9583 Stahelin Ave · Detroit, MI 48228

$108,000

3 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 76 Days on market

Built 1949 5,227 sqft lot $107/sqft · 59% above area

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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
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated home! Whether it's your first home or turn key investment property, this is it! Refinished wood floors, most windows replaced, new kitchen And new bathroom! Don't let this opportunity pass you by and request your appointment today!

Key facts

• 5,227 sq ft lot
• Garage
• Built 1949

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $102k (6.0% 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: Rents soft (-2.3%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• At $1,214/mo this rent would consume 47% of the median local household income ($31k/yr) (locally 4144% 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 $747 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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 15y 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.
• Current owner paid $19k; list at $108k implies a 468% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1949 — 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: 1.12% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.04%
• DSCR: 1.45
• GRM: 7.4

CMA / ARV

• ARV (median comp): $67,834
• List price: $108,000
• Delta: 59.21%
• 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
9934 Warwick St	0.15mi	3/1.0	1,018 (+1%)	2mo	$70,000	$69	91
9317 Artesian St	0.20mi	2/1.0 (-1)	994 (-2%)	1mo	$25,000	$25	82
9221 Grandville Ave	0.38mi	3/1.0	971 (-4%)	2mo	$135,000	$139	74
8651 Brace Street St	0.66mi	3/1.0	987 (-2%)	2mo	$60,000	$61	64
11658 Ashton Ave	0.63mi	3/1.0	1,080 (+7%)	0mo	$89,000	$82	59
9534 Heyden St	0.66mi	3/1.0	960 (-5%)	3mo	$100,000	$104	58
11700 Auburn St	0.66mi	3/1.5	964 (-5%)	3mo	$55,000	$57	57
10006 Auburn St	0.45mi	3/1.0	1,150 (+14%)	1mo	$63,000	$55	55
8630 Greenview Ave	0.69mi	3/1.0	924 (-9%)	3mo	$50,000	$54	51
8626 Brace St	0.69mi	3/1.0	1,124 (+11%)	2mo	$65,000	$58	48
9977 Evergreen Ave	0.59mi	3/1.0	1,150 (+14%)	2mo	$86,000	$75	48
8686 Artesian St	0.62mi	3/1.0	864 (-15%)	2mo	$35,000	$41	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.84×
• Total profit: $-4,956
• Equity at exit: $16,103

10-year hold

• IRR: 1.4%
• Equity multiple: 1.09×
• Total profit: $2,650
• Equity at exit: $9,338

Cash invested: $30,240 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$566
• Tax from tax record: −$95 /mo · $1,138/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $253

Break-even live

Break-even rent $894

Max offer price $108,000

Occupancy floor 74%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	0.20mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	0.36mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	21d	1	0.37mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	17d	1	0.37mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	0.38mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.55mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	17d	1	0.60mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	4d	1	0.61mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.61mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	0.65mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	10d	1	0.78mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	0.81mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.85mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.85mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.85mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.87mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.87mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.87mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.87mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.87mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.88mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.90mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	0.91mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	4d	1	0.93mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	43d	1	0.94mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	4d	1	1.08mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	4d	1	1.10mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.11mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.12mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.12mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	43d	1	1.13mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.13mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.13mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	1.14mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	43d	1	1.15mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	4d	1	1.18mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	43d	1	1.19mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	1.24mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.26mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	1.28mi

Listing history 50 events

1. 2026-06-18
   days on market $108,000 Active 76 DOM
2. 2026-06-17
   days on market $108,000 Active 75 DOM
3. 2026-06-15
   days on market $108,000 Active 73 DOM
4. 2026-06-13
   days on market $108,000 Active 71 DOM
5. 2026-06-13
   days on market $108,000 Active 70 DOM
6. 2026-06-09
   days on market $108,000 Active 67 DOM
7. 2026-06-08
   days on market $108,000 Active 66 DOM
8. 2026-06-07
   days on market $108,000 Active 65 DOM
9. 2026-06-04
   days on market $108,000 Active 62 DOM
10. 2026-06-03
    days on market $108,000 Active 61 DOM
11. 2026-06-02
    days on market $108,000 Active 60 DOM
12. 2026-06-01
    days on market $108,000 Active 59 DOM
13. 2026-05-31
    days on market $108,000 Active 58 DOM
14. 2026-04-03
    historical

    Show marketing remark (267 chars)

    Welcome to this beautifully updated home! Whether it's your first home or turn key investment property, this is it! Refinished wood floors, most windows replaced, new kitchen And new bathroom! Don't let this opportunity pass you by and request your appointment today!

15. 2026-04-03
    listed $108,000 Active 267-char remark

    Show marketing remark (267 chars)

    Welcome to this beautifully updated home! Whether it's your first home or turn key investment property, this is it! Refinished wood floors, most windows replaced, new kitchen And new bathroom! Don't let this opportunity pass you by and request your appointment today!

16. 2026-04-03
    listed $108,000 Active

    Show marketing remark (267 chars)

    Welcome to this beautifully updated home! Whether it's your first home or turn key investment property, this is it! Refinished wood floors, most windows replaced, new kitchen And new bathroom! Don't let this opportunity pass you by and request your appointment today!

17. 2026-04-03
    historical

    Show marketing remark (267 chars)

    Welcome to this beautifully updated home! Whether it's your first home or turn key investment property, this is it! Refinished wood floors, most windows replaced, new kitchen And new bathroom! Don't let this opportunity pass you by and request your appointment today!

18. 2026-02-25
    listed $108,000 Active
19. 2026-02-25
    listed $108,000 Active
20. 2026-02-25
    historical
21. 2026-02-25
    historical
22. 2026-02-09
    price $108,000
23. 2026-02-08
    price $108,000
24. 2025-05-14
    listed $115,000 Active
25. 2025-05-14
    listed $115,000 Active
26. 2024-06-20
    historical
27. 2024-06-20
    historical
28. 2024-02-07
    listed $75,000 Active
29. 2024-02-07
    listed $75,000 Active
30. 2017-10-30
    soldstatus $19,000 Closed
31. 2017-10-30
    soldstatus $19,000
32. 2017-10-10
    status Pending
33. 2017-10-09
    status Active
34. 2017-10-05
    historical
35. 2017-09-23
    status Active
36. 2017-09-05
    historical
37. 2017-07-12
    price $24,500
38. 2017-05-15
    status Active
39. 2017-04-18
    status Pending
40. 2017-04-06
    listed $26,000 Active
41. 2017-04-06
    listed $24,500
42. 2015-09-10
    soldstatus $12,000 Sold
43. 2015-09-10
    soldstatus $12,000
44. 2015-08-26
    historical
45. 2015-08-22
    historical
46. 2015-08-13
    listed $12,900 Active
47. 2015-08-04
    listed $12,900
48. 2011-06-30
    soldstatus $6,700
49. 2011-06-30
    soldstatus $6,700
50. 2011-06-05
    historical

ⓘ 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: $1,138 · $95/mo
• Projected year-2 tax: $1,401 · $117/mo
• Expected delta: +$262/yr (+$22/mo · 23.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $14,569
• − Mortgage interest: −$6,050
• − Property taxes: −$1,138
• − Insurance: −$540
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,142
• Taxable income: $1,368
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $2,707/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+265.4% since first listed

40 events — show timeline

• 2026-04-03 Listing Removed — REALCOMP
• 2026-04-03 Listed $108,000 REALCOMP
• 2026-04-03 Listed $108,000 MiRealSource-MiMLS
• 2026-04-03 Listing Removed — MiRealSource-MiMLS
• 2026-02-25 Listed $108,000 REALCOMP
• 2026-02-25 Listing Removed — REALCOMP
• 2026-02-25 Listing Removed — MiRealSource-MiMLS
• 2026-02-25 Listed $108,000 MiRealSource-MiMLS
• 2026-02-09 Price Changed $108,000 MiRealSource-MiMLS
• 2026-02-08 Price Changed $108,000 REALCOMP
• 2025-05-14 Listed $115,000 REALCOMP
• 2025-05-14 Listed $115,000 MiRealSource-MiMLS
• 2024-06-20 Listing Removed — MiRealSource-MiMLS
• 2024-06-20 Listing Removed — REALCOMP
• 2024-02-07 Listed $75,000 MiRealSource-MiMLS
• 2024-02-07 Listed $75,000 REALCOMP
• 2017-10-30 Sold (MLS) $19,000 REALCOMP
• 2017-10-30 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2017-10-10 Pending — MiRealSource-MiMLS
• 2017-10-09 Relisted — MiRealSource-MiMLS
• 2017-10-05 Listing Removed — MiRealSource-MiMLS
• 2017-09-23 Relisted — MiRealSource-MiMLS
• 2017-09-05 Listing Removed — MiRealSource-MiMLS
• 2017-07-12 Price Changed $24,500 MiRealSource-MiMLS
• 2017-05-15 Relisted — MiRealSource-MiMLS
• 2017-04-18 Pending — MiRealSource-MiMLS
• 2017-04-06 Listed $26,000 MiRealSource-MiMLS
• 2017-04-06 Listed $24,500 REALCOMP
• 2015-09-10 Sold (MLS) $12,000 MiRealSource-MiMLS
• 2015-09-10 Sold (MLS) $12,000 REALCOMP
• 2015-08-26 Listing Removed — REALCOMP
• 2015-08-22 Listing Removed — MiRealSource-MiMLS
• 2015-08-13 Listed $12,900 REALCOMP
• 2015-08-04 Listed $12,900 MiRealSource-MiMLS
• 2011-06-30 Sold (MLS) $6,700 REALCOMP
• 2011-06-30 Sold (MLS) $6,700 MiRealSource-MiMLS
• 2011-06-05 Listing Removed — MiRealSource-MiMLS
• 2011-01-12 Listed $6,200 REALCOMP
• 2011-01-12 Listed $6,200 MiRealSource-MiMLS
• 1992-08-10 Sold (Public Records) $29,554 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,138 · -8.6% YoY. Source: county tax records.