11708 Broadstreet Ave · Detroit, MI 48204

$86,000

3 bd · 1.0 ba · 1,245 sqft · SingleFamily public records · 7 Days on market

Built 1910 7,405 sqft lot $69/sqft · 55% above area

---

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 +29.4/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 1-bath bungalow at 11708 Broadstreet Ave in Detroit's Brown & Babcocks Plats neighborhood! Offering 1,245 square feet of living space on a generous 0.17-acre lot, home is perfect for buyers seeking affordability and potential. Featuring a classic bungalow layout with three bedrooms and a full bath, plus a detached garage for convenient parking. Heated by forced air natural gas, this well-maintained property provides a solid foundation for personalization or rental income. Located in a established Detroit community with easy access to key thoroughfares, it's ideal for first-time homeowners, investors, or those looking to build equity in an up-and-coming area. Don't miss this opportunity - schedule your showing today and make this Brodstreet gem your own!

Key facts

• 7,405 sq ft lot
• Built 1910
• Listed 6 days

Property features AI

Finance

• Financial info: Annual taxes reported

Exterior

• Parking: No garage
• Utilities: Sewer available; Water available
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps
• Construction: Vinyl siding; Brick/mortar foundation
• Exterior features: Paved road access; Lot approximately 0.17 acres (60 x 125)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).

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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 41% 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 $9k of equity ($595 loan paydown + $9k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 15 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.22%
• DSCR: 1.68
• GRM: 6.1

CMA / ARV

• ARV (median comp): $55,321
• List price: $86,000
• Delta: 55.46%
• 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
4052 W Buena Vista St	0.64mi	3/1.5	1,242 (-0%)	1mo	$160,000	$129	67
3735 W Buena Vista St	0.70mi	3/1.5	1,213 (-3%)	3mo	$164,900	$136	58
4835 Cortland St	0.29mi	3/1.5	1,364 (+10%)	13mo	$12,500	$9	58
11634 Nardin Dr	0.24mi	3/1.5	1,074 (-14%)	11mo	$30,000	$28	55
4232 W Buena Vista St	0.62mi	3/1.5	1,208 (-3%)	12mo	$25,000	$21	54
10032 Bordeau St	0.43mi	4/1.0 (+1)	1,344 (+8%)	10mo	$21,000	$16	53
3226 Glynn Ct	0.71mi	3/1.5	1,300 (+4%)	6mo	$15,000	$12	53
9419 Ravenswood St	0.67mi	3/1.0	1,144 (-8%)	7mo	$67,500	$59	49
4294 W Buena Vista St	0.60mi	3/1.0	1,400 (+12%)	9mo	$110,000	$79	44
9329 Petoskey Ave	0.67mi	3/1.0	1,097 (-12%)	7mo	$16,000	$15	43
4225 Tyler St	0.65mi	2/1.0 (-1)	1,144 (-8%)	13mo	$16,500	$14	40
13218 Stoepel St	0.72mi	3/1.0	1,372 (+10%)	14mo	$66,500	$48	37

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: 35.5%
• Equity multiple: 3.75×
• Total profit: $66,326
• Equity at exit: $77,476

10-year hold

• IRR: 30.6%
• Equity multiple: 8.48×
• Total profit: $180,082
• Equity at exit: $167,079

Cash invested: $24,080 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,168 high
• Mortgage (P&I): −$451
• Tax from tax record: −$131 /mo · $1,568/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $305

Break-even live

Break-even rent $782

Max offer price $86,000

Occupancy floor 69%

Sensitivity live

Price	-10% $354	-5% $330	+0% $305	+5% $281	+10% $257
Rent	-10% $213	-5% $259	+0% $305	+5% $352	+10% $398
Rate	-1.0pp $349	-0.5pp $327	base $305	+0.5pp $283	+1.0pp $261

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	45d	1	0.01mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	0.32mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	6d	1	0.43mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	6d	1	0.46mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	6d	1	0.54mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	23d	1	0.57mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	19d	1	0.57mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	45d	1	0.58mi
9376 Otsego St Detroit, MI	3.0	1.0	873	$1,396	$1.60	45d	1	0.60mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	0.61mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	45d	1	0.62mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	25d	1	0.63mi
3224 Monterey St Unit 2E Detroit, MI	2.0	1.0	1200	$1,350	$1.12	45d	1	0.64mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	45d	1	0.66mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	13d	1	0.67mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	45d	1	0.67mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	800	$1,000	$1.25	5d	1	0.71mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	782	$850	$1.09	45d	1	0.71mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	0.74mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	18d	1	0.74mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	6d	1	0.78mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	18d	1	0.79mi
3759 Atkinson St Unit 2 Detroit, MI	2.0	1.0	919	$1,200	$1.31	25d	1	0.81mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	18d	1	0.83mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	45d	1	0.85mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	25d	1	0.85mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	45d	1	0.87mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	45d	1	0.89mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	3d	1	0.93mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.94mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	25d	1	0.95mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	45d	1	0.95mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	18d	1	0.96mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	18d	1	1.02mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	45d	1	1.03mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	1.06mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	25d	1	1.06mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	25d	4	1.08mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	45d	1	1.12mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	21d	1	1.14mi

Listing history 50 events

1. 2026-06-21
   days on market $86,000 Active 7 DOM
2. 2026-06-18
   days on market $86,000 Active 4 DOM
3. 2026-06-17
   days on market $86,000 Active 3 DOM
4. 2026-06-16
   days on market $86,000 Active 2 DOM
5. 2026-06-15
   listing id $86,000 Active 1 DOM
6. 2026-06-15
   remarks 695-char remark
7. 2026-06-15
   days on marketlisting id $86,000 Active 1 DOM
8. 2026-06-13
   days on market $86,000 Active 421 DOM
9. 2026-06-13
   days on market $86,000 Active 420 DOM
10. 2026-06-09
    days on market $86,000 Active 417 DOM
11. 2026-06-08
    days on market $86,000 Active 416 DOM
12. 2026-06-07
    days on market $86,000 Active 415 DOM
13. 2026-06-04
    days on market $86,000 Active 412 DOM
14. 2026-06-03
    days on market $86,000 Active 411 DOM
15. 2026-06-01
    days on market $86,000 Active 409 DOM
16. 2026-05-31
    days on market $86,000 Active 408 DOM
17. 2026-02-06
    price $86,000 70-char remark
18. 2026-02-05
    price $86,000 70-char remark
19. 2025-10-22
    price $88,000 70-char remark
20. 2025-10-22
    price $88,000 70-char remark
21. 2025-04-18
    listed $89,000 Active 70-char remark
22. 2025-04-18
    listed $89,000 Active 70-char remark
23. 2021-06-28
    soldstatus $76,000
24. 2021-06-15
    historical
25. 2021-06-03
    status Pending
26. 2021-06-03
    status Pending
27. 2021-06-03
    historical
28. 2021-02-23
    price $17,000
29. 2021-02-23
    price $17,000
30. 2021-01-28
    listed $20,000 Active
31. 2021-01-28
    listed $20,000 Active
32. 2020-01-14
    status Pending
33. 2020-01-10
    soldstatus $3,500 Sold
34. 2020-01-10
    soldstatus $3,500 Closed
35. 2019-12-18
    price $5,000
36. 2019-12-18
    price $5,000
37. 2019-11-11
    listed $8,000 Active
38. 2019-11-11
    listed $8,000 Active
39. 2019-07-08
    soldstatus $3,500 Sold
40. 2019-07-08
    soldstatus $3,500 Closed
41. 2019-06-18
    historical
42. 2019-06-18
    status Active
43. 2019-05-24
    listed $4,000 Active
44. 2019-05-24
    listed $4,000 Active
45. 2019-04-17
    historical
46. 2019-04-15
    historical
47. 2018-11-09
    listed $9,900 Active
48. 2018-11-09
    listed $9,900 Active
49. 2018-10-25
    historical
50. 2018-10-25
    historical

ⓘ 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: $1,568 · $131/mo
• Projected year-2 tax: $1,568 · $131/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,020
• − Mortgage interest: −$4,817
• − Property taxes: −$1,568
• − Insurance: −$430
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,502
• Taxable income: $2,460
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $3,075/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

+566.7% since first listed

40 events — show timeline

• 2026-06-14 Listing Removed — MiRealSource-MiMLS
• 2026-06-14 Listed $86,000 MiRealSource-MiMLS
• 2026-06-14 Listed $86,000 REALCOMP
• 2026-06-14 Listing Removed — REALCOMP
• 2026-02-06 Price Changed $86,000 MiRealSource-MiMLS
• 2026-02-05 Price Changed $86,000 REALCOMP
• 2025-10-22 Price Changed $88,000 MiRealSource-MiMLS
• 2025-10-22 Price Changed $88,000 REALCOMP
• 2025-04-18 Listed $89,000 MiRealSource-MiMLS
• 2025-04-18 Listed $89,000 REALCOMP
• 2021-06-28 Sold (Public Records) $76,000 Public Records
• 2021-06-15 Listing Removed — REALCOMP
• 2021-06-03 Pending — MiRealSource-MiMLS
• 2021-06-03 Pending — REALCOMP
• 2021-06-03 Listing Removed — MiRealSource-MiMLS
• 2021-02-23 Price Changed $17,000 MiRealSource-MiMLS
• 2021-02-23 Price Changed $17,000 REALCOMP
• 2021-01-28 Listed $20,000 MiRealSource-MiMLS
• 2021-01-28 Listed $20,000 REALCOMP
• 2020-01-14 Pending — REALCOMP
• 2020-01-10 Sold (MLS) $3,500 MiRealSource-MiMLS
• 2020-01-10 Sold (MLS) $3,500 REALCOMP
• 2019-12-18 Price Changed $5,000 MiRealSource-MiMLS
• 2019-12-18 Price Changed $5,000 REALCOMP
• 2019-11-11 Listed $8,000 MiRealSource-MiMLS
• 2019-11-11 Listed $8,000 REALCOMP
• 2019-07-08 Sold (MLS) $3,500 MiRealSource-MiMLS
• 2019-07-08 Sold (MLS) $3,500 REALCOMP
• 2019-06-18 Listing Removed — REALCOMP
• 2019-06-18 Relisted — REALCOMP
• 2019-05-24 Listed $4,000 MiRealSource-MiMLS
• 2019-05-24 Listed $4,000 REALCOMP
• 2019-04-17 Listing Removed — REALCOMP
• 2019-04-15 Listing Removed — MiRealSource-MiMLS
• 2018-11-09 Listed $9,900 MiRealSource-MiMLS
• 2018-11-09 Listed $9,900 REALCOMP
• 2018-10-25 Listing Removed — REALCOMP
• 2018-10-25 Listing Removed — MiRealSource-MiMLS
• 2017-10-28 Listed $12,900 MiRealSource-MiMLS
• 2017-10-28 Listed $12,900 REALCOMP

Property tax history

+7.9%/yr

Latest (2025): $1,568 · +102.5% YoY. Source: county tax records.