11366 Ward St · Detroit, MI 48227

$69,999

3 bd · 1.0 ba · 942 sqft · SingleFamily public records · 80 Days on market

Built 1949 5,227 sqft lot $74/sqft · 32% above area Est $53k · 32% 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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPPORTUNITY Brick bungalow just south of Plymouth Rd. Features 3 bedrooms, hardwood floors, cedar plank upper level, and a clean basement. Nearly move-in ready - ideal for quick tenant placement. Room sizes estimated; buyer/agent to verify. Available at Closing

Key facts

• Brick bungalow
• Clean basement
• Hardwood floors

Tags

• BRICK BUNGALOW
• HARDWOOD FLOORS
• CEDAR PLANK UPPER LEVEL
• CLEAN BASEMENT

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 $488 ($6k/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: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 10.0% 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); 391 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 ($37k/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 $484 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 8y 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 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,799 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1949 — 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: 1.77% ✓
• Cap rate: 14.66%
• Cash-on-cash: 29.88%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (median comp): $53,173
• List price: $69,999
• Delta: 31.64%
• 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
11337 Steel St	0.10mi	3/1.0	880 (-7%)	1mo	$35,000	$40	84
11318 Littlefield St	0.13mi	2/1.0 (-1)	877 (-7%)	6mo	$57,500	$66	73
11437 Manor St	0.30mi	3/1.0	1,006 (+7%)	5mo	$53,900	$54	71
9614 Schaefer Hwy	0.38mi	3/1.0	909 (-4%)	10mo	$60,000	$66	68
9366 Steel St	0.50mi	3/1.0	900 (-4%)	10mo	$59,000	$66	61
11669 Strathmoor St	0.74mi	3/1.0	974 (+3%)	2mo	$30,000	$31	59
13726 Wadsworth St	0.48mi	3/1.0	1,010 (+7%)	11mo	$50,000	$50	57
9222 Hartwell St	0.65mi	3/1.0	1,000 (+6%)	5mo	$70,000	$70	55
13737 Wadsworth St	0.48mi	3/1.0	1,060 (+12%)	9mo	$45,000	$42	50
12440 Mendota St	0.70mi	3/1.0	1,035 (+10%)	2mo	$39,999	$39	49
11642 Griggs St	0.60mi	2/1.0 (-1)	1,056 (+12%)	7mo	$9,000	$9	41
13763 Castleton St	0.53mi	3/1.0	1,078 (+14%)	13mo	$38,000	$35	40

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: 27.4%
• Equity multiple: 2.18×
• Total profit: $23,077
• Equity at exit: $10,437

10-year hold

• IRR: 36.4%
• Equity multiple: 4.80×
• Total profit: $74,559
• Equity at exit: $6,052

Cash invested: $19,600 (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: 391
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$367
• Tax from tax record: −$96 /mo · $1,146/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $488

Break-even live

Break-even rent $623

Max offer price $69,999

Occupancy floor 56%

Sensitivity live

Price	-10% $528	-5% $508	+0% $488	+5% $468	+10% $448
Rent	-10% $390	-5% $439	+0% $488	+5% $537	+10% $586
Rate	-1.0pp $523	-0.5pp $506	base $488	+0.5pp $470	+1.0pp $451

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	45d	1	0.22mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	45d	1	0.35mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	0.35mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	45d	1	0.36mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	45d	1	0.44mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	45d	1	0.56mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	45d	1	0.60mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	45d	1	0.68mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	0.73mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	45d	1	0.73mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	45d	1	0.86mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	0.92mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	18d	1	0.95mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	0.95mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	1.00mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.08mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	18d	1	1.08mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	45d	1	1.12mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	1.13mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	1.13mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	18d	1	1.16mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	18d	1	1.21mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	18d	1	1.22mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.22mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	14d	1	1.27mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	25d	1	1.32mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	45d	1	1.34mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	18d	1	1.38mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	23d	1	1.44mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	18d	1	1.49mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	45d	1	1.50mi

Listing history 47 events

1. 2026-06-10
   status $69,999 Pending 80 DOM
2. 2026-06-09
   days on market $69,999 Active 80 DOM
3. 2026-06-08
   days on market $69,999 Active 79 DOM
4. 2026-06-07
   days on market $69,999 Active 78 DOM
5. 2026-06-04
   days on market $69,999 Active 75 DOM
6. 2026-06-03
   days on market $69,999 Active 74 DOM
7. 2026-06-01
   days on market $69,999 Active 72 DOM
8. 2026-05-31
   days on market $69,999 Active 71 DOM
9. 2026-05-16
   status Active 261-char remark

   Show marketing remark (265 chars)

   OPPORTUNITY Brick bungalow just south of Plymouth Rd. Features 3 bedrooms, hardwood floors, cedar plank upper level, and a clean basement. Nearly move-in ready—ideal for quick tenant placement. Room sizes estimated; buyer/agent to verify. Available at Closing

10. 2026-05-16
    status Active 265-char remark

    Show marketing remark (265 chars)

    OPPORTUNITY Brick bungalow just south of Plymouth Rd. Features 3 bedrooms, hardwood floors, cedar plank upper level, and a clean basement. Nearly move-in ready—ideal for quick tenant placement. Room sizes estimated; buyer/agent to verify. Available at Closing

11. 2026-05-12
    historical 261-char remark

    Show marketing remark (261 chars)

    OPPORTUNITY Brick bungalow just south of Plymouth Rd. Features 3 bedrooms, hardwood floors, cedar plank upper level, and a clean basement. Nearly move-in ready - ideal for quick tenant placement. Room sizes estimated; buyer/agent to verify. Available at Closing

12. 2026-03-22
    price $69,999 261-char remark

    Show marketing remark (261 chars)

    OPPORTUNITY Brick bungalow just south of Plymouth Rd. Features 3 bedrooms, hardwood floors, cedar plank upper level, and a clean basement. Nearly move-in ready - ideal for quick tenant placement. Room sizes estimated; buyer/agent to verify. Available at Closing

13. 2026-03-21
    price $69,999 265-char remark

    Show marketing remark (265 chars)

    OPPORTUNITY Brick bungalow just south of Plymouth Rd. Features 3 bedrooms, hardwood floors, cedar plank upper level, and a clean basement. Nearly move-in ready—ideal for quick tenant placement. Room sizes estimated; buyer/agent to verify. Available at Closing

14. 2026-03-17
    listed $70,000 Active 265-char remark

    Show marketing remark (261 chars)

    OPPORTUNITY Brick bungalow just south of Plymouth Rd. Features 3 bedrooms, hardwood floors, cedar plank upper level, and a clean basement. Nearly move-in ready - ideal for quick tenant placement. Room sizes estimated; buyer/agent to verify. Available at Closing

15. 2026-03-17
    listed $70,000 Active 261-char remark

    Show marketing remark (261 chars)

    OPPORTUNITY Brick bungalow just south of Plymouth Rd. Features 3 bedrooms, hardwood floors, cedar plank upper level, and a clean basement. Nearly move-in ready - ideal for quick tenant placement. Room sizes estimated; buyer/agent to verify. Available at Closing

16. 2025-04-24
    historical $950
17. 2025-03-06
    listed $950
18. 2025-02-09
    historical $950
19. 2025-02-01
    price $950
20. 2024-11-19
    listed $1,000
21. 2024-09-11
    historical $950
22. 2024-09-07
    price $950
23. 2024-07-26
    listed $1,100
24. 2022-08-22
    soldstatus $91,000
25. 2019-12-04
    soldstatus $49,000
26. 2019-10-22
    historical
27. 2019-10-22
    historical
28. 2019-10-02
    price $36,900
29. 2019-10-02
    price $36,900
30. 2019-09-19
    price $37,900
31. 2019-09-18
    price $37,900
32. 2019-08-12
    listed $39,900 Active
33. 2019-08-12
    listed $39,900 Active
34. 2019-06-05
    historical
35. 2019-06-05
    historical
36. 2019-05-22
    price $39,900
37. 2019-05-21
    price $39,900
38. 2019-04-18
    listed $48,900 Active
39. 2019-04-18
    listed $48,900 Active
40. 2019-03-26
    soldstatus $27,500
41. 2019-03-26
    soldstatus $27,500
42. 2019-03-26
    listed $27,500
43. 2019-03-26
    listed $27,500
44. 2019-02-27
    historical
45. 2019-02-27
    historical
46. 2018-12-13
    listed $37,900 Active
47. 2018-12-13
    listed $37,900

ⓘ 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: $1,146 · $96/mo
• Projected year-2 tax: $1,146 · $96/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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,883
• − Mortgage interest: −$3,921
• − Property taxes: −$1,146
• − Insurance: −$350
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,036
• Taxable income: $5,048
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $4,644/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

+84.7% since first listed

39 events — show timeline

• 2026-05-16 Relisted — MiRealSource-MiMLS
• 2026-05-16 Relisted — REALCOMP
• 2026-05-12 Listing Removed — MiRealSource-MiMLS
• 2026-03-22 Price Changed $69,999 MiRealSource-MiMLS
• 2026-03-21 Price Changed $69,999 REALCOMP
• 2026-03-17 Listed $70,000 REALCOMP
• 2026-03-17 Listed $70,000 MiRealSource-MiMLS
• 2025-04-24 Rental Removed $950 SHOWMOJO
• 2025-03-06 Listed for Rent $950 SHOWMOJO
• 2025-02-09 Rental Removed $950 SHOWMOJO
• 2025-02-01 Price Changed $950 SHOWMOJO
• 2024-11-19 Listed for Rent $1,000 SHOWMOJO
• 2024-09-11 Rental Removed $950 SHOWMOJO
• 2024-09-07 Price Changed $950 SHOWMOJO
• 2024-07-26 Listed for Rent $1,100 SHOWMOJO
• 2022-08-22 Sold (Public Records) $91,000 Public Records
• 2019-12-04 Sold (Public Records) $49,000 Public Records
• 2019-10-22 Listing Removed — REALCOMP
• 2019-10-22 Listing Removed — MiRealSource-MiMLS
• 2019-10-02 Price Changed $36,900 MiRealSource-MiMLS
• 2019-10-02 Price Changed $36,900 REALCOMP
• 2019-09-19 Price Changed $37,900 MiRealSource-MiMLS
• 2019-09-18 Price Changed $37,900 REALCOMP
• 2019-08-12 Listed $39,900 MiRealSource-MiMLS
• 2019-08-12 Listed $39,900 REALCOMP
• 2019-06-05 Listing Removed — REALCOMP
• 2019-06-05 Listing Removed — MiRealSource-MiMLS
• 2019-05-22 Price Changed $39,900 MiRealSource-MiMLS
• 2019-05-21 Price Changed $39,900 REALCOMP
• 2019-04-18 Listed $48,900 MiRealSource-MiMLS
• 2019-04-18 Listed $48,900 REALCOMP
• 2019-03-26 Listed $27,500 REALCOMP
• 2019-03-26 Listed $27,500 MiRealSource-MiMLS
• 2019-03-26 Sold (MLS) $27,500 REALCOMP
• 2019-03-26 Sold (MLS) $27,500 MiRealSource-MiMLS
• 2019-02-27 Listing Removed — REALCOMP
• 2019-02-27 Listing Removed — MiRealSource-MiMLS
• 2018-12-13 Listed $37,900 REALCOMP
• 2018-12-13 Listed $37,900 MiRealSource-MiMLS

Property tax history

+0.2%/yr

Latest (2025): $1,146 · -8.7% YoY. Source: county tax records.