3103 10th Rd · Detroit Beach, MI 48162

$99,500

2 bd · 1.0 ba · 594 sqft · SingleFamily public records · 38 Days on market

Built 1930 7,841 sqft lot Est $129k · 23% under $5/mo HOA

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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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.7/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming two-bedroom, one-bath cottage-style home located in the desirable Detroit Beach community. This home offers a bright living space with natural light and a comfortable layout with plenty of potential. Enjoy lake access and the benefits of being part of the Detroit Beach HOA, including access to the beach and nearby community amenities. A great opportunity for an affordable home in a well-known lake-area neighborhood. Vacant lot next door adds extra appeal and potential. Property is being sold as-is.

Key facts

• Community amenities
• Lake access
• Detroit beach hoa

Tags

• LAKE ACCESS
• DETROIT BEACH HOA
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Zoning: Residential; Cross street: Dixie Hwy / Grand Blvd
• HOA & community: Homeowners association with an annual fee of $64 (about $5.33/month); Subdivision: DETROIT BEACH SUB

Exterior

• Utilities: Public water; Public sewer and septic tank options available
• Home design: Single-family residence; One story
• Construction: Wood siding; Crawl space foundation; Built area above grade approximately 594 square feet
• Exterior features: Beach access; Lot dimensions approximately 80 x 100

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Wood-burning fireplace; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#292 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Jefferson Schools (Monroe) (rural): math 19% / reading 38% proficiency, ranked #358 of 540 in MI (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 123 active listings in the ZIP; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,515 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.07% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.74%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $128,898
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3025 Monrona Dr	0.12mi	1/1.0 (-1)	609 (+2%)	13mo	$132,000	$217	74
3218 Maplewood St	0.55mi	1/1.0 (-1)	666 (+12%)	14mo	$127,000	$191	38

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,752
• Equity at exit: $14,836

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $16,893
• Equity at exit: $8,603

Cash invested: $27,860 (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 48162

• Active inventory: 123
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$41
• HOA: −$5
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $226

Break-even live

Break-even rent $774

Max offer price $99,500

Occupancy floor 74%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 28 events

1. 2026-06-19
   days on market $99,500 Active 38 DOM
2. 2026-06-18
   days on market $99,500 Active 37 DOM
3. 2026-06-17
   days on market $99,500 Active 36 DOM
4. 2026-06-16
   days on market $99,500 Active 35 DOM
5. 2026-06-15
   days on market $99,500 Active 34 DOM
6. 2026-06-14
   days on market $99,500 Active 32 DOM
7. 2026-06-12
   pricedays on market $99,500 Active 31 DOM
8. 2026-06-09
   days on market $104,900 Active 28 DOM
9. 2026-06-08
   days on market $104,900 Active 27 DOM
10. 2026-06-07
    pricedays on market $104,900 Active 26 DOM
11. 2026-06-03
    days on market $109,900 Active 22 DOM
12. 2026-06-02
    days on market $109,900 Active 21 DOM
13. 2026-06-01
    days on market $109,900 Active 20 DOM
14. 2026-05-31
    days on market $109,900 Active 19 DOM
15. 2026-05-30
    days on market $109,900 Active 18 DOM
16. 2026-05-12
    listed $109,900 Active 512-char remark

    Show marketing remark (512 chars)

    Charming two-bedroom, one-bath cottage-style home located in the desirable Detroit Beach community. This home offers a bright living space with natural light and a comfortable layout with plenty of potential. Enjoy lake access and the benefits of being part of the Detroit Beach HOA, including access to the beach and nearby community amenities. A great opportunity for an affordable home in a well-known lake-area neighborhood. Vacant lot next door adds extra appeal and potential. Property is being sold as-is.

17. 2026-05-12
    listed $109,900 Active

    Show marketing remark (512 chars)

    Charming two-bedroom, one-bath cottage-style home located in the desirable Detroit Beach community. This home offers a bright living space with natural light and a comfortable layout with plenty of potential. Enjoy lake access and the benefits of being part of the Detroit Beach HOA, including access to the beach and nearby community amenities. A great opportunity for an affordable home in a well-known lake-area neighborhood. Vacant lot next door adds extra appeal and potential. Property is being sold as-is.

18. 2024-01-22
    soldstatus $76,455
19. 2024-01-18
    soldstatus $76,455 Sold 758-char remark

    Show marketing remark (758 chars)

    This amazing two bedroom, one bathroom kit home is the perfect opportunity for anyone looking to make their dream of owning a home come true. This great family cottage is surrounded by the beauty of well known Detroit Beach. The bright, airy living space is full of natural light and offers plenty of room to relax and entertain. What really sets this property apart is its amazing location. Not only does it have lake access, but it is also part of the well known Detroit Beach HOA. This means that you can enjoy all the benefits of living in a great community, including access to the beach, local amenities, and more. This is an amazing opportunity for anyone looking for an affordable home in a great location. There is a vacant lot next door as a bonus!

20. 2024-01-18
    soldstatus $76,455 Closed

    Show marketing remark (758 chars)

    This amazing two bedroom, one bathroom kit home is the perfect opportunity for anyone looking to make their dream of owning a home come true. This great family cottage is surrounded by the beauty of well known Detroit Beach. The bright, airy living space is full of natural light and offers plenty of room to relax and entertain. What really sets this property apart is its amazing location. Not only does it have lake access, but it is also part of the well known Detroit Beach HOA. This means that you can enjoy all the benefits of living in a great community, including access to the beach, local amenities, and more. This is an amazing opportunity for anyone looking for an affordable home in a great location. There is a vacant lot next door as a bonus!

21. 2023-11-02
    status Pending

    Show marketing remark (758 chars)

    This amazing two bedroom, one bathroom kit home is the perfect opportunity for anyone looking to make their dream of owning a home come true. This great family cottage is surrounded by the beauty of well known Detroit Beach. The bright, airy living space is full of natural light and offers plenty of room to relax and entertain. What really sets this property apart is its amazing location. Not only does it have lake access, but it is also part of the well known Detroit Beach HOA. This means that you can enjoy all the benefits of living in a great community, including access to the beach, local amenities, and more. This is an amazing opportunity for anyone looking for an affordable home in a great location. There is a vacant lot next door as a bonus!

22. 2023-11-02
    status Pending 758-char remark

    Show marketing remark (758 chars)

    This amazing two bedroom, one bathroom kit home is the perfect opportunity for anyone looking to make their dream of owning a home come true. This great family cottage is surrounded by the beauty of well known Detroit Beach. The bright, airy living space is full of natural light and offers plenty of room to relax and entertain. What really sets this property apart is its amazing location. Not only does it have lake access, but it is also part of the well known Detroit Beach HOA. This means that you can enjoy all the benefits of living in a great community, including access to the beach, local amenities, and more. This is an amazing opportunity for anyone looking for an affordable home in a great location. There is a vacant lot next door as a bonus!

23. 2023-10-19
    historical Accepting Backup Offers

    Show marketing remark (758 chars)

    This amazing two bedroom, one bathroom kit home is the perfect opportunity for anyone looking to make their dream of owning a home come true. This great family cottage is surrounded by the beauty of well known Detroit Beach. The bright, airy living space is full of natural light and offers plenty of room to relax and entertain. What really sets this property apart is its amazing location. Not only does it have lake access, but it is also part of the well known Detroit Beach HOA. This means that you can enjoy all the benefits of living in a great community, including access to the beach, local amenities, and more. This is an amazing opportunity for anyone looking for an affordable home in a great location. There is a vacant lot next door as a bonus!

24. 2023-10-19
    historical Accepting Backup Offers 758-char remark

    Show marketing remark (758 chars)

    This amazing two bedroom, one bathroom kit home is the perfect opportunity for anyone looking to make their dream of owning a home come true. This great family cottage is surrounded by the beauty of well known Detroit Beach. The bright, airy living space is full of natural light and offers plenty of room to relax and entertain. What really sets this property apart is its amazing location. Not only does it have lake access, but it is also part of the well known Detroit Beach HOA. This means that you can enjoy all the benefits of living in a great community, including access to the beach, local amenities, and more. This is an amazing opportunity for anyone looking for an affordable home in a great location. There is a vacant lot next door as a bonus!

25. 2023-10-13
    listed $75,000 Active

    Show marketing remark (758 chars)

    This amazing two bedroom, one bathroom kit home is the perfect opportunity for anyone looking to make their dream of owning a home come true. This great family cottage is surrounded by the beauty of well known Detroit Beach. The bright, airy living space is full of natural light and offers plenty of room to relax and entertain. What really sets this property apart is its amazing location. Not only does it have lake access, but it is also part of the well known Detroit Beach HOA. This means that you can enjoy all the benefits of living in a great community, including access to the beach, local amenities, and more. This is an amazing opportunity for anyone looking for an affordable home in a great location. There is a vacant lot next door as a bonus!

26. 2023-10-13
    listed $75,000 Active 758-char remark

    Show marketing remark (758 chars)

    This amazing two bedroom, one bathroom kit home is the perfect opportunity for anyone looking to make their dream of owning a home come true. This great family cottage is surrounded by the beauty of well known Detroit Beach. The bright, airy living space is full of natural light and offers plenty of room to relax and entertain. What really sets this property apart is its amazing location. Not only does it have lake access, but it is also part of the well known Detroit Beach HOA. This means that you can enjoy all the benefits of living in a great community, including access to the beach, local amenities, and more. This is an amazing opportunity for anyone looking for an affordable home in a great location. There is a vacant lot next door as a bonus!

27. 2023-10-10
    historical $75,000

    Show marketing remark (758 chars)

    This amazing two bedroom, one bathroom kit home is the perfect opportunity for anyone looking to make their dream of owning a home come true. This great family cottage is surrounded by the beauty of well known Detroit Beach. The bright, airy living space is full of natural light and offers plenty of room to relax and entertain. What really sets this property apart is its amazing location. Not only does it have lake access, but it is also part of the well known Detroit Beach HOA. This means that you can enjoy all the benefits of living in a great community, including access to the beach, local amenities, and more. This is an amazing opportunity for anyone looking for an affordable home in a great location. There is a vacant lot next door as a bonus!

28. 2023-10-10
    historical $75,000 758-char remark

    Show marketing remark (758 chars)

    This amazing two bedroom, one bathroom kit home is the perfect opportunity for anyone looking to make their dream of owning a home come true. This great family cottage is surrounded by the beauty of well known Detroit Beach. The bright, airy living space is full of natural light and offers plenty of room to relax and entertain. What really sets this property apart is its amazing location. Not only does it have lake access, but it is also part of the well known Detroit Beach HOA. This means that you can enjoy all the benefits of living in a great community, including access to the beach, local amenities, and more. This is an amazing opportunity for anyone looking for an affordable home in a great location. There is a vacant lot next door as a bonus!

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $1,023 · $85/mo
• Expected delta: +$509/yr (+$42/mo · 99.1%)

ⓘ 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 ≥101°F today · 15 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: $12,717
• − Mortgage interest: −$5,574
• − Property taxes: −$514
• − Insurance: −$498
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − HOA: −$60
• − Depreciation: −$2,895
• Taxable income: $1,143
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $2,439/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: Jefferson Schools (Monroe)
• NCES district ID: 2619800
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 38% ▼ -7.00%
• Median HH income: $60,701
• Composite: 25.91/100
• National rank: #7338
• State rank: #358 of 540 in MI

Livability — Detroit Beach

• Score: 71/100
• State rank: #292
• US rank: #7318

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C+ Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Detroit Beach, MI
• County: Monroe County · 54,460 people
• Metro: Monroe, MI
• Population (ZIP): 28,156
• Household income: $67,876
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 828.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Romanian 6% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.11%
• Current HPI: 138.1795
• Rent YoY: —
• Metro: Monroe, 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

+46.5% since first listed

13 events — show timeline

• 2026-05-12 Listed $109,900 REALCOMP
• 2026-05-12 Listed $109,900 MiRealSource-MiMLS
• 2024-01-22 Sold (Public Records) $76,455 Public Records
• 2024-01-18 Sold (MLS) $76,455 MiRealSource-MiMLS
• 2024-01-18 Sold (MLS) $76,455 REALCOMP
• 2023-11-02 Pending — MiRealSource-MiMLS
• 2023-11-02 Pending — REALCOMP
• 2023-10-19 Contingent — MiRealSource-MiMLS
• 2023-10-19 Contingent — REALCOMP
• 2023-10-13 Listed $75,000 MiRealSource-MiMLS
• 2023-10-13 Listed $75,000 REALCOMP
• 2023-10-10 Coming Soon $75,000 MiRealSource-MiMLS
• 2023-10-10 Coming Soon $75,000 REALCOMP

Property tax history

+11.8%/yr

Latest (2025): $514 · -34.5% YoY. Source: county tax records.