5510 Allendale St · Detroit, MI 48204

$140,000

4 bd · 2.0 ba · 2,276 sqft · Townhouse public records · 58 Days on market

Built 1925 3,920 sqft lot Est $103k · 36% 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 +22.6/30.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• 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

Turnkey investment opportunity! This fully occupied duplex at 5510 Allendale Street, Detroit offers immediate rental income and long-term tenant stability. Each unit features a functional layout and has been well maintained, providing reliable, hassle-free cash flow. Conveniently located near schools, shopping, dining, and major thoroughfares, this property combines accessibility with strong rental demand. Showings by appointment only

Key facts

• 3,920 sq ft lot
• Parking
• Built 1925

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (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: 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.
• Zoned schools: Sampsonwebber Leadership Academy (350 students, 95% FRL); Northwestern High School (math 10% / reading 10%, grade F, #659 of 713 statewide, top 97%, 358 students, 88% FRL) — zoned schools at 92% FRL track the district average.
• Market conditions: 248 active listings in the ZIP; 3 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 $1,418/mo this rent would consume 49% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 13y 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 $19k; list at $140k implies a 637% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1925 — 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: 1.01% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (median comp): $102,637
• List price: $140,000
• Delta: 36.40%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.6%
• Equity multiple: 3.33×
• Total profit: $91,392
• Equity at exit: $126,123

10-year hold

• IRR: 25.7%
• Equity multiple: 7.56×
• Total profit: $257,137
• Equity at exit: $271,989

Cash invested: $39,200 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $238

Break-even live

Break-even rent $1,116

Max offer price $140,000

Occupancy floor 78%

Sensitivity live

Price	-10% $318	-5% $278	+0% $238	+5% $199	+10% $159
Rent	-10% $126	-5% $182	+0% $238	+5% $294	+10% $350
Rate	-1.0pp $309	-0.5pp $274	base $238	+0.5pp $202	+1.0pp $165

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	18d	1	0.34mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	18d	1	0.95mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	22d	1	1.28mi

Listing history 50 events

1. 2026-06-04
   days on market $140,000 Active 58 DOM
2. 2026-06-03
   days on market $140,000 Active 57 DOM
3. 2026-06-02
   days on market $140,000 Active 56 DOM
4. 2026-06-01
   days on market $140,000 Active 55 DOM
5. 2026-05-31
   days on market $140,000 Active 54 DOM
6. 2026-04-07
   listed $140,000 Active 438-char remark

   Show marketing remark (438 chars)

   Turnkey investment opportunity! This fully occupied duplex at 5510 Allendale Street, Detroit offers immediate rental income and long-term tenant stability. Each unit features a functional layout and has been well maintained, providing reliable, hassle-free cash flow. Conveniently located near schools, shopping, dining, and major thoroughfares, this property combines accessibility with strong rental demand. Showings by appointment only

7. 2026-04-06
   listed $140,000 Active 438-char remark

   Show marketing remark (438 chars)

   Turnkey investment opportunity! This fully occupied duplex at 5510 Allendale Street, Detroit offers immediate rental income and long-term tenant stability. Each unit features a functional layout and has been well maintained, providing reliable, hassle-free cash flow. Conveniently located near schools, shopping, dining, and major thoroughfares, this property combines accessibility with strong rental demand. Showings by appointment only

8. 2026-04-01
   historical
9. 2026-03-31
   historical
10. 2026-03-24
    price $135,000
11. 2026-03-23
    price $135,000
12. 2026-02-16
    price $140,000
13. 2026-02-15
    price $140,000
14. 2026-01-27
    listed $145,000 Active
15. 2026-01-27
    listed $145,000 Active
16. 2025-10-30
    historical
17. 2025-10-29
    historical
18. 2025-07-23
    listed $130,000 Active
19. 2025-07-23
    listed $130,000 Active
20. 2025-07-02
    historical
21. 2025-07-01
    historical
22. 2025-01-09
    listed $140,000 Active
23. 2025-01-09
    listed $140,000 Active
24. 2024-10-26
    historical
25. 2024-10-25
    historical
26. 2024-10-01
    price $135,000
27. 2024-10-01
    price $135,000
28. 2024-09-30
    price $135,000
29. 2024-09-02
    historical
30. 2024-09-01
    historical
31. 2024-08-26
    price $140,000
32. 2024-08-24
    price $140,000
33. 2024-08-24
    price $140,000
34. 2024-08-02
    listed $140,000 Active
35. 2024-08-02
    listed $140,000 Active
36. 2024-07-24
    listed $150,000 Active
37. 2024-07-24
    listed $150,000 Active
38. 2018-10-29
    soldstatus $19,000 Sold
39. 2018-10-29
    soldstatus $19,000 Closed
40. 2018-10-12
    historical
41. 2018-10-12
    historical
42. 2018-10-02
    status Pending
43. 2018-10-02
    status Pending
44. 2018-09-18
    listed $19,900 Active
45. 2018-09-18
    listed $19,900 Active
46. 2018-07-25
    price $24,500
47. 2018-07-25
    price $24,500
48. 2018-02-27
    price $25,000
49. 2018-02-27
    price $25,000
50. 2018-02-05
    listed $30,000 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: $1,070 · $89/mo
• Projected year-2 tax: $1,613 · $134/mo
• Expected delta: +$543/yr (+$45/mo · 50.7%)

ⓘ 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: $17,012
• − Mortgage interest: −$7,842
• − Property taxes: −$1,070
• − Insurance: −$700
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$4,073
• Taxable income: $605
• Est. tax owed @ 24.0%: −$145
• After-tax cash flow: $2,714/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

+700.0% since first listed

58 events — show timeline

• 2026-04-07 Listed $140,000 REALCOMP
• 2026-04-06 Listed $140,000 MiRealSource-MiMLS
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-03-31 Listing Removed — REALCOMP
• 2026-03-24 Price Changed $135,000 MiRealSource-MiMLS
• 2026-03-23 Price Changed $135,000 REALCOMP
• 2026-02-16 Price Changed $140,000 MiRealSource-MiMLS
• 2026-02-15 Price Changed $140,000 REALCOMP
• 2026-01-27 Listed $145,000 REALCOMP
• 2026-01-27 Listed $145,000 MiRealSource-MiMLS
• 2025-10-30 Listing Removed — MiRealSource-MiMLS
• 2025-10-29 Listing Removed — REALCOMP
• 2025-07-23 Listed $130,000 REALCOMP
• 2025-07-23 Listed $130,000 MiRealSource-MiMLS
• 2025-07-02 Listing Removed — MiRealSource-MiMLS
• 2025-07-01 Listing Removed — REALCOMP
• 2025-01-09 Listed $140,000 REALCOMP
• 2025-01-09 Listed $140,000 MiRealSource-MiMLS
• 2024-10-26 Listing Removed — MiRealSource-MiMLS
• 2024-10-25 Listing Removed — REALCOMP
• 2024-10-01 Price Changed $135,000 MiRealSource-MiMLS
• 2024-10-01 Price Changed $135,000 REALCOMP
• 2024-09-30 Price Changed $135,000 SW Michigan MLS
• 2024-09-02 Listing Removed — MiRealSource-MiMLS
• 2024-09-01 Listing Removed — REALCOMP
• 2024-08-26 Price Changed $140,000 REALCOMP
• 2024-08-24 Price Changed $140,000 MiRealSource-MiMLS
• 2024-08-24 Price Changed $140,000 SW Michigan MLS
• 2024-08-02 Listed $140,000 MiRealSource-MiMLS
• 2024-08-02 Listed $140,000 REALCOMP
• 2024-07-24 Listed $150,000 MiRealSource-MiMLS
• 2024-07-24 Listed $150,000 REALCOMP
• 2018-10-29 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2018-10-29 Sold (MLS) $19,000 REALCOMP
• 2018-10-12 Listing Removed — REALCOMP
• 2018-10-12 Listing Removed — MiRealSource-MiMLS
• 2018-10-02 Pending — MiRealSource-MiMLS
• 2018-10-02 Pending — REALCOMP
• 2018-09-18 Listed $19,900 MiRealSource-MiMLS
• 2018-09-18 Listed $19,900 REALCOMP
• 2018-07-25 Price Changed $24,500 MiRealSource-MiMLS
• 2018-07-25 Price Changed $24,500 REALCOMP
• 2018-02-27 Price Changed $25,000 MiRealSource-MiMLS
• 2018-02-27 Price Changed $25,000 REALCOMP
• 2018-02-05 Listed $30,000 MiRealSource-MiMLS
• 2018-02-05 Listed $30,000 REALCOMP
• 2016-04-11 Sold (Public Records) $92,307 Public Records
• 2014-09-09 Sold (Public Records) $60,000 Public Records
• 2014-07-29 Sold (MLS) $15,500 MiRealSource-MiMLS
• 2014-07-29 Sold (MLS) $15,500 MiRealSource-MiMLS
• 2014-07-29 Sold (MLS) $15,500 REALCOMP
• 2014-07-22 Listing Removed — MiRealSource-MiMLS
• 2014-07-22 Listing Removed — MiRealSource-MiMLS
• 2013-10-10 Listing Removed — MiRealSource-MiMLS
• 2013-10-09 Listed $15,500 MiRealSource-MiMLS
• 2013-10-09 Listed $15,500 MiRealSource-MiMLS
• 2013-10-09 Listed $15,500 REALCOMP
• 2013-04-25 Listed $17,500 MiRealSource-MiMLS

Property tax history

-2.2%/yr

Latest (2025): $1,070 · -47.3% YoY. Source: county tax records.