11391 Saint Marys St · Detroit, MI 48227

$85,000

3 bd · 1.0 ba · 801 sqft · SingleFamily public records · 16 Days on market

Built 1938 5,227 sqft lot $106/sqft · 95% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming bungalow in the desirable Moons Plymouth Road subdivision offering over 1,500 sq ft of total living space and tons of potential! This 3-bedroom, 1-bath home features a functional layout with a bright living and dining area on the main level and a private upper-level primary bedroom retreat. The full unfinished basement offers excellent storage and future finishing possibilities to expand your living space. Additional features include vinyl siding and forced-air heating. The home is vacant with immediate possession, making it a great opportunity for both owner-occupants and investors ready to move quickly. Conveniently located south of Greenfield and west of Plymouth, close to major roads, shopping, and everyday amenities. Property sold as-is. BATVAI. Schedule your showing today - this one won't last!

Key facts

• Forced-air heating
• Vinyl siding
• Excellent storage

Tags

• BRIGHT LIVING AND DINING AREA
• FULL UNFINISHED BASEMENT
• EXCELLENT STORAGE
• VINYL SIDING
• FORCED-AIR HEATING
• CLOSE TO MAJOR ROADS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.9% 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 fast (+5.6%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 45% of the median local income ($37k/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 $588 of loan paydown is wiped out by about $3k 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 + 5.6% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask is 6196% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $22k; list at $85k implies a 286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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: 1.59% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.06%
• DSCR: 2.20
• GRM: 5.2

CMA / ARV

• ARV (median comp): $43,500
• List price: $85,000
• Delta: 95.40%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9965 Asbury Park	0.23mi	3/1.0	824 (+3%)	5mo	$60,000	$73	80
11360 Prest St	0.45mi	3/1.0	842 (+5%)	3mo	$55,000	$65	68
12203 Grandmont Ave	0.46mi	3/1.5	861 (+8%)	1mo	$95,000	$110	63
10000 Montrose St	0.31mi	2/1.0 (-1)	732 (-9%)	4mo	$25,000	$34	63
12656 Mettetal St	0.65mi	2/1.0 (-1)	803 (+0%)	2mo	$72,872	$91	63
9580 Mansfield St	0.35mi	2/1.0 (-1)	890 (+11%)	0mo	$23,000	$26	60
12690 Asbury Park	0.68mi	3/2.0	826 (+3%)	2mo	$85,000	$103	57
12124 Asbury Park	0.36mi	3/1.5	919 (+15%)	2mo	$130,000	$141	55
9997 Robson St	0.67mi	3/1.0	865 (+8%)	3mo	$35,000	$40	53
9176 Winthrop St	0.73mi	3/1.0	730 (-9%)	2mo	$30,000	$41	49
12217 Mansfield St	0.41mi	2/1.0 (-1)	683 (-15%)	4mo	$46,000	$67	48
9910 Coyle St	0.67mi	3/1.0	904 (+13%)	4mo	$56,000	$62	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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.01×
• Total profit: $24,017
• Equity at exit: $12,674

10-year hold

• IRR: 33.2%
• Equity multiple: 4.38×
• Total profit: $80,550
• Equity at exit: $7,349

Cash invested: $23,800 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,355 high
• Mortgage (P&I): −$446
• Tax from tax record: −$52 /mo · $628/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $537

Break-even live

Break-even rent $675

Max offer price $85,000

Occupancy floor 55%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	0.33mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	0.35mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	0.37mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	0.43mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	0.44mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.48mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	0.48mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	0.58mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.58mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	0.60mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	0.66mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	0.66mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.77mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	0.77mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	0.82mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.84mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.85mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	0.85mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	0.88mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	0.90mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	0.92mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.92mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	1.09mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	17d	1	1.10mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	16d	1	1.13mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	1.16mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	5d	1	1.20mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.22mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.22mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	1.23mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	1.31mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	43d	1	1.31mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	1.34mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.35mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	1.36mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.40mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.41mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	43d	1	1.44mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	1.46mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	1.50mi

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 16 DOM
2. 2026-06-17
   days on market $85,000 Active 15 DOM
3. 2026-06-15
   days on market $85,000 Active 13 DOM
4. 2026-06-13
   days on market $85,000 Active 11 DOM
5. 2026-06-13
   days on market $85,000 Active 10 DOM
6. 2026-06-09
   days on market $85,000 Active 7 DOM
7. 2026-06-08
   days on market $85,000 Active 6 DOM
8. 2026-06-07
   days on market $85,000 Active 5 DOM
9. 2026-06-04
   days on market $85,000 Active 2 DOM
10. 2026-06-02
    days on marketlisting id $85,000 Active 1 DOM
11. 2026-06-01
    days on market $85,000 Active 145 DOM
12. 2026-05-31
    days on market $85,000 Active 144 DOM
13. 2026-04-15
    listed $1,350
14. 2026-01-07
    listed $85,000 Active 822-char remark

    Show marketing remark (832 chars)

    Charming bungalow in the desirable Moons Plymouth Road subdivision offering over 1,500 sq ft of total living space and tons of potential! This 3-bedroom, 1-bath home features a functional layout with a bright living and dining area on the main level and a private upper-level primary bedroom retreat. The full unfinished basement offers excellent storage and future finishing possibilities to expand your living space. Additional features include vinyl siding and forced-air heating. The home is vacant with immediate possession, making it a great opportunity for both owner-occupants and investors ready to move quickly. Conveniently located south of Greenfield and west of Plymouth, close to major roads, shopping, and everyday amenities. Property sold as-is. BATVAI. Schedule your showing today — this one won’t last!

15. 2026-01-07
    listed $85,000 Active 832-char remark

    Show marketing remark (832 chars)

    Charming bungalow in the desirable Moons Plymouth Road subdivision offering over 1,500 sq ft of total living space and tons of potential! This 3-bedroom, 1-bath home features a functional layout with a bright living and dining area on the main level and a private upper-level primary bedroom retreat. The full unfinished basement offers excellent storage and future finishing possibilities to expand your living space. Additional features include vinyl siding and forced-air heating. The home is vacant with immediate possession, making it a great opportunity for both owner-occupants and investors ready to move quickly. Conveniently located south of Greenfield and west of Plymouth, close to major roads, shopping, and everyday amenities. Property sold as-is. BATVAI. Schedule your showing today — this one won’t last!

16. 2025-10-07
    historical $1,350
17. 2025-09-19
    listed $1,350
18. 2007-08-13
    soldstatus $22,000
19. 2007-06-26
    listed $24,780
20. 2004-09-03
    soldstatus $72,000

ⓘ 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: $628 · $52/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$340/yr (+$28/mo · 54.2%)

ⓘ 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 ≥98°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: $16,257
• − Mortgage interest: −$4,761
• − Property taxes: −$628
• − Insurance: −$425
• − Repairs & maintenance: −$1,301
• − Management: −$1,301
• − Depreciation: −$2,473
• Taxable income: $5,368
• Est. tax owed @ 24.0%: −$1,288
• After-tax cash flow: $5,152/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

-98.1% since first listed

8 events — show timeline

• 2026-04-15 Listed for Rent $1,350 REDFIN
• 2026-01-07 Listed $85,000 REALCOMP
• 2026-01-07 Listed $85,000 MiRealSource-MiMLS
• 2025-10-07 Rental Removed $1,350 REDFIN
• 2025-09-19 Listed for Rent $1,350 REDFIN
• 2007-08-13 Sold (MLS) $22,000 REALCOMP
• 2007-06-26 Listed $24,780 REALCOMP
• 2004-09-03 Sold (Public Records) $72,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $628 · -21.0% YoY. Source: county tax records.