9909 Asbury Park · Detroit, MI 48227

$69,900

3 bd · 1.0 ba · 1,095 sqft · SingleFamily public records · 133 Days on market

Built 1950 4,356 sqft lot Est $78k · 10% under

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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 +30.0/30.0
• ARV discount +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3 bedroom 1 bath bungalow. Beautiful hardwood floors. Fenced in yard with detached garage. Do not miss the opportunity to call this home.

Key facts

• Hardwood floors
• Fenced in yard
• Detached garage

Tags

• HARDWOOD FLOORS
• FENCED IN YARD
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 rising fast (+5.6%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,388/mo this rent would consume 46% of the median local household income ($37k/yr) (locally 2371% 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 $483 of loan paydown is wiped out by about $2k 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 + 5.6% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $70k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 1.99% ✓
• Cap rate: 16.92%
• Cash-on-cash: 37.95%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $77,745
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9909 Asbury Park	0.00mi	3/1.0	1,095 (0%)	1mo	$95,000	$87	99
11375 Grandmont Ave	0.25mi	3/1.0	1,083 (-1%)	0mo	$104,000	$96	86
9660 Abington Ave	0.16mi	3/1.0	1,188 (+8%)	1mo	$59,000	$50	78
11658 Ashton Ave	0.65mi	3/1.0	1,080 (-1%)	0mo	$89,000	$82	67
9930 Whitcomb St	0.64mi	3/1.0	1,078 (-2%)	2mo	$35,000	$32	66
9599 Whitcomb St	0.61mi	3/1.0	1,060 (-3%)	1mo	$55,000	$52	65
9555 Montrose St	0.40mi	3/1.0	999 (-9%)	3mo	$45,000	$45	65
9220 Rutherford St	0.43mi	3/1.5	1,199 (+10%)	1mo	$85,000	$71	61
12057 Forrer St	0.61mi	3/1.0	1,000 (-9%)	1mo	$45,000	$45	56
11713 Asbury Park	0.43mi	3/1.5	1,220 (+11%)	4mo	$70,000	$57	56
9606 Sussex St	0.70mi	3/2.0	1,060 (-3%)	4mo	$76,000	$72	55
9316 Whitcomb St	0.71mi	3/1.5	1,029 (-6%)	4mo	$100,000	$97	52

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 36.9%
• Equity multiple: 2.63×
• Total profit: $31,824
• Equity at exit: $10,422

10-year hold

• IRR: 44.8%
• Equity multiple: 5.83×
• Total profit: $94,606
• Equity at exit: $6,044

Cash invested: $19,572 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$367
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $619

Break-even live

Break-even rent $605

Max offer price $69,900

Occupancy floor 50%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	5d	1	0.20mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	0.21mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.34mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	0.38mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	43d	1	0.40mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	43d	1	0.40mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	0.42mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	0.49mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	0.51mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	0.58mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.62mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	0.64mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	0.65mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	0.67mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	0.69mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	0.75mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.76mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	0.76mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	0.77mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.83mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.88mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	43d	1	0.89mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.90mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	0.91mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.94mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	0.96mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	16d	1	0.96mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	43d	1	0.96mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	0.97mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.00mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	1.04mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	1.04mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	1.07mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	1.08mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.17mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	1.28mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	18d	1	1.30mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	22d	1	1.30mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.30mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	1.31mi

Listing history 22 events

1. 2026-03-30
   status Pending 153-char remark

   Show marketing remark (153 chars)

   Welcome to this 3 bedroom 1 bath bungalow. Beautiful hardwood floors. Fenced in yard with detached garage. Do not miss the opportunity to call this home.

2. 2026-03-30
   status Pending

   Show marketing remark (153 chars)

   Welcome to this 3 bedroom 1 bath bungalow. Beautiful hardwood floors. Fenced in yard with detached garage. Do not miss the opportunity to call this home.

3. 2026-03-30
   status Pending 153-char remark

   Show marketing remark (153 chars)

   Welcome to this 3 bedroom 1 bath bungalow. Beautiful hardwood floors. Fenced in yard with detached garage. Do not miss the opportunity to call this home.

4. 2025-11-24
   price $69,900 153-char remark

   Show marketing remark (153 chars)

   Welcome to this 3 bedroom 1 bath bungalow. Beautiful hardwood floors. Fenced in yard with detached garage. Do not miss the opportunity to call this home.

5. 2025-11-24
   price $69,900 153-char remark

   Show marketing remark (153 chars)

   Welcome to this 3 bedroom 1 bath bungalow. Beautiful hardwood floors. Fenced in yard with detached garage. Do not miss the opportunity to call this home.

6. 2025-11-24
   price $69,900

   Show marketing remark (153 chars)

   Welcome to this 3 bedroom 1 bath bungalow. Beautiful hardwood floors. Fenced in yard with detached garage. Do not miss the opportunity to call this home.

7. 2025-11-17
   listed $74,900 Active 153-char remark

   Show marketing remark (153 chars)

   Welcome to this 3 bedroom 1 bath bungalow. Beautiful hardwood floors. Fenced in yard with detached garage. Do not miss the opportunity to call this home.

8. 2025-11-17
   listed $74,900 Active

   Show marketing remark (153 chars)

   Welcome to this 3 bedroom 1 bath bungalow. Beautiful hardwood floors. Fenced in yard with detached garage. Do not miss the opportunity to call this home.

9. 2025-11-17
   listed $74,900 Active 153-char remark

   Show marketing remark (153 chars)

   Welcome to this 3 bedroom 1 bath bungalow. Beautiful hardwood floors. Fenced in yard with detached garage. Do not miss the opportunity to call this home.

10. 2022-11-21
    historical
11. 2022-11-21
    historical
12. 2022-10-28
    price $49,900
13. 2022-10-27
    price $49,900
14. 2022-10-20
    price $55,000
15. 2022-10-19
    price $55,000
16. 2022-09-20
    listed $65,000 Active
17. 2022-09-20
    listed $65,000 Active
18. 2006-09-12
    soldstatus $22,500
19. 2006-09-12
    soldstatus $22,500
20. 2006-08-01
    historical
21. 2006-07-24
    listed $24,900
22. 2006-07-24
    listed $24,900

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $1,031 · $86/mo
• Expected delta: +$45/yr (+$4/mo · 4.6%)

ⓘ 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 ≥98°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: $16,660
• − Mortgage interest: −$3,915
• − Property taxes: −$986
• − Insurance: −$350
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$2,033
• Taxable income: $6,710
• Est. tax owed @ 24.0%: −$1,610
• After-tax cash flow: $5,817/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+180.7% since first listed

22 events — show timeline

• 2026-03-30 Pending — MiRealSource-MiMLS
• 2026-03-30 Pending — REALCOMP
• 2026-03-30 Pending — MiRealSource-MiMLS
• 2025-11-24 Price Changed $69,900 MiRealSource-MiMLS
• 2025-11-24 Price Changed $69,900 MiRealSource-MiMLS
• 2025-11-24 Price Changed $69,900 REALCOMP
• 2025-11-17 Listed $74,900 MiRealSource-MiMLS
• 2025-11-17 Listed $74,900 REALCOMP
• 2025-11-17 Listed $74,900 MiRealSource-MiMLS
• 2022-11-21 Listing Removed — MiRealSource-MiMLS
• 2022-11-21 Listing Removed — REALCOMP
• 2022-10-28 Price Changed $49,900 MiRealSource-MiMLS
• 2022-10-27 Price Changed $49,900 REALCOMP
• 2022-10-20 Price Changed $55,000 MiRealSource-MiMLS
• 2022-10-19 Price Changed $55,000 REALCOMP
• 2022-09-20 Listed $65,000 MiRealSource-MiMLS
• 2022-09-20 Listed $65,000 REALCOMP
• 2006-09-12 Sold (MLS) $22,500 REALCOMP
• 2006-09-12 Sold (MLS) $22,500 MiRealSource-MiMLS
• 2006-08-01 Listing Removed — MiRealSource-MiMLS
• 2006-07-24 Listed $24,900 REALCOMP
• 2006-07-24 Listed $24,900 MiRealSource-MiMLS

Property tax history

+5.2%/yr

Latest (2025): $986 · -8.1% YoY. Source: county tax records.