1103 Lansing St · Detroit, MI 48209

$110,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 93 Days on market

Built 1897 4,356 sqft lot Est $103k · 7% 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 +25.5/30.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• 1% rule +5.9/10.0
• ARV discount +4.4/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Located just two blocks from lively Clark Park, this cozy ranch home offers an incredible opportunity for investors or DIY enthusiasts. Featuring a warm, rustic feel and solid bones, this property is ready for your updates and personal touch. The main level offers comfortable living space with classic charm, plus a bonus attic room perfect for an office, studio, or extra bedroom. The unfinished basement provides plenty of storage or renovation potential, while the fenced backyard is ideal for relaxing or entertaining. With its unbeatable location in the heart of historic Southwest Detroit - close to local shops, restaurants, and community parks - this home blends character, convenience, and opportunity. Bring your vision and make this inviting space truly your own! * * ALL OFFERS WILL BE CONSIDERED * *

Key facts

• Bonus attic room
• Unfinished basement
• Fenced backyard

Tags

• BONUS ATTIC ROOM
• UNFINISHED BASEMENT
• FENCED BACKYARD
• HISTORIC SOUTHWEST DETROIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

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: 66 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 33% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $110k implies a 1000% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1897 — 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: 1.09% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.06%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $102,960
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1220 Military St	0.46mi	3/1.0 (+1)	1,110 (+7%)	5mo	$110,000	$99	58
1541 25th St	0.65mi	2/1.0	1,078 (+4%)	12mo	$175,000	$162	53
4219 Toledo St	0.65mi	3/1.0 (+1)	1,058 (+2%)	22mo	$76,500	$72	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 3.48×
• Total profit: $76,329
• Equity at exit: $99,097

10-year hold

• IRR: 27.3%
• Equity multiple: 7.88×
• Total profit: $211,795
• Equity at exit: $213,706

Cash invested: $30,800 (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 48209

• Home prices YoY: 21.8%
• Active inventory: 66
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$577
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $258

Break-even live

Break-even rent $874

Max offer price $110,000

Occupancy floor 74%

Sensitivity live

Price	-10% $320	-5% $289	+0% $258	+5% $227	+10% $196
Rent	-10% $163	-5% $211	+0% $258	+5% $306	+10% $353
Rate	-1.0pp $314	-0.5pp $286	base $258	+0.5pp $230	+1.0pp $201

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1434 Campbell St Detroit, MI	3.0	1.0	1150	$1,750	$1.52	24d	1	0.31mi
1729 Vinewood St Unit 2 Detroit, MI	2.0	1.0	893	$775	$0.87	13d	1	0.59mi
6628 W Lafayette Blvd Detroit, MI	2.0	1.0	900	$965	$1.07	44d	1	0.87mi
6720 Regular St Unit 6724 Detroit, MI	2.0	1.0	750	$950	$1.27	44d	1	0.95mi
727 W Grand Blvd Detroit, MI	1.0	1.5–2.0	900	$1,100	$1.22	44d	4	0.97mi
2835 23rd St Unit 2 Detroit, MI	3.0	2.0	1100	$1,450	$1.32	17d	1	1.25mi
7263 Senator St Detroit, MI	2.0	1.0	909	$1,300	$1.43	44d	1	1.36mi
7265 Senator St Detroit, MI	2.0	1.0	1232	$1,300	$1.06	44d	1	1.36mi

Listing history 9 events

1. 2026-01-26
   status Pending 816-char remark

   Show marketing remark (816 chars)

   Located just two blocks from lively Clark Park, this cozy ranch home offers an incredible opportunity for investors or DIY enthusiasts. Featuring a warm, rustic feel and solid bones, this property is ready for your updates and personal touch. The main level offers comfortable living space with classic charm, plus a bonus attic room perfect for an office, studio, or extra bedroom. The unfinished basement provides plenty of storage or renovation potential, while the fenced backyard is ideal for relaxing or entertaining. With its unbeatable location in the heart of historic Southwest Detroit - close to local shops, restaurants, and community parks - this home blends character, convenience, and opportunity. Bring your vision and make this inviting space truly your own! * * ALL OFFERS WILL BE CONSIDERED * *

2. 2026-01-26
   status Pending

   Show marketing remark (816 chars)

   Located just two blocks from lively Clark Park, this cozy ranch home offers an incredible opportunity for investors or DIY enthusiasts. Featuring a warm, rustic feel and solid bones, this property is ready for your updates and personal touch. The main level offers comfortable living space with classic charm, plus a bonus attic room perfect for an office, studio, or extra bedroom. The unfinished basement provides plenty of storage or renovation potential, while the fenced backyard is ideal for relaxing or entertaining. With its unbeatable location in the heart of historic Southwest Detroit - close to local shops, restaurants, and community parks - this home blends character, convenience, and opportunity. Bring your vision and make this inviting space truly your own! * * ALL OFFERS WILL BE CONSIDERED * *

3. 2025-11-25
   price $110,000 816-char remark

   Show marketing remark (816 chars)

   Located just two blocks from lively Clark Park, this cozy ranch home offers an incredible opportunity for investors or DIY enthusiasts. Featuring a warm, rustic feel and solid bones, this property is ready for your updates and personal touch. The main level offers comfortable living space with classic charm, plus a bonus attic room perfect for an office, studio, or extra bedroom. The unfinished basement provides plenty of storage or renovation potential, while the fenced backyard is ideal for relaxing or entertaining. With its unbeatable location in the heart of historic Southwest Detroit - close to local shops, restaurants, and community parks - this home blends character, convenience, and opportunity. Bring your vision and make this inviting space truly your own! * * ALL OFFERS WILL BE CONSIDERED * *

4. 2025-11-24
   price $110,000
5. 2025-10-27
   price $125,000 816-char remark

   Show marketing remark (816 chars)

   Located just two blocks from lively Clark Park, this cozy ranch home offers an incredible opportunity for investors or DIY enthusiasts. Featuring a warm, rustic feel and solid bones, this property is ready for your updates and personal touch. The main level offers comfortable living space with classic charm, plus a bonus attic room perfect for an office, studio, or extra bedroom. The unfinished basement provides plenty of storage or renovation potential, while the fenced backyard is ideal for relaxing or entertaining. With its unbeatable location in the heart of historic Southwest Detroit - close to local shops, restaurants, and community parks - this home blends character, convenience, and opportunity. Bring your vision and make this inviting space truly your own! * * ALL OFFERS WILL BE CONSIDERED * *

6. 2025-10-27
   price $125,000

   Show marketing remark (816 chars)

   Located just two blocks from lively Clark Park, this cozy ranch home offers an incredible opportunity for investors or DIY enthusiasts. Featuring a warm, rustic feel and solid bones, this property is ready for your updates and personal touch. The main level offers comfortable living space with classic charm, plus a bonus attic room perfect for an office, studio, or extra bedroom. The unfinished basement provides plenty of storage or renovation potential, while the fenced backyard is ideal for relaxing or entertaining. With its unbeatable location in the heart of historic Southwest Detroit - close to local shops, restaurants, and community parks - this home blends character, convenience, and opportunity. Bring your vision and make this inviting space truly your own! * * ALL OFFERS WILL BE CONSIDERED * *

7. 2025-10-25
   listed $150,000 Active

   Show marketing remark (816 chars)

   Located just two blocks from lively Clark Park, this cozy ranch home offers an incredible opportunity for investors or DIY enthusiasts. Featuring a warm, rustic feel and solid bones, this property is ready for your updates and personal touch. The main level offers comfortable living space with classic charm, plus a bonus attic room perfect for an office, studio, or extra bedroom. The unfinished basement provides plenty of storage or renovation potential, while the fenced backyard is ideal for relaxing or entertaining. With its unbeatable location in the heart of historic Southwest Detroit - close to local shops, restaurants, and community parks - this home blends character, convenience, and opportunity. Bring your vision and make this inviting space truly your own! * * ALL OFFERS WILL BE CONSIDERED * *

8. 2025-10-25
   listed $150,000 Active 816-char remark

   Show marketing remark (816 chars)

   Located just two blocks from lively Clark Park, this cozy ranch home offers an incredible opportunity for investors or DIY enthusiasts. Featuring a warm, rustic feel and solid bones, this property is ready for your updates and personal touch. The main level offers comfortable living space with classic charm, plus a bonus attic room perfect for an office, studio, or extra bedroom. The unfinished basement provides plenty of storage or renovation potential, while the fenced backyard is ideal for relaxing or entertaining. With its unbeatable location in the heart of historic Southwest Detroit - close to local shops, restaurants, and community parks - this home blends character, convenience, and opportunity. Bring your vision and make this inviting space truly your own! * * ALL OFFERS WILL BE CONSIDERED * *

9. 1992-09-24
   soldstatus $10,000

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: +$439/yr (+$37/mo · 53.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,413
• − Mortgage interest: −$6,162
• − Property taxes: −$816
• − Insurance: −$550
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$3,200
• Taxable income: $1,380
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $2,767/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): 27,184
• Household income: $43,161
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 831.0

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 Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% White 17% Two or more races 14% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 58% Puerto Rican 7% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 0%
• Foreign-born: 26% · Canada
• Languages at home: 38% English-only · Spanish 62%

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: ▲ 73.77%
• Current HPI: 412.9753
• Rent YoY: —
• 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

+1000.0% since first listed

9 events — show timeline

• 2026-01-26 Pending — MiRealSource-MiMLS
• 2026-01-26 Pending — REALCOMP
• 2025-11-25 Price Changed $110,000 MiRealSource-MiMLS
• 2025-11-24 Price Changed $110,000 REALCOMP
• 2025-10-27 Price Changed $125,000 MiRealSource-MiMLS
• 2025-10-27 Price Changed $125,000 REALCOMP
• 2025-10-25 Listed $150,000 REALCOMP
• 2025-10-25 Listed $150,000 MiRealSource-MiMLS
• 1992-09-24 Sold (Public Records) $10,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $816 · -36.3% YoY. Source: county tax records.