10521 Mckinney St · Detroit, MI 48224

$52,000

3 bd · 1.0 ba · 1,313 sqft · SingleFamily public records · 1 Days on market

Built 1939 4,356 sqft lot $40/sqft · 41% below area Est $89k · 41% 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
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three-bedroom, one-and-a-half-bath bungalow located in the desirable Yorkshire Woods neighborhood. The home offers a functional layout, classic bungalow appeal, and consistent occupancy. The property is tenant-occupied on a month-to-month basis at approximately nine hundred dollars per month. Yorkshire Woods continues to see strong rental activity due to its location, neighborhood character, and proximity to everyday convenience. BATVAI Please do not disturb occupants. Showings by appointment only.

Key facts

• 4,356 sq ft lot
• Built 1939

🏷️ Possibly a rental listed for sale. The $52,000 price doesn't fit this home's estimated sale value (~$88,700) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Cap rate 22.7% 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 flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 36% 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 $360 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 + 0.7% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $28k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,000

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.60% ✓
• Cap rate: 22.67%
• Cash-on-cash: 58.49%
• DSCR: 3.60
• GRM: 3.2

CMA / ARV

• ARV (median comp): $88,700
• List price: $52,000
• Delta: -22.21%
• 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
9922 Yorkshire Rd	0.20mi	3/2.0	1,342 (+2%)	2mo	$75,000	$56	81
11090 Mckinney St	0.36mi	3/1.5	1,270 (-3%)	2mo	$154,000	$121	74
10901 Worden St	0.41mi	3/1.5	1,271 (-3%)	1mo	$43,000	$34	73
9722 Everts St	0.30mi	3/1.0	1,178 (-10%)	0mo	$147,000	$125	68
9817 Somerset Ave	0.69mi	3/1.0	1,290 (-2%)	2mo	$30,000	$23	63
11742 Whitehill St	0.59mi	3/1.5	1,228 (-6%)	1mo	$61,000	$50	59
9988 Somerset Ave	0.59mi	3/1.0	1,206 (-8%)	1mo	$130,000	$108	58
11323 Lansdowne St	0.61mi	3/1.5	1,397 (+6%)	2mo	$133,282	$95	57
11160 Worden St	0.66mi	3/2.0	1,234 (-6%)	1mo	$156,000	$126	55
6230 Oldtown St	0.51mi	3/1.0	1,149 (-12%)	2mo	$76,000	$66	54
10318 Beaconsfield St	0.51mi	3/1.5	1,146 (-13%)	1mo	$78,000	$68	52
9369 Sanilac St	0.49mi	3/1.0	1,124 (-14%)	1mo	$65,000	$58	52

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 54.5%
• Equity multiple: 3.32×
• Total profit: $33,775
• Equity at exit: $7,753

10-year hold

• IRR: 58.7%
• Equity multiple: 6.21×
• Total profit: $75,849
• Equity at exit: $4,496

Cash invested: $14,560 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$273
• Tax est. 1.5%: −$65 /mo · $780/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $710

Break-even live

Break-even rent $455

Max offer price $52,000

Occupancy floor 43%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.12mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.13mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.14mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.15mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	0.19mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.24mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	43d	1	0.26mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.27mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	0.32mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.34mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.41mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	0.47mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.49mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	0.52mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	0.55mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.56mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	0.56mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	4d	1	0.61mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.61mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	0.62mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	2d	1	0.62mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	43d	1	0.65mi
6154 Woodhall St Detroit, MI	2.0	1.0	1136	$1,000	$0.88	43d	1	0.65mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	17d	1	0.66mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	0.71mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	4d	1	0.72mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	10d	1	0.73mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.75mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	14d	1	0.75mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	43d	1	0.75mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	43d	1	0.76mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.77mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	14d	1	0.78mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.79mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	0.80mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	43d	1	0.82mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.83mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.84mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	0.85mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.85mi

Listing history 18 events

1. 2026-06-02
   pricestatusdays on marketlisting id $52,000 Pending 1 DOM
2. 2026-04-17
   price $69,000 503-char remark

   Show marketing remark (503 chars)

   Three-bedroom, one-and-a-half-bath bungalow located in the desirable Yorkshire Woods neighborhood. The home offers a functional layout, classic bungalow appeal, and consistent occupancy. The property is tenant-occupied on a month-to-month basis at approximately nine hundred dollars per month. Yorkshire Woods continues to see strong rental activity due to its location, neighborhood character, and proximity to everyday convenience. BATVAI Please do not disturb occupants. Showings by appointment only.

3. 2026-04-16
   price $69,000 505-char remark

   Show marketing remark (505 chars)

   Three-bedroom, one-and-a-half-bath bungalow located in the desirable Yorkshire Woods neighborhood. The home offers a functional layout, classic bungalow appeal, and consistent occupancy. The property is tenant-occupied on a month-to-month basis at approximately nine hundred dollars per month. Yorkshire Woods continues to see strong rental activity due to its location, neighborhood character, and proximity to everyday convenience. BATVAI Please do not disturb occupants. Showings by appointment only.

4. 2026-02-24
   price $75,000 503-char remark

   Show marketing remark (503 chars)

   Three-bedroom, one-and-a-half-bath bungalow located in the desirable Yorkshire Woods neighborhood. The home offers a functional layout, classic bungalow appeal, and consistent occupancy. The property is tenant-occupied on a month-to-month basis at approximately nine hundred dollars per month. Yorkshire Woods continues to see strong rental activity due to its location, neighborhood character, and proximity to everyday convenience. BATVAI Please do not disturb occupants. Showings by appointment only.

5. 2026-02-23
   price $75,000 505-char remark

   Show marketing remark (505 chars)

   Three-bedroom, one-and-a-half-bath bungalow located in the desirable Yorkshire Woods neighborhood. The home offers a functional layout, classic bungalow appeal, and consistent occupancy. The property is tenant-occupied on a month-to-month basis at approximately nine hundred dollars per month. Yorkshire Woods continues to see strong rental activity due to its location, neighborhood character, and proximity to everyday convenience. BATVAI Please do not disturb occupants. Showings by appointment only.

6. 2026-01-24
   listed $80,000 Active 503-char remark

   Show marketing remark (505 chars)

   Three-bedroom, one-and-a-half-bath bungalow located in the desirable Yorkshire Woods neighborhood. The home offers a functional layout, classic bungalow appeal, and consistent occupancy. The property is tenant-occupied on a month-to-month basis at approximately nine hundred dollars per month. Yorkshire Woods continues to see strong rental activity due to its location, neighborhood character, and proximity to everyday convenience. BATVAI Please do not disturb occupants. Showings by appointment only.

7. 2026-01-24
   listed $80,000 Active 505-char remark

   Show marketing remark (505 chars)

   Three-bedroom, one-and-a-half-bath bungalow located in the desirable Yorkshire Woods neighborhood. The home offers a functional layout, classic bungalow appeal, and consistent occupancy. The property is tenant-occupied on a month-to-month basis at approximately nine hundred dollars per month. Yorkshire Woods continues to see strong rental activity due to its location, neighborhood character, and proximity to everyday convenience. BATVAI Please do not disturb occupants. Showings by appointment only.

8. 2023-02-15
   soldstatus $63,900
9. 2021-12-08
   soldstatus $54,900
10. 2017-06-11
    historical
11. 2017-06-11
    historical
12. 2017-04-12
    status Active
13. 2017-04-12
    status Active
14. 2017-04-10
    status Pending
15. 2017-04-10
    status Pending
16. 2017-03-11
    listed $44,900 Active
17. 2017-03-10
    listed $44,900 Active
18. 2002-06-10
    soldstatus $19,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,239
• − Mortgage interest: −$2,913
• − Property taxes: −$780
• − Insurance: −$260
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$1,513
• Taxable income: $8,176
• Est. tax owed @ 24.0%: −$1,962
• After-tax cash flow: $6,555/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · 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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+263.2% since first listed

17 events — show timeline

• 2026-04-17 Price Changed $69,000 MiRealSource-MiMLS
• 2026-04-16 Price Changed $69,000 REALCOMP
• 2026-02-24 Price Changed $75,000 MiRealSource-MiMLS
• 2026-02-23 Price Changed $75,000 REALCOMP
• 2026-01-24 Listed $80,000 REALCOMP
• 2026-01-24 Listed $80,000 MiRealSource-MiMLS
• 2023-02-15 Sold (Public Records) $63,900 Public Records
• 2021-12-08 Sold (Public Records) $54,900 Public Records
• 2017-06-11 Listing Removed — MiRealSource-MiMLS
• 2017-06-11 Listing Removed — REALCOMP
• 2017-04-12 Relisted — MiRealSource-MiMLS
• 2017-04-12 Relisted — REALCOMP
• 2017-04-10 Pending — MiRealSource-MiMLS
• 2017-04-10 Pending — REALCOMP
• 2017-03-11 Listed $44,900 MiRealSource-MiMLS
• 2017-03-10 Listed $44,900 REALCOMP
• 2002-06-10 Sold (Public Records) $19,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $3,344 · -54.5% YoY. Source: county tax records.