3316 Glynn Ct · Detroit, MI 48206

$35,000

3 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 69 Days on market

Built 1922 3,485 sqft lot $29/sqft · 39% below area Est $57k · 39% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• 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 1.5-story bungalow built in 1922, offering 1,221 sq ft of comfortable living space with 3 bedrooms and 1 bathroom. Step inside to a bright and inviting living room featuring a cozy fireplace perfect for relaxing evenings at home. The kitchen provides ample space for meal prep and everyday functionality. Outside, enjoy a generously sized backyard, ideal for gardening, entertaining, or simply unwinding.

Key facts

• Cozy fireplace
• 3,485 sq ft lot
• Built 1922

Tags

• COZY FIREPLACE
• GENEROUSLY SIZED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 32.3% 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 (+5.2%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k 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 + 5.2% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y ago; this cycle's ask has dropped $5k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 3.73% ✓
• Cap rate: 32.25%
• Cash-on-cash: 92.72%
• DSCR: 5.13
• GRM: 2.2

CMA / ARV

• ARV (median comp): $57,050
• List price: $35,000
• Delta: -38.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2947 Glynn Ct	0.23mi	3/1.0	1,208 (-1%)	4mo	$105,000	$87	84
3226 Glynn Ct	0.09mi	3/1.5	1,300 (+6%)	6mo	$15,000	$12	78
2674 Glynn Ct	0.36mi	3/1.0	1,248 (+2%)	15mo	$55,000	$44	67
3266 Collingwood St	0.13mi	3/1.5	1,358 (+11%)	15mo	$55,000	$41	61
2627 Glynn Ct	0.41mi	3/1.5	1,234 (+1%)	20mo	$25,000	$20	61
9329 Petoskey Ave	0.46mi	3/1.0	1,097 (-10%)	7mo	$16,000	$15	56
2911 Glynn Ct	0.26mi	3/2.0	1,350 (+11%)	19mo	$87,500	$65	50
2509 Richton St	0.73mi	3/1.0	1,114 (-9%)	2mo	$15,000	$13	50
4010 HAZELWOOD St	0.62mi	2/2.0 (-1)	1,206 (-1%)	14mo	$80,500	$67	48
4010 Hazelwood St	0.62mi	2/2.0 (-1)	1,206 (-1%)	14mo	$80,500	$67	48
3208 Carter St	0.69mi	3/1.0	1,179 (-3%)	20mo	$45,000	$38	46
2989 Carter St	0.73mi	4/1.0 (+1)	1,344 (+10%)	21mo	$102,500	$76	26

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 96.1%
• Equity multiple: 5.65×
• Total profit: $45,551
• Equity at exit: $5,219

10-year hold

• IRR: 99.2%
• Equity multiple: 12.70×
• Total profit: $114,620
• Equity at exit: $3,026

Cash invested: $9,800 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$184
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $757

Break-even live

Break-even rent $349

Max offer price $35,000

Occupancy floor 37%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	24d	1	0.09mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	12d	1	0.12mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	43d	1	0.12mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	782	$850	$1.09	43d	1	0.12mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	800	$1,000	$1.25	4d	1	0.12mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	16d	1	0.25mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	16d	1	0.26mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	43d	1	0.32mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	43d	1	0.39mi
3759 Atkinson St Unit 2 Detroit, MI	2.0	1.0	919	$1,200	$1.31	24d	1	0.40mi
9376 Otsego St Detroit, MI	3.0	1.0	873	$1,396	$1.60	43d	1	0.45mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	1d	1	0.45mi
3224 Monterey St Unit 2E Detroit, MI	2.0	1.0	1200	$1,350	$1.12	43d	1	0.53mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	43d	1	0.61mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	43d	1	0.63mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	24d	1	0.68mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.70mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	43d	1	0.75mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.75mi
3757 Blaine St Detroit, MI	3.0	1.0	1169	$1,480	$1.27	16d	1	0.76mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	24d	1	0.79mi
2045 Calvert St Detroit, MI	2.0	2.0	1400	$1,600	$1.14	43d	1	0.81mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	3d	1	0.85mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	16d	1	0.85mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	4d	1	0.89mi
2023 Tuxedo St Detroit, MI	2.0	1.0	950	$1,050	$1.11	24d	1	0.90mi
2531 Pingree St Unit 2 (FL 2) Detroit, MI	3.0	1.0	893	$1,100	$1.23	1d	1	0.91mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	14d	1	0.92mi
2285 Cortland St Detroit, MI	2.0	1.0	900	$1,000	$1.11	16d	1	0.93mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	14d	1	0.95mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	24d	1	0.98mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	24d	1	0.98mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.99mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	1.00mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	1.01mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	43d	1	1.01mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	43d	1	1.01mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	4d	1	1.02mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	16d	1	1.03mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	43d	1	1.03mi

Listing history 18 events

1. 2026-06-07
   statusdays on market $35,000 Pending 69 DOM
2. 2026-06-04
   days on market $35,000 Active 68 DOM
3. 2026-06-03
   days on market $35,000 Active 67 DOM
4. 2026-06-02
   days on market $35,000 Active 66 DOM
5. 2026-06-01
   days on market $35,000 Active 65 DOM
6. 2026-05-31
   days on market $35,000 Active 64 DOM
7. 2026-05-16
   price $35,000 420-char remark

   Show marketing remark (420 chars)

   Welcome to this 1.5-story bungalow built in 1922, offering 1,221 sq ft of comfortable living space with 3 bedrooms and 1 bathroom. Step inside to a bright and inviting living room featuring a cozy fireplace perfect for relaxing evenings at home. The kitchen provides ample space for meal prep and everyday functionality. Outside, enjoy a generously sized backyard, ideal for gardening, entertaining, or simply unwinding.

8. 2026-05-16
   price $35,000 420-char remark

   Show marketing remark (420 chars)

   Welcome to this 1.5-story bungalow built in 1922, offering 1,221 sq ft of comfortable living space with 3 bedrooms and 1 bathroom. Step inside to a bright and inviting living room featuring a cozy fireplace perfect for relaxing evenings at home. The kitchen provides ample space for meal prep and everyday functionality. Outside, enjoy a generously sized backyard, ideal for gardening, entertaining, or simply unwinding.

9. 2026-04-30
   status Active 420-char remark

   Show marketing remark (420 chars)

   Welcome to this 1.5-story bungalow built in 1922, offering 1,221 sq ft of comfortable living space with 3 bedrooms and 1 bathroom. Step inside to a bright and inviting living room featuring a cozy fireplace perfect for relaxing evenings at home. The kitchen provides ample space for meal prep and everyday functionality. Outside, enjoy a generously sized backyard, ideal for gardening, entertaining, or simply unwinding.

10. 2026-04-30
    status Active 420-char remark

    Show marketing remark (420 chars)

    Welcome to this 1.5-story bungalow built in 1922, offering 1,221 sq ft of comfortable living space with 3 bedrooms and 1 bathroom. Step inside to a bright and inviting living room featuring a cozy fireplace perfect for relaxing evenings at home. The kitchen provides ample space for meal prep and everyday functionality. Outside, enjoy a generously sized backyard, ideal for gardening, entertaining, or simply unwinding.

11. 2026-04-27
    status Pending 420-char remark

    Show marketing remark (420 chars)

    Welcome to this 1.5-story bungalow built in 1922, offering 1,221 sq ft of comfortable living space with 3 bedrooms and 1 bathroom. Step inside to a bright and inviting living room featuring a cozy fireplace perfect for relaxing evenings at home. The kitchen provides ample space for meal prep and everyday functionality. Outside, enjoy a generously sized backyard, ideal for gardening, entertaining, or simply unwinding.

12. 2026-04-27
    status Pending 420-char remark

    Show marketing remark (420 chars)

    Welcome to this 1.5-story bungalow built in 1922, offering 1,221 sq ft of comfortable living space with 3 bedrooms and 1 bathroom. Step inside to a bright and inviting living room featuring a cozy fireplace perfect for relaxing evenings at home. The kitchen provides ample space for meal prep and everyday functionality. Outside, enjoy a generously sized backyard, ideal for gardening, entertaining, or simply unwinding.

13. 2026-03-25
    listed $40,000 Active 420-char remark

    Show marketing remark (420 chars)

    Welcome to this 1.5-story bungalow built in 1922, offering 1,221 sq ft of comfortable living space with 3 bedrooms and 1 bathroom. Step inside to a bright and inviting living room featuring a cozy fireplace perfect for relaxing evenings at home. The kitchen provides ample space for meal prep and everyday functionality. Outside, enjoy a generously sized backyard, ideal for gardening, entertaining, or simply unwinding.

14. 2026-03-25
    listed $40,000 Active 420-char remark

    Show marketing remark (420 chars)

    Welcome to this 1.5-story bungalow built in 1922, offering 1,221 sq ft of comfortable living space with 3 bedrooms and 1 bathroom. Step inside to a bright and inviting living room featuring a cozy fireplace perfect for relaxing evenings at home. The kitchen provides ample space for meal prep and everyday functionality. Outside, enjoy a generously sized backyard, ideal for gardening, entertaining, or simply unwinding.

15. 2002-08-08
    soldstatus $60,000
16. 1997-05-02
    soldstatus $12,000
17. 1996-09-19
    historical
18. 1996-05-06
    listed $13,900

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $928 · $77/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: $15,686
• − Mortgage interest: −$1,961
• − Property taxes: −$928
• − Insurance: −$175
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$1,018
• Taxable income: $9,094
• Est. tax owed @ 24.0%: −$2,183
• After-tax cash flow: $6,904/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

+151.8% since first listed

12 events — show timeline

• 2026-05-16 Price Changed $35,000 MiRealSource-MiMLS
• 2026-05-16 Price Changed $35,000 REALCOMP
• 2026-04-30 Relisted — MiRealSource-MiMLS
• 2026-04-30 Relisted — REALCOMP
• 2026-04-27 Pending — REALCOMP
• 2026-04-27 Pending — MiRealSource-MiMLS
• 2026-03-25 Listed $40,000 REALCOMP
• 2026-03-25 Listed $40,000 MiRealSource-MiMLS
• 2002-08-08 Sold (Public Records) $60,000 Public Records
• 1997-05-02 Sold (Public Records) $12,000 Public Records
• 1996-09-19 Listing Removed — REALCOMP
• 1996-05-06 Listed $13,900 REALCOMP

Property tax history

+4.2%/yr

Latest (2025): $928 · -36.6% YoY. Source: county tax records.