11321 Sussex St · Detroit, MI 48227

$81,000

2 bd · 1.0 ba · 694 sqft · SingleFamily public records · 5 Days on market

Built 1949 4,356 sqft lot $117/sqft · 107% above area

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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 +20.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +6.4/10.0
• 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

For Sale: 11321 Sussex St, Detroit, MI 48227!!! Aviation Park Subdivision (Detroit side), 48227 This charming 2-bedroom, 1-bath ranch-style home offers an excellent investment opportunity in a stable, tenant-occupied property. Perfect for investors seeking immediate cash flow or first-time buyers looking for an affordable entry into Detroit real estate. Turnkey Rental Property: Currently tenant-occupied on a month-to-month lease, providing instant income with flexibility for the new owner. Don't disturb tenants - serious inquiries only. Cozy & Functional Layout: Single-story ranch with 2 spacious bedrooms, full bath, and comfortable living space ideal for singles, couples, or small families. Low Maintenance: Solid brick construction on a ~0.10-acre lot in a well-kept residential neighborhood. No garage, but ample street parking and easy access. Prime Location: In the Aviation Park Subdivision (straddling Detroit/Dearborn borders), bounded by major roads like Joy, Schaefer, Wyoming, and Warren. Enjoy proximity to restaurants, grocery stores, parks, and amenities. Quiet suburban feel with convenient access to freeways, DTW airport area, and both cities' opportunities. Listed at an attractive $81,000. Annual property taxes around $1,195. Great potential for positive cash flow in a market with strong rental demand. Property is rented with a good paying tenant * * * photos taken when the tenants moved in * * *

Key facts

• Ample street parking
• Prime location
• 4,356 sq ft lot

Tags

• TENANT-OCCUPIED PROPERTY
• TURNKEY RENTAL PROPERTY
• SOLID BRICK CONSTRUCTION
• AMPLE STREET PARKING
• PRIME LOCATION
• PROXIMITY TO RESTAURANTS

Property features AI

Exterior

• Parking: No garage
• Utilities: Municipal water available; Municipal sewer available
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Vinyl siding; Brick/mortar foundation; About 900 square feet above grade
• Exterior features: Paved road access; Lot approximately 0.1 acre (40 x 108)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $81k).
• Cap rate 7.8% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 392 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 77% 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 32% 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 $560 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 24y 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: property tax is 3.0% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,000

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.19% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 7.0

CMA / ARV

• ARV (median comp): $50,642
• List price: $81,000
• Delta: 59.95%
• 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
10000 Montrose St	0.28mi	2/1.0	732 (+6%)	4mo	$25,000	$34	75
9924 Montrose St	0.31mi	2/1.0	716 (+3%)	12mo	$55,000	$77	70
9903 Prest St	0.21mi	2/1.0	732 (+6%)	14mo	$38,500	$53	70
11682 Lauder St	0.34mi	2/1.0	684 (-1%)	20mo	$57,500	$84	66
9425 Marlowe St	0.48mi	2/1.0	712 (+3%)	10mo	$47,500	$67	65
12217 Mansfield St	0.67mi	2/1.0	683 (-2%)	4mo	$46,000	$67	63
9176 Winthrop St	0.61mi	3/1.0 (+1)	730 (+5%)	2mo	$30,000	$41	56
11330 Mansfield St	0.45mi	2/1.0	729 (+5%)	19mo	$21,000	$29	55
11694 Forrer St	0.41mi	3/1.0 (+1)	768 (+11%)	6mo	$58,000	$76	53
9665 Coyle St	0.20mi	2/1.0	776 (+12%)	22mo	$35,000	$45	52
9616 Terry St	0.31mi	2/1.5	793 (+14%)	17mo	$60,000	$76	46
11722 Hubbell St	0.45mi	3/1.0 (+1)	768 (+11%)	13mo	$77,500	$101	45

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: -4.6%
• Equity multiple: 0.82×
• Total profit: $-4,041
• Equity at exit: $12,077

10-year hold

• IRR: 8.3%
• Equity multiple: 1.71×
• Total profit: $16,191
• Equity at exit: $7,003

Cash invested: $22,680 (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: 392
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $961 high
• Mortgage (P&I): −$425
• Tax from tax record: −$199 /mo · $2,390/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $101

Break-even live

Break-even rent $833

Max offer price $81,000

Occupancy floor 84%

Sensitivity live

Price	-10% $147	-5% $124	+0% $101	+5% $78	+10% $55
Rent	-10% $25	-5% $63	+0% $101	+5% $139	+10% $177
Rate	-1.0pp $142	-0.5pp $122	base $101	+0.5pp $80	+1.0pp $59

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	14d	1	0.20mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	45d	1	0.34mi
14825 Joy Rd Detroit, MI	1.0	1.0	410	$900	$2.20	45d	1	0.92mi
13310 Plymouth Rd Unit 05 Detroit, MI	1.0	1.0	650	$595	$0.92	45d	1	0.93mi
13310 Plymouth Rd Unit 1 Detroit, MI	1.0	1.0	650	$645	$0.99	45d	1	0.93mi
12611 Memorial St Unit 629104 Detroit, MI	1.0	1.0	700	$995	$1.42	45d	1	1.16mi
12611 Memorial St Unit 629203 Detroit, MI	1.0	1.0	635	$995	$1.57	25d	1	1.16mi
8864 Schaefer Hwy Detroit, MI	1.0	1.0	450	$838	$1.86	45d	1	1.16mi
12775 Plymouth Rd Apt 23 Detroit, MI	1.0	1.0	650	$605	$0.93	45d	1	1.29mi
12775 Plymouth Rd Apt 11 Detroit, MI	1.0	1.0	725	$635	$0.88	45d	1	1.29mi
9419 Meyers Rd Detroit, MI	1.0	1.0	720	$894	$1.24	45d	1	1.37mi
9415 Meyers Rd Detroit, MI	1.0	1.0	720	$897	$1.25	45d	1	1.37mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	1.45mi

Listing history 28 events

1. 2026-06-21
   days on market $81,000 Active 5 DOM
2. 2026-06-18
   days on market $81,000 Active 2 DOM
3. 2026-06-17
   remarks 689-char remark
4. 2026-06-17
   days on marketlisting id $81,000 Active 1 DOM
5. 2026-06-15
   days on market $81,000 Active 276 DOM
6. 2026-06-13
   days on market $81,000 Active 274 DOM
7. 2026-06-13
   days on market $81,000 Active 273 DOM
8. 2026-06-09
   days on market $81,000 Active 270 DOM
9. 2026-06-08
   days on market $81,000 Active 269 DOM
10. 2026-06-07
    days on market $81,000 Active 268 DOM
11. 2026-06-04
    days on market $81,000 Active 265 DOM
12. 2026-06-03
    days on market $81,000 Active 264 DOM
13. 2026-06-01
    days on market $81,000 Active 262 DOM
14. 2026-05-31
    days on market $81,000 Active 261 DOM
15. 2026-03-07
    price $81,000 269-char remark
16. 2026-03-06
    price $81,000 269-char remark
17. 2025-09-12
    listed $85,000 Active 269-char remark
18. 2025-09-12
    listed $85,000 Active 269-char remark
19. 2022-03-08
    soldstatus $75,000
20. 2009-02-17
    soldstatus $1,500
21. 2008-08-08
    listed $4,500
22. 2002-11-20
    soldstatus $68,500
23. 2002-10-31
    soldstatus $31,000
24. 2002-07-11
    historical
25. 2002-04-15
    listed $39,000
26. 2002-04-11
    historical
27. 2002-02-19
    listed $49,000
28. 2001-11-15
    soldstatus $13,500

ⓘ 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: $2,390 · $199/mo
• Projected year-2 tax: $2,390 · $199/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 ≥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: $11,526
• − Mortgage interest: −$4,537
• − Property taxes: −$2,390
• − Insurance: −$405
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$2,356
• Taxable loss: −$6
• Est. tax savings @ 24.0%: +$2
• After-tax cash flow: $1,215/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

+500.0% since first listed

18 events — show timeline

• 2026-06-16 Listed $81,000 REALCOMP
• 2026-06-16 Listing Removed — MiRealSource-MiMLS
• 2026-06-16 Listed $81,000 MiRealSource-MiMLS
• 2026-06-16 Listing Removed — REALCOMP
• 2026-03-07 Price Changed $81,000 MiRealSource-MiMLS
• 2026-03-06 Price Changed $81,000 REALCOMP
• 2025-09-12 Listed $85,000 MiRealSource-MiMLS
• 2025-09-12 Listed $85,000 REALCOMP
• 2022-03-08 Sold (Public Records) $75,000 Public Records
• 2009-02-17 Sold (MLS) $1,500 REALCOMP
• 2008-08-08 Listed $4,500 REALCOMP
• 2002-11-20 Sold (Public Records) $68,500 Public Records
• 2002-10-31 Sold (Public Records) $31,000 Public Records
• 2002-07-11 Listing Removed — REALCOMP
• 2002-04-15 Listed $39,000 REALCOMP
• 2002-04-11 Listing Removed — REALCOMP
• 2002-02-19 Listed $49,000 REALCOMP
• 2001-11-15 Sold (Public Records) $13,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,390 · +100.0% YoY. Source: county tax records.