11233 Engleside St · Detroit, MI 48205

$63,500

3 bd · 1.0 ba · 1,277 sqft · SingleFamily public records · 297 Days on market

Built 1939 4,792 sqft lot $50/sqft · 15% below area Est $75k · 15% 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 +14.2/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Here is solid brick bungalow near city airport. 3 Br dwelling with 2 car detached garage. Living room with fireplace. Hardwood floors. Full basement. Needs clean out and some rehab. Cash or DSCR buyers only.

Key facts

• Brick bungalow
• Living room
• Full basement

Tags

• BRICK BUNGALOW
• DETACHED GARAGE
• LIVING ROOM
• FIREPLACE
• HARDWOOD FLOORS
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $56k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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 rising (+1.3%/yr); 373 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $439 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 2.6% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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. 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.
9. 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.
10. 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: 2.13% ✓
• Cap rate: 17.11%
• Cash-on-cash: 38.63%
• DSCR: 2.72
• GRM: 3.9

CMA / ARV

• ARV (median comp): $74,681
• List price: $63,500
• Delta: -14.97%
• 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
11234 Kenmoor St	0.03mi	3/2.0	1,200 (-6%)	0mo	$75,300	$63	84
11461 Engleside St	0.15mi	3/1.0	1,200 (-6%)	5mo	$75,000	$63	78
11226 Minden St	0.22mi	3/1.5	1,169 (-8%)	3mo	$49,000	$42	71
11785 Nashville St	0.37mi	3/1.5	1,360 (+6%)	4mo	$55,000	$40	67
11090 Patrick Ave	0.50mi	3/2.0	1,180 (-8%)	3mo	$55,000	$47	58
12802 Dresden St	0.56mi	3/1.0	1,152 (-10%)	5mo	$25,000	$22	54
12019 Sanford St	0.64mi	3/1.0	1,149 (-10%)	2mo	$31,500	$27	52
17613 Rowe St	0.57mi	3/1.5	1,391 (+9%)	6mo	$71,000	$51	52
17170 Bradford Ave	0.54mi	3/1.0	1,450 (+14%)	7mo	$27,000	$19	47
17650 Beland St	0.58mi	3/1.5	1,094 (-14%)	2mo	$67,000	$61	45
17665 Runyon St	0.59mi	3/2.0	1,096 (-14%)	1mo	$50,000	$46	44
17680 Teppert St	0.60mi	3/1.0	1,101 (-14%)	6mo	$120,000	$109	44

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: 32.8%
• Equity multiple: 2.35×
• Total profit: $23,984
• Equity at exit: $9,468

10-year hold

• IRR: 38.9%
• Equity multiple: 4.33×
• Total profit: $59,170
• Equity at exit: $5,490

Cash invested: $17,780 (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: 373
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$333
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $572

Break-even live

Break-even rent $631

Max offer price $63,500

Occupancy floor 53%

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: $15,875
• Closing costs: $1,905
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	0.12mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	43d	1	0.32mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	17d	1	0.38mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	3d	1	0.39mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	17d	1	0.48mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	17d	1	0.67mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	0.67mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	43d	1	0.71mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	14d	1	0.72mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	43d	1	0.79mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	0.83mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	16d	1	0.90mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	17d	1	0.92mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	1d	1	0.93mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	4d	1	1.08mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	17d	1	1.14mi
18947 Runyon St Detroit, MI	3.0	1.0	1614	$1,100	$0.68	43d	1	1.19mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	17d	1	1.22mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	1.25mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	17d	1	1.26mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	1.30mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	17d	1	1.30mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	43d	1	1.35mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	1.36mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	17d	1	1.37mi

Listing history 20 events

1. 2026-06-18
   days on market $63,500 Active 297 DOM
2. 2026-06-17
   days on market $63,500 Active 296 DOM
3. 2026-06-15
   days on market $63,500 Active 294 DOM
4. 2026-06-13
   days on market $63,500 Active 292 DOM
5. 2026-06-13
   days on market $63,500 Active 291 DOM
6. 2026-06-09
   days on market $63,500 Active 288 DOM
7. 2026-06-08
   days on market $63,500 Active 287 DOM
8. 2026-06-07
   days on market $63,500 Active 286 DOM
9. 2026-06-04
   days on market $63,500 Active 283 DOM
10. 2026-06-03
    days on market $63,500 Active 282 DOM
11. 2026-06-01
    days on market $63,500 Active 280 DOM
12. 2026-05-31
    days on market $63,500 Active 279 DOM
13. 2026-03-19
    price $63,500 207-char remark

    Show marketing remark (207 chars)

    Here is solid brick bungalow near city airport. 3 Br dwelling with 2 car detached garage. Living room with fireplace. Hardwood floors. Full basement. Needs clean out and some rehab. Cash or DSCR buyers only.

14. 2026-03-18
    price $63,500 207-char remark

    Show marketing remark (207 chars)

    Here is solid brick bungalow near city airport. 3 Br dwelling with 2 car detached garage. Living room with fireplace. Hardwood floors. Full basement. Needs clean out and some rehab. Cash or DSCR buyers only.

15. 2025-08-25
    listed $65,000 Active 207-char remark

    Show marketing remark (207 chars)

    Here is solid brick bungalow near city airport. 3 Br dwelling with 2 car detached garage. Living room with fireplace. Hardwood floors. Full basement. Needs clean out and some rehab. Cash or DSCR buyers only.

16. 2025-08-25
    listed $65,000 Active 207-char remark

    Show marketing remark (207 chars)

    Here is solid brick bungalow near city airport. 3 Br dwelling with 2 car detached garage. Living room with fireplace. Hardwood floors. Full basement. Needs clean out and some rehab. Cash or DSCR buyers only.

17. 2006-12-12
    soldstatus $108,000
18. 1997-07-09
    soldstatus $38,752
19. 1993-05-26
    soldstatus $36,000
20. 1992-03-06
    soldstatus $20,157

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $1,670 · $139/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 ≥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: $16,269
• − Mortgage interest: −$3,557
• − Property taxes: −$1,670
• − Insurance: −$318
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$1,847
• Taxable income: $6,274
• Est. tax owed @ 24.0%: −$1,506
• After-tax cash flow: $5,363/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

+215.0% since first listed

8 events — show timeline

• 2026-03-19 Price Changed $63,500 MiRealSource-MiMLS
• 2026-03-18 Price Changed $63,500 REALCOMP
• 2025-08-25 Listed $65,000 REALCOMP
• 2025-08-25 Listed $65,000 MiRealSource-MiMLS
• 2006-12-12 Sold (Public Records) $108,000 Public Records
• 1997-07-09 Sold (Public Records) $38,752 Public Records
• 1993-05-26 Sold (Public Records) $36,000 Public Records
• 1992-03-06 Sold (Public Records) $20,157 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,670 · -9.7% YoY. Source: county tax records.