2510 Sturtevant St · Detroit, MI 48206

$38,000

3 bd · 1.0 ba · 1,398 sqft · SingleFamily public records · 42 Days on market

Built 1923 4,356 sqft lot $27/sqft · 40% below area ↓ 31% since listing

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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 +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this Investor Special! Spacious 3-bedroom, 1-bath colonial near downtown Detroit. Recent updates include remodeled kitchen and bedroom, appliances, electrical, plumbing, and newer upstairs windows. Large layout with strong rental or resale potential. Sold as-is - just needs finishing touches to maximize value.

Key facts

• Remodeled kitchen
• Remodeled bedroom
• 4,356 sq ft lot

Tags

• REMODELED KITCHEN
• REMODELED BEDROOM
• STRONG RENTAL POTENTIAL
• NEWER UPSTAIRS WINDOWS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Asphalt construction materials; Asphalt roof; Built area above grade: 1,398 finished (reported); Below-grade finished area reported
• Exterior features: Covered porch; Back yard fencing; Paved road access

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfurnished; Fireplace in the family room; Basement (unfinished)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $37k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.2% 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 (+5.2%/yr); 271 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($45k/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 $263 of loan paydown is wiped out by about $1k 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 + 5.2% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $2k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,860 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. 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: 3.49% ✓
• Cap rate: 29.18%
• Cash-on-cash: 81.74%
• DSCR: 4.64
• GRM: 2.4

CMA / ARV

• ARV (median comp): $94,530
• List price: $38,000
• Delta: -59.80%
• 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
1996 W Grand St	0.61mi	3/1.5	1,400 (+0%)	6mo	$40,009	$29	64
1981 Leslie St	0.36mi	3/1.5	1,518 (+9%)	13mo	$50,000	$33	56
2476 Ford St	0.63mi	3/1.0	1,344 (-4%)	12mo	$46,500	$35	55
2930 Waverly St	0.45mi	3/1.0	1,292 (-8%)	16mo	$34,000	$26	53
2291 Tuxedo St	0.41mi	3/1.5	1,197 (-14%)	4mo	$35,000	$29	52
13141 Montville Pl	0.32mi	4/2.0 (+1)	1,296 (-7%)	15mo	$29,900	$23	52
1689 Tyler St	0.53mi	3/1.5	1,260 (-10%)	6mo	$77,300	$61	51
1568 Highland St	0.61mi	4/2.0 (+1)	1,344 (-4%)	6mo	$65,000	$48	51
3266 Collingwood St	0.74mi	3/1.5	1,358 (-3%)	15mo	$55,000	$41	46
3765 Cortland St	0.66mi	3/1.5	1,587 (+14%)	2mo	$120,000	$76	43
3735 W Buena Vista St	0.67mi	3/1.5	1,213 (-13%)	3mo	$164,900	$136	42
2674 Glynn Ct	0.72mi	3/1.0	1,248 (-11%)	15mo	$55,000	$44	36

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 84.7%
• Equity multiple: 5.05×
• Total profit: $43,056
• Equity at exit: $5,666

10-year hold

• IRR: 88.4%
• Equity multiple: 11.34×
• Total profit: $110,030
• Equity at exit: $3,286

Cash invested: $10,640 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,326 high
• Mortgage (P&I): −$199
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $725

Break-even live

Break-even rent $408

Max offer price $38,000

Occupancy floor 40%

Sensitivity live

Price	-10% $746	-5% $735	+0% $725	+5% $714	+10% $703
Rent	-10% $620	-5% $672	+0% $725	+5% $777	+10% $829
Rate	-1.0pp $744	-0.5pp $734	base $725	+0.5pp $715	+1.0pp $705

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	0.04mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	25d	1	0.19mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.21mi
2285 Cortland St Detroit, MI	2.0	1.0	900	$1,000	$1.11	17d	1	0.24mi
2023 Tuxedo St Detroit, MI	2.0	1.0	950	$1,050	$1.11	25d	1	0.48mi
3224 Monterey St Unit 2E Detroit, MI	2.0	1.0	1200	$1,350	$1.12	44d	1	0.50mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	2d	1	0.55mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	5d	1	0.57mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	20d	1	0.57mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	0.64mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	0.67mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.68mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	0.68mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	0.68mi
2653 Calvert Ave Unit 1 Detroit, MI	3.0	1.0	1305	$1,200	$0.92	44d	1	0.71mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	0.71mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	44d	1	0.72mi
2045 Calvert St Detroit, MI	2.0	2.0	1400	$1,600	$1.14	44d	1	0.74mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.74mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	0.75mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	0.78mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	0.79mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	44d	1	0.79mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	13d	1	0.79mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	25d	1	0.82mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	0.84mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	0.88mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	0.91mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.94mi
9844 Woodrow Wilson St Detroit, MI	3.0	1.0	1187	$1,300	$1.10	13d	1	0.96mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	25d	1	0.99mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	44d	1	0.99mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	1.02mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	1.03mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	1.07mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	17d	1	1.12mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	44d	1	1.14mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	4d	1	1.23mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	44d	1	1.25mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	44d	1	1.26mi

Listing history 22 events

1. 2026-06-18
   days on market $38,000 Active 42 DOM
2. 2026-06-17
   days on market $38,000 Active 41 DOM
3. 2026-06-15
   days on market $38,000 Active 39 DOM
4. 2026-06-13
   days on market $38,000 Active 37 DOM
5. 2026-06-13
   days on market $38,000 Active 36 DOM
6. 2026-06-09
   days on market $38,000 Active 33 DOM
7. 2026-06-08
   days on market $38,000 Active 32 DOM
8. 2026-06-07
   days on market $38,000 Active 31 DOM
9. 2026-06-04
   pricedays on market $38,000 Active 28 DOM

   Show marketing remark (320 chars)

   Come see this Investor Special! Spacious 3-bedroom, 1-bath colonial near downtown Detroit. Recent updates include remodeled kitchen and bedroom, appliances, electrical, plumbing, and newer upstairs windows. Large layout with strong rental or resale potential. Sold as-is - just needs finishing touches to maximize value.

10. 2026-06-03
    days on market $40,000 Active 27 DOM
11. 2026-06-02
    days on market $40,000 Active 26 DOM
12. 2026-06-01
    days on market $40,000 Active 25 DOM
13. 2026-05-31
    days on market $40,000 Active 24 DOM
14. 2026-05-07
    listed $40,000 Active 320-char remark

    Show marketing remark (320 chars)

    Come see this Investor Special! Spacious 3-bedroom, 1-bath colonial near downtown Detroit. Recent updates include remodeled kitchen and bedroom, appliances, electrical, plumbing, and newer upstairs windows. Large layout with strong rental or resale potential. Sold as-is - just needs finishing touches to maximize value.

15. 2026-05-07
    listed $40,000 Active 324-char remark

    Show marketing remark (320 chars)

    Come see this Investor Special! Spacious 3-bedroom, 1-bath colonial near downtown Detroit. Recent updates include remodeled kitchen and bedroom, appliances, electrical, plumbing, and newer upstairs windows. Large layout with strong rental or resale potential. Sold as-is - just needs finishing touches to maximize value.

16. 2026-04-30
    historical
17. 2026-01-07
    price $53,500
18. 2026-01-07
    price $53,500
19. 2025-09-24
    price $54,000
20. 2025-09-24
    price $54,000
21. 2025-08-29
    listed $55,000 Active
22. 2025-08-29
    listed $55,000 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: $1,288 · $107/mo
• Projected year-2 tax: $1,288 · $107/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,907
• − Mortgage interest: −$2,129
• − Property taxes: −$1,288
• − Insurance: −$190
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$1,105
• Taxable income: $8,649
• Est. tax owed @ 24.0%: −$2,076
• After-tax cash flow: $6,621/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

-30.9% since first listed

11 events — show timeline

• 2026-06-04 Price Changed $38,000 MiRealSource-MiMLS
• 2026-06-04 Price Changed $38,000 REALCOMP
• 2026-05-07 Listed $40,000 REALCOMP
• 2026-05-07 Listed $40,000 MiRealSource-MiMLS
• 2026-04-30 Listing Removed — MiRealSource-MiMLS
• 2026-01-07 Price Changed $53,500 MiRealSource-MiMLS
• 2026-01-07 Price Changed $53,500 REALCOMP
• 2025-09-24 Price Changed $54,000 MiRealSource-MiMLS
• 2025-09-24 Price Changed $54,000 REALCOMP
• 2025-08-29 Listed $55,000 REALCOMP
• 2025-08-29 Listed $55,000 MiRealSource-MiMLS

Property tax history

-0.1%/yr

Latest (2025): $1,288 · +0.3% YoY. Source: county tax records.