3542 E Kirby St · Detroit, MI 48211

$19,900

3 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 88 Days on market

Built 1906 4,356 sqft lot $14/sqft · 88% below area ↓ 50% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.1/10.0
• Schools +1.3/10.0

Listing remarks MLS

Discover Detroit charm at 3542 E Kirby St, a beautifully sized 1,452 sq ft home that blends comfort with potential. Featuring 3 spacious bedrooms, a large living area, and a bright kitchen, this home offers the perfect foundation for modern updates. The oversized layout gives you room to reimagine each space - ideal for entertaining or family living. Conveniently located near major freeways, shopping, and restaurants, this property delivers both convenience and value. Perfect for buyers who love classic Detroit architecture and want a project with promise.

Key facts

• 4,356 sq ft lot
• Built 1906
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.
• Cap rate 48.4% 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: 85 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $597 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 + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $3k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 5.43% ✓
• Cap rate: 48.41%
• Cash-on-cash: 150.41%
• DSCR: 7.69
• GRM: 1.5

CMA / ARV

• ARV (median comp): $160,418
• List price: $19,900
• Delta: -87.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3345 E Ferry St	0.17mi	3/1.0	1,363 (-6%)	1mo	$13,500	$10	81
5235 Mount Elliott St	0.19mi	3/1.0	1,380 (-5%)	14mo	$33,500	$24	71
3652 E Hancock St	0.33mi	2/1.0 (-1)	1,300 (-10%)	11mo	$18,000	$14	53
1974 E Grand Blvd	0.39mi	4/2.0 (+1)	1,648 (+14%)	7mo	$137,500	$83	44
4656 Mitchell St	0.52mi	3/2.0	1,252 (-14%)	18mo	$20,000	$16	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.41×
• Total profit: $41,284
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 17.75×
• Total profit: $93,338
• Equity at exit: $1,721

Cash invested: $5,572 (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 48211

• Home prices YoY: -2.9%
• Active inventory: 85
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,081 high
• Mortgage (P&I): −$104
• Tax from tax record: −$43 /mo · $518/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $698

Break-even live

Break-even rent $197

Max offer price $19,900

Occupancy floor 30%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3755 Ellery St Unit 1 Detroit, MI	2.0	1.0	915	$1,200	$1.31	24d	1	0.81mi
3323 Gratiot Ave Unit R Detroit, MI	2.0	1.0	1200	$975	$0.81	43d	1	0.91mi
3325 Gratiot Ave Unit R Detroit, MI	2.0	1.0	1200	$1,000	$0.83	43d	1	0.91mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	17d	1	1.02mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	17d	1	1.18mi
3460 Field St Detroit, MI	2.0	1.0	1000	$1,260	$1.26	4d	1	1.28mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	17d	1	1.37mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	17d	1	1.40mi
609 E Kirby St Detroit, MI	1.0–2.0	1.0–2.0	817	$1,850	$2.26	11d	3	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $19,900 Active 88 DOM
2. 2026-06-17
   days on market $19,900 Active 87 DOM
3. 2026-06-15
   days on market $19,900 Active 85 DOM
4. 2026-06-13
   days on market $19,900 Active 83 DOM
5. 2026-06-13
   days on market $19,900 Active 82 DOM
6. 2026-06-09
   days on market $19,900 Active 79 DOM
7. 2026-06-08
   days on market $19,900 Active 78 DOM
8. 2026-06-07
   days on market $19,900 Active 77 DOM
9. 2026-06-04
   days on market $19,900 Active 74 DOM
10. 2026-06-03
    days on market $19,900 Active 73 DOM
11. 2026-06-01
    days on market $19,900 Active 71 DOM
12. 2026-05-31
    days on market $19,900 Active 70 DOM
13. 2026-04-14
    price $19,900 562-char remark

    Show marketing remark (566 chars)

    Discover Detroit charm at 3542 E Kirby St, a beautifully sized 1,452 sq ft home that blends comfort with potential. Featuring 3 spacious bedrooms, a large living area, and a bright kitchen, this home offers the perfect foundation for modern updates. The oversized layout gives you room to reimagine each space—ideal for entertaining or family living. Conveniently located near major freeways, shopping, and restaurants, this property delivers both convenience and value. Perfect for buyers who love classic Detroit architecture and want a project with promise.

14. 2026-04-14
    price $19,900 566-char remark

    Show marketing remark (566 chars)

    Discover Detroit charm at 3542 E Kirby St, a beautifully sized 1,452 sq ft home that blends comfort with potential. Featuring 3 spacious bedrooms, a large living area, and a bright kitchen, this home offers the perfect foundation for modern updates. The oversized layout gives you room to reimagine each space—ideal for entertaining or family living. Conveniently located near major freeways, shopping, and restaurants, this property delivers both convenience and value. Perfect for buyers who love classic Detroit architecture and want a project with promise.

15. 2026-03-22
    listed $22,900 Active 566-char remark

    Show marketing remark (562 chars)

    Discover Detroit charm at 3542 E Kirby St, a beautifully sized 1,452 sq ft home that blends comfort with potential. Featuring 3 spacious bedrooms, a large living area, and a bright kitchen, this home offers the perfect foundation for modern updates. The oversized layout gives you room to reimagine each space - ideal for entertaining or family living. Conveniently located near major freeways, shopping, and restaurants, this property delivers both convenience and value. Perfect for buyers who love classic Detroit architecture and want a project with promise.

16. 2026-03-22
    listed $22,900 Active 562-char remark

    Show marketing remark (562 chars)

    Discover Detroit charm at 3542 E Kirby St, a beautifully sized 1,452 sq ft home that blends comfort with potential. Featuring 3 spacious bedrooms, a large living area, and a bright kitchen, this home offers the perfect foundation for modern updates. The oversized layout gives you room to reimagine each space - ideal for entertaining or family living. Conveniently located near major freeways, shopping, and restaurants, this property delivers both convenience and value. Perfect for buyers who love classic Detroit architecture and want a project with promise.

17. 2026-02-20
    historical
18. 2026-02-20
    historical
19. 2025-11-23
    price $34,900
20. 2025-11-22
    price $34,900
21. 2025-10-19
    listed $39,900 Active
22. 2025-10-19
    listed $39,900 Active

ⓘ 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: $518 · $43/mo
• Projected year-2 tax: $518 · $43/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 6 d/yr ≥96°F today · 13 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: $12,975
• − Mortgage interest: −$1,115
• − Property taxes: −$518
• − Insurance: −$100
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$579
• Taxable income: $8,588
• Est. tax owed @ 24.0%: −$2,061
• After-tax cash flow: $6,320/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
• City population: 572,865
• Population (ZIP): 5,556

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 0.61)
• Race & ethnicity: White 45% Black 42% Two or more races 7% Asian 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Romanian 1% Slovak 1%
• Foreign-born: 25% · Canada
• Languages at home: 57% English-only · Arabic 38% Spanish 1% Tagalog/Filipino 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: ▼ -5.80%
• Current HPI: 191.8607
• Rent YoY: —
• Metro: —
• 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

-50.1% since first listed

10 events — show timeline

• 2026-04-14 Price Changed $19,900 MiRealSource-MiMLS
• 2026-04-14 Price Changed $19,900 REALCOMP
• 2026-03-22 Listed $22,900 REALCOMP
• 2026-03-22 Listed $22,900 MiRealSource-MiMLS
• 2026-02-20 Listing Removed — REALCOMP
• 2026-02-20 Listing Removed — MiRealSource-MiMLS
• 2025-11-23 Price Changed $34,900 MiRealSource-MiMLS
• 2025-11-22 Price Changed $34,900 REALCOMP
• 2025-10-19 Listed $39,900 REALCOMP
• 2025-10-19 Listed $39,900 MiRealSource-MiMLS

Property tax history

+0.6%/yr

Latest (2025): $518 · -53.6% YoY. Source: county tax records.