11205 Kennebec St · Detroit, MI 48205

$70,000

3 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 12 Days on market

Built 1938 4,792 sqft lot Est $57k · 22% 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
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• 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

3 bedroom brick ranch on a corner lot with garage. Currently occupied by a great tenant. Sold as is. Dimensions are estimated. Drive by but do not approach tenant. Schedule your private showing today!

Key facts

• 4,792 sq ft lot
• Garage
• Built 1938

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One level; Ground-level entry with steps; Brick exterior
• Construction: Slab foundation
• Exterior features: Paved road access; Lot approximately 0.11 acres (39 x 133)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Total of 4 rooms

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 $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 15.1% 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: 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.
• Zoned schools: Al Holmes Academy of Blended Learning (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 391 students, 95% FRL); Osborn High School (math 5% / reading 15%, grade F, #659 of 713 statewide, top 97%, 407 students, 92% FRL) — zoned schools at 94% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 376 active listings in the ZIP; 27 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 42% of the median local income ($39k/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 + 1.3% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 23y 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 2.8% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1938 — 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: 1.94% ✓
• Cap rate: 15.11%
• Cash-on-cash: 31.49%
• DSCR: 2.40
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $57,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11234 Kenmoor St	0.09mi	3/2.0	1,200 (+9%)	0mo	$75,300	$63	77
17650 Beland St	0.47mi	3/1.5	1,094 (-1%)	2mo	$67,000	$61	73
17665 Runyon St	0.49mi	3/2.0	1,096 (-0%)	1mo	$50,000	$46	72
11226 Minden St	0.34mi	3/1.5	1,169 (+6%)	3mo	$49,000	$42	69
11294 Engleside St	0.17mi	2/1.0 (-1)	986 (-10%)	4mo	$85,000	$86	66
11455 Kenmoor St	0.18mi	3/1.5	955 (-13%)	4mo	$119,000	$125	64
11566 Sanford St	0.63mi	3/1.0	1,048 (-5%)	2mo	$55,000	$52	61
11147 Findlay St	0.43mi	2/1.0 (-1)	1,028 (-7%)	3mo	$35,000	$34	61
12019 Sanford St	0.74mi	3/1.0	1,149 (+4%)	2mo	$31,500	$27	57
11090 Patrick Ave	0.62mi	3/2.0	1,180 (+7%)	3mo	$55,000	$47	53
17892 Runyon St	0.63mi	3/1.5	995 (-10%)	2mo	$56,000	$56	51
11053 Flanders St	0.65mi	2/1.0 (-1)	968 (-12%)	2mo	$20,000	$21	42

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 1.98×
• Total profit: $19,241
• Equity at exit: $10,437

10-year hold

• IRR: 31.1%
• Equity multiple: 3.57×
• Total profit: $50,307
• 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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$367
• Tax from tax record: −$162 /mo · $1,942/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $514

Break-even live

Break-even rent $706

Max offer price $70,000

Occupancy floor 57%

Sensitivity live

Price	-10% $554	-5% $534	+0% $514	+5% $495	+10% $475
Rent	-10% $407	-5% $461	+0% $514	+5% $568	+10% $622
Rate	-1.0pp $550	-0.5pp $532	base $514	+0.5pp $496	+1.0pp $478

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 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	46d	1	0.10mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	46d	1	0.35mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	19d	1	0.39mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	19d	1	0.42mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	5d	1	0.43mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	46d	1	0.67mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	19d	1	0.73mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	46d	1	0.73mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	19d	1	0.75mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	4d	1	0.79mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	17d	1	0.85mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	19d	1	0.86mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	7d	1	1.12mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	26d	1	1.15mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	20d	1	1.18mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	46d	1	1.20mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	26d	1	1.20mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	19d	1	1.26mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	26d	1	1.29mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	24d	1	1.29mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	46d	1	1.33mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	19d	1	1.36mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	19d	1	1.43mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	20d	1	1.44mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	46d	1	1.47mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	19d	1	1.47mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	19d	1	1.49mi

Listing history 9 events

1. 2026-06-21
   days on market $70,000 Active 12 DOM
2. 2026-06-18
   days on market $70,000 Active 9 DOM
3. 2026-06-17
   days on market $70,000 Active 8 DOM
4. 2026-06-16
   days on market $70,000 Active 7 DOM
5. 2026-06-15
   days on market $70,000 Active 6 DOM
6. 2026-06-13
   days on market $70,000 Active 4 DOM
7. 2026-06-13
   days on market $70,000 Active 3 DOM
8. 2026-06-10
   remarks 200-char remark
9. 2026-06-10
   listed $70,000 Active 1 DOM

ⓘ 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: $1,942 · $162/mo
• Projected year-2 tax: $1,942 · $162/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $16,291
• − Mortgage interest: −$3,921
• − Property taxes: −$1,942
• − Insurance: −$350
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$2,036
• Taxable income: $5,435
• Est. tax owed @ 24.0%: −$1,304
• After-tax cash flow: $4,868/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+84.2% since first listed

21 events — show timeline

• 2026-06-09 Listed $70,000 MiRealSource-MiMLS
• 2026-06-09 Listed $70,000 REALCOMP
• 2025-07-09 Listing Removed — MiRealSource-MiMLS
• 2025-03-28 Listed $75,000 REALCOMP
• 2025-03-28 Listed $75,000 MiRealSource-MiMLS
• 2012-04-15 Listing Removed — MiRealSource-MiMLS
• 2012-04-14 Listing Removed — REALCOMP
• 2011-12-14 Listed $15,000 REALCOMP
• 2011-12-14 Listed $15,000 MiRealSource-MiMLS
• 2007-03-05 Sold (Public Records) $108,000 Public Records
• 2006-03-31 Listing Removed — MiRealSource-MiMLS
• 2006-02-24 Listing Removed — MiRealSource-MiMLS
• 2005-11-28 Listed $105,500 MiRealSource-MiMLS
• 2005-08-15 Listed $105,500 MiRealSource-MiMLS
• 2005-01-19 Sold (MLS) $20,500 MiRealSource-MiMLS
• 2005-01-19 Sold (MLS) $20,500 REALCOMP
• 2004-11-30 Listing Removed — MiRealSource-MiMLS
• 2004-11-24 Listed $18,000 MiRealSource-MiMLS
• 2004-11-24 Listed $18,000 REALCOMP
• 2003-10-20 Listing Removed — REALCOMP
• 2003-09-17 Listed $38,000 REALCOMP

Property tax history

+2.9%/yr

Latest (2025): $1,942 · +1.1% YoY. Source: county tax records.