOMP
• 2008-04-02 Listing Removed — REALCOMP
• 2008-02-12 Listed $9,500 REALCOMP
• 2007-05-03 Sold (Public Records) $100,000 Public Records
• 2006-03-30 Sold (MLS) $57,000 REALCOMP
• 2006-03-30 Sold (MLS) $57,000 MiRealSource-MiMLS
• 2006-01-17 Listing Removed — MiRealSource-MiMLS
• 2005-12-30 Listed $62,500 REALCOMP
• 2005-12-30 Listed $62,500 MiRealSource-MiMLS
• 2005-12-01 Listing Removed — REALCOMP
• 2005-12-01 Listing Removed — MiRealSource-MiMLS
• 2005-07-26 Listed $74,900 REALCOMP
• 2005-07-26 Listed $74,900 MiRealSource-MiMLS
• 1999-08-20 Listing Removed — REALCOMP
• 1998-11-04 Listed $45,000 REALCOMP

Property tax history

+5.3%/yr

Latest (2025): $2,573 · +100.6% YoY. Source: county tax records.