545 Rosedale Ct · Detroit, MI 48202

$50,000

3 bd · 1.0 ba · 1,278 sqft · SingleFamily public records · 311 Days on market

Built 1909 5,227 sqft lot $39/sqft · 67% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Rent growth +1.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Detroit Land Bank Opportunity – Gateway Community Neighborhood This Colonial offers 1,236 square feet of potential in the heart of the Gateway Community. Featuring 3 bedrooms and 1 bathroom, this home is ready for an investor or homeowner with a vision. Located in a neighborhood with ongoing revitalization, this property is a great opportunity to build equity and restore a classic Detroit home. This property is being sold as is. Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests. THIS IS A BUNDLED LISTING THAT INCLUDES PROPERTY ADDRESS 537 ROSEDALE COURT.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1909

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $900 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.9% 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 falling (-5.1%/yr); 257 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 45% of the median local income ($44k/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 $346 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 + 0.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 311 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $12k; list at $50k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 311 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 1909 — 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: 3.26% ✓
• Cap rate: 27.89%
• Cash-on-cash: 77.15%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

• ARV (median comp): $145,033
• List price: $50,000
• Delta: -65.53%
• 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
600 Harmon St	0.10mi	4/1.0 (+1)	1,375 (+8%)	6mo	$57,000	$41	72
530 Kenilworth St	0.55mi	3/1.0	1,323 (+4%)	4mo	$68,000	$51	65
11609 Saint Aubin St	0.75mi	3/1.0	1,249 (-2%)	6mo	$200,000	$160	57
254 Colorado St	0.53mi	3/1.0	1,149 (-10%)	10mo	$125,000	$109	50
11591 Saint Aubin St	0.74mi	2/1.0 (-1)	1,240 (-3%)	8mo	$128,000	$103	49
137 Rhode Island St	0.49mi	3/2.0	1,405 (+10%)	12mo	$47,000	$33	47
1956 Belmont St	0.73mi	3/1.5	1,261 (-1%)	19mo	$179,000	$142	46
11680 Nagel St	0.74mi	3/2.0	1,300 (+2%)	16mo	$152,500	$117	45
11581 Saint Aubin St	0.74mi	2/1.0 (-1)	1,326 (+4%)	12mo	$200,000	$151	44
225 Farrand Park	0.70mi	3/1.0	1,458 (+14%)	2mo	$20,000	$14	42
633 Owen St	0.65mi	3/1.0	1,461 (+14%)	12mo	$40,000	$27	36
11396 Nagel St	0.70mi	2/1.0 (-1)	1,440 (+13%)	19mo	$118,000	$82	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 73.6%
• Equity multiple: 4.18×
• Total profit: $44,492
• Equity at exit: $7,455

10-year hold

• IRR: 76.6%
• Equity multiple: 7.73×
• Total profit: $94,287
• Equity at exit: $4,323

Cash invested: $14,000 (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 48202

• Rents YoY: -5.1%
• Active inventory: 257
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$262
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $900

Break-even live

Break-even rent $492

Max offer price $50,000

Occupancy floor 40%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 Englewood St Detroit, MI	4.0	1.5	1086	$1,725	$1.59	24d	1	0.02mi
613 Belmont St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	17d	1	0.23mi
165 Rhode Island St Highland Park, MI	4.0	1.5	1639	$1,200	$0.73	17d	1	0.46mi
505 Westminster St Detroit, MI	3.0	1.0	1700	$1,400	$0.82	17d	1	0.47mi
9429 Brush St Unit 1B Detroit, MI	2.0	1.0	1500	$1,523	$1.02	43d	1	0.52mi
101 Colorado St Unit NA Highland Park, MI	4.0	1.5	1695	$1,500	$0.88	24d	1	0.55mi
156 Leicester Ct Apt 2 Detroit, MI	3.0	1.0	1000	$1,250	$1.25	43d	1	0.67mi
70 Clairmount Ave Unit 2B Detroit, MI	2.0	1.0	955	$1,400	$1.47	2d	1	0.79mi
64 Glendale St Highland Park, MI	4.0	1.0	1464	$1,500	$1.02	10d	1	0.80mi
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	17d	1	0.84mi
419 King St Detroit, MI	3.0	1.0	1668	$2,300	$1.38	10d	1	0.85mi
2315 Yemans St Hamtramck, MI	2.0	2.5	1328	$1,600	$1.20	17d	1	0.96mi
557 Hague St Detroit, MI	2.0	1.0	1250	$1,400	$1.12	43d	1	0.97mi
2297 Florian St Unit 2297 Hamtramck, MI	2.0	1.0	1500	$1,250	$0.83	24d	1	1.05mi
528 E Philadelphia St Detroit, MI	3.0	1.0	1625	$2,400	$1.48	1d	1	1.06mi
8416 Brush St Detroit, MI	3.0	1.5	1200	$2,200	$1.83	1d	1	1.09mi
8410 Brush St Detroit, MI	3.0	2.5	1300	$2,200	$1.69	1d	1	1.10mi
719 Gladstone Ave Detroit, MI	2.0	1.0	1200	$1,750	$1.46	20d	1	1.11mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	43d	1	1.11mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	24d	1	1.11mi
715 Gladstone Ave Detroit, MI	2.0	1.0	1200	$1,750	$1.46	20d	1	1.11mi
68 E Philadelphia St Detroit, MI	3.0	2.0	1000	$1,750	$1.75	43d	1	1.11mi
27 Pasadena St Highland Park, MI	2.0	1.0	900	$825	$0.92	43d	1	1.12mi
2716 Belmont St Unit B Hamtramck, MI	2.0	1.0	965	$775	$0.80	20d	1	1.12mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	12d	1	1.24mi
100 Seward Ave Detroit, MI	2.0	1.0–2.0	905	$1,575	$1.74	21d	1	1.34mi
59 Seward St Detroit, MI	1.0–2.0	1.0	976	$1,363	$1.40	43d	1	1.36mi
700 Seward Ave Detroit, MI	2.0	1.0	988	$1,845	$1.87	1d	2	1.42mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	1.44mi
3191 Belmont St Hamtramck, MI	2.0	1.0	900	$1,350	$1.50	24d	1	1.45mi
7645 Woodward Ave #70 Detroit, MI	2.0	2.5	1547	$2,600	$1.68	5d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $50,000 Active 311 DOM
2. 2026-06-17
   days on market $50,000 Active 310 DOM
3. 2026-06-15
   days on market $50,000 Active 308 DOM
4. 2026-06-13
   days on market $50,000 Active 306 DOM
5. 2026-06-13
   days on market $50,000 Active 305 DOM
6. 2026-06-09
   days on market $50,000 Active 302 DOM
7. 2026-06-08
   days on market $50,000 Active 301 DOM
8. 2026-06-07
   days on market $50,000 Active 300 DOM
9. 2026-06-04
   days on market $50,000 Active 297 DOM
10. 2026-06-03
    days on market $50,000 Active 296 DOM
11. 2026-06-01
    days on market $50,000 Active 294 DOM
12. 2026-05-31
    days on market $50,000 Active 293 DOM
13. 2025-08-11
    listed $50,000 Active 882-char remark

    Show marketing remark (895 chars)

    Detroit Land Bank Opportunity – Gateway Community Neighborhood This Colonial offers 1,236 square feet of potential in the heart of the Gateway Community. Featuring 3 bedrooms and 1 bathroom, this home is ready for an investor or homeowner with a vision. Located in a neighborhood with ongoing revitalization, this property is a great opportunity to build equity and restore a classic Detroit home. This property is being sold as is. Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests. THIS IS A BUNDLED LISTING THAT INCLUDES PROPERTY ADDRESS 537 ROSEDALE COURT.

14. 2025-08-11
    listed $50,000 Active 895-char remark

    Show marketing remark (895 chars)

    Detroit Land Bank Opportunity – Gateway Community Neighborhood This Colonial offers 1,236 square feet of potential in the heart of the Gateway Community. Featuring 3 bedrooms and 1 bathroom, this home is ready for an investor or homeowner with a vision. Located in a neighborhood with ongoing revitalization, this property is a great opportunity to build equity and restore a classic Detroit home. This property is being sold as is. Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests. THIS IS A BUNDLED LISTING THAT INCLUDES PROPERTY ADDRESS 537 ROSEDALE COURT.

15. 2005-04-11
    soldstatus $12,000
16. 2004-10-19
    listed $16,800
17. 1991-06-03
    soldstatus $8,000

ⓘ 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: $1,272 · $106/mo
• Projected year-2 tax: $1,272 · $106/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 ≥96°F today · 14 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: $19,581
• − Mortgage interest: −$2,801
• − Property taxes: −$1,272
• − Insurance: −$250
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$1,455
• Taxable income: $10,671
• Est. tax owed @ 24.0%: −$2,561
• After-tax cash flow: $8,240/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): 15,780
• Household income: $43,627
• Rent vs Own: 69.1% rent · 30.9% own
• Severe rent burden: 1258.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 60% White 26% Asian 6% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 90% English-only · Other Indo-European 3% Arabic 2% Spanish 2%

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: ▼ -239.24%
• Current HPI: 145.5509
• Rent YoY: ▼ -5.13%
• 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

+525.0% since first listed

5 events — show timeline

• 2025-08-11 Listed $50,000 REALCOMP
• 2025-08-11 Listed $50,000 MiRealSource-MiMLS
• 2005-04-11 Sold (MLS) $12,000 REALCOMP
• 2004-10-19 Listed $16,800 REALCOMP
• 1991-06-03 Sold (Public Records) $8,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,272 · +0.0% YoY. Source: county tax records.