5044 Mcclellan St · Detroit, MI 48213

$143,000

5 bd · 1.0 ba · 1,139 sqft · SingleFamily public records · 115 Days on market

Built 1917 3,049 sqft lot $126/sqft · 113% above area

---

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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE OPEN FLOOR PLAN! THIS 5 BEDROOM 1 BATH!!!!OFFERS A LARGE LIVING ROOM, SPACIOUS!!!, FULL BATHROOM, BASEMENT FOR EXTRA LIVING SPACE AND/OR STORAGE.

Key facts

• 3,049 sq ft lot
• Built 1917
• Listed 114 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $130k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 10.1% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 192 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).
• At $2,125/mo this rent would consume 75% of the median local household income ($34k/yr) (locally 1202% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $989 of loan paydown is wiped out by about $4k 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 $40k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,130 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1917 — 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: 1.49% ✓
• Cap rate: 12.66%
• Cash-on-cash: 22.74%
• DSCR: 2.01
• GRM: 5.6

CMA / ARV

• ARV (median comp): $76,780
• List price: $143,000
• Delta: 86.25%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.6%
• Equity multiple: 1.63×
• Total profit: $25,141
• Equity at exit: $21,322

10-year hold

• IRR: 24.3%
• Equity multiple: 3.10×
• Total profit: $84,075
• Equity at exit: $12,364

Cash invested: $40,040 (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 48213

• Active inventory: 192
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,125 medium
• Mortgage (P&I): −$750
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $759

Break-even live

Break-even rent $1,165

Max offer price $143,000

Occupancy floor 59%

Sensitivity live

Price	-10% $840	-5% $799	+0% $759	+5% $718	+10% $678
Rent	-10% $591	-5% $675	+0% $759	+5% $843	+10% $927
Rate	-1.0pp $831	-0.5pp $795	base $759	+0.5pp $722	+1.0pp $684

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	44d	1	0.46mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	44d	1	0.63mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	25d	1	0.64mi
4667 Beniteau St Detroit, MI	5.0	2.0	1396	$1,700	$1.22	44d	1	0.87mi

Listing history 18 events

1. 2026-06-21
   days on market $143,000 Active 115 DOM
2. 2026-06-18
   days on market $143,000 Active 112 DOM
3. 2026-06-17
   days on market $143,000 Active 111 DOM
4. 2026-06-15
   days on market $143,000 Active 109 DOM
5. 2026-06-13
   days on market $143,000 Active 107 DOM
6. 2026-06-13
   days on market $143,000 Active 106 DOM
7. 2026-06-09
   days on market $143,000 Active 103 DOM
8. 2026-06-08
   days on market $143,000 Active 102 DOM
9. 2026-06-07
   days on market $143,000 Active 101 DOM
10. 2026-06-04
    days on market $143,000 Active 98 DOM
11. 2026-06-03
    days on market $143,000 Active 97 DOM
12. 2026-06-01
    days on market $143,000 Active 95 DOM
13. 2026-05-31
    days on market $143,000 Active 94 DOM
14. 2026-02-26
    listed $143,000 Active 150-char remark

    Show marketing remark (150 chars)

    NICE OPEN FLOOR PLAN! THIS 5 BEDROOM 1 BATH!!!!OFFERS A LARGE LIVING ROOM, SPACIOUS!!!, FULL BATHROOM, BASEMENT FOR EXTRA LIVING SPACE AND/OR STORAGE.

15. 2026-02-26
    listed $143,000 Active 150-char remark

    Show marketing remark (150 chars)

    NICE OPEN FLOOR PLAN! THIS 5 BEDROOM 1 BATH!!!!OFFERS A LARGE LIVING ROOM, SPACIOUS!!!, FULL BATHROOM, BASEMENT FOR EXTRA LIVING SPACE AND/OR STORAGE.

16. 2025-03-17
    soldstatus $139,500
17. 2024-04-13
    historical $900
18. 2024-03-13
    listed $900

ⓘ 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: $1,328 · $111/mo
• Projected year-2 tax: $1,765 · $147/mo
• Expected delta: +$437/yr (+$36/mo · 32.9%)

ⓘ 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: $25,502
• − Mortgage interest: −$8,010
• − Property taxes: −$1,328
• − Insurance: −$715
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$4,160
• Taxable income: $7,208
• Est. tax owed @ 24.0%: −$1,730
• After-tax cash flow: $7,375/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+2.5% since first listed

5 events — show timeline

• 2026-02-26 Listed $143,000 MiRealSource-MiMLS
• 2026-02-26 Listed $143,000 REALCOMP
• 2025-03-17 Sold (Public Records) $139,500 Public Records
• 2024-04-13 Rental Removed $900 TURBOTENANT
• 2024-03-13 Listed for Rent $900 TURBOTENANT

Property tax history

+7.1%/yr

Latest (2025): $1,328 · -5.0% YoY. Source: county tax records.