9163 Winthrop St · Detroit, MI 48228

$79,999

2 bd · 1.0 ba · 731 sqft · SingleFamily public records · 24 Days on market

Built 1940 3,485 sqft lot

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Beautifully maintained 2 bedroom, 1 bath ranch offering comfort, style, and room to grow. This inviting home features a partially finished basement with plenty of potential for additional living space, a home office, gym, or extra storage. Freshly painted throughout and showcasing updated flooring, the interior feels bright, modern, and move-in ready. The updated bathroom and refreshed kitchen with a new countertop add to the home's appeal, blending functionality with tasteful updates. Step outside to a spacious fenced backyard - perfect for pets, play, gardening, or entertaining guests. A wonderful opportunity to enjoy easy, single-level living with added flexibility below!

Key facts

• 3,485 sq ft lot
• Built 1940
• Listed 23 days

Property features AI

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($921 rent vs $80k).
• Recommended offer: $79k (1.5% 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); 369 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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).
• This rent runs 36% of the median local income ($31k/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 $553 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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 30y 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 $16k; list at $80k implies a 385% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,799 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — 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: 1.15% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $43,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9176 Winthrop St	0.03mi	3/1.0 (+1)	730 (-0%)	2mo	$30,000	$41	91
10000 Montrose St	0.51mi	2/1.0	732 (+0%)	4mo	$25,000	$34	73
8896 Coyle St	0.34mi	3/1.0 (+1)	768 (+5%)	9mo	$45,000	$59	63
9425 Marlowe St	0.54mi	2/1.0	712 (-3%)	10mo	$47,500	$67	62
8283 Sussex St	0.55mi	2/1.0	777 (+6%)	4mo	$58,000	$75	60
9590 Sussex St	0.41mi	2/1.0	800 (+9%)	7mo	$30,000	$38	59
8883 Rutherford St	0.28mi	2/1.0	840 (+15%)	9mo	$20,000	$24	54
8881 Rutherford St	0.28mi	2/1.0	840 (+15%)	9mo	$20,000	$24	54
8324 Coyle St	0.55mi	2/1.0	800 (+9%)	8mo	$48,000	$60	52
8210 Asbury Park	0.74mi	2/1.0	706 (-3%)	12mo	$63,500	$90	50
8538 Prest St	0.40mi	3/2.0 (+1)	828 (+13%)	12mo	$85,000	$103	40
9965 Asbury Park	0.65mi	3/1.0 (+1)	824 (+13%)	6mo	$60,000	$73	39

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: $-3,660
• Equity at exit: $11,928

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $1,850
• Equity at exit: $6,917

Cash invested: $22,400 (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: 369
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $921 high
• Mortgage (P&I): −$420
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $188

Break-even live

Break-even rent $683

Max offer price $79,999

Occupancy floor 75%

Sensitivity live

Price	-10% $234	-5% $211	+0% $188	+5% $166	+10% $143
Rent	-10% $116	-5% $152	+0% $188	+5% $225	+10% $261
Rate	-1.0pp $229	-0.5pp $209	base $188	+0.5pp $168	+1.0pp $147

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	44d	1	0.34mi
14825 Joy Rd Detroit, MI	1.0	1.0	410	$900	$2.20	44d	1	0.48mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	0.62mi
8864 Schaefer Hwy Detroit, MI	1.0	1.0	450	$838	$1.86	44d	1	1.07mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	44d	1	1.19mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	1.21mi
13310 Plymouth Rd Unit 05 Detroit, MI	1.0	1.0	650	$595	$0.92	44d	1	1.37mi
13310 Plymouth Rd Unit 1 Detroit, MI	1.0	1.0	650	$645	$0.99	44d	1	1.37mi
12611 Memorial St Unit 629203 Detroit, MI	1.0	1.0	635	$995	$1.57	25d	1	1.47mi
12611 Memorial St Unit 629104 Detroit, MI	1.0	1.0	700	$995	$1.42	44d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $79,999 Active 24 DOM
2. 2026-06-18
   days on market $79,999 Active 21 DOM
3. 2026-06-17
   days on market $79,999 Active 20 DOM
4. 2026-06-15
   days on market $79,999 Active 18 DOM
5. 2026-06-13
   days on market $79,999 Active 16 DOM
6. 2026-06-13
   days on market $79,999 Active 15 DOM
7. 2026-06-10
   status $79,999 Active 12 DOM
8. 2026-04-20
   status Pending 683-char remark

   Show marketing remark (683 chars)

   Beautifully maintained 2 bedroom, 1 bath ranch offering comfort, style, and room to grow. This inviting home features a partially finished basement with plenty of potential for additional living space, a home office, gym, or extra storage. Freshly painted throughout and showcasing updated flooring, the interior feels bright, modern, and move-in ready. The updated bathroom and refreshed kitchen with a new countertop add to the home's appeal, blending functionality with tasteful updates. Step outside to a spacious fenced backyard - perfect for pets, play, gardening, or entertaining guests. A wonderful opportunity to enjoy easy, single-level living with added flexibility below!

9. 2026-04-20
   status Pending

   Show marketing remark (683 chars)

   Beautifully maintained 2 bedroom, 1 bath ranch offering comfort, style, and room to grow. This inviting home features a partially finished basement with plenty of potential for additional living space, a home office, gym, or extra storage. Freshly painted throughout and showcasing updated flooring, the interior feels bright, modern, and move-in ready. The updated bathroom and refreshed kitchen with a new countertop add to the home's appeal, blending functionality with tasteful updates. Step outside to a spacious fenced backyard - perfect for pets, play, gardening, or entertaining guests. A wonderful opportunity to enjoy easy, single-level living with added flexibility below!

10. 2026-04-09
    listed $79,999 Active 683-char remark

    Show marketing remark (683 chars)

    Beautifully maintained 2 bedroom, 1 bath ranch offering comfort, style, and room to grow. This inviting home features a partially finished basement with plenty of potential for additional living space, a home office, gym, or extra storage. Freshly painted throughout and showcasing updated flooring, the interior feels bright, modern, and move-in ready. The updated bathroom and refreshed kitchen with a new countertop add to the home's appeal, blending functionality with tasteful updates. Step outside to a spacious fenced backyard - perfect for pets, play, gardening, or entertaining guests. A wonderful opportunity to enjoy easy, single-level living with added flexibility below!

11. 2026-04-09
    listed $79,999 Active

    Show marketing remark (683 chars)

    Beautifully maintained 2 bedroom, 1 bath ranch offering comfort, style, and room to grow. This inviting home features a partially finished basement with plenty of potential for additional living space, a home office, gym, or extra storage. Freshly painted throughout and showcasing updated flooring, the interior feels bright, modern, and move-in ready. The updated bathroom and refreshed kitchen with a new countertop add to the home's appeal, blending functionality with tasteful updates. Step outside to a spacious fenced backyard - perfect for pets, play, gardening, or entertaining guests. A wonderful opportunity to enjoy easy, single-level living with added flexibility below!

12. 2026-04-07
    historical $79,999 683-char remark

    Show marketing remark (683 chars)

    Beautifully maintained 2 bedroom, 1 bath ranch offering comfort, style, and room to grow. This inviting home features a partially finished basement with plenty of potential for additional living space, a home office, gym, or extra storage. Freshly painted throughout and showcasing updated flooring, the interior feels bright, modern, and move-in ready. The updated bathroom and refreshed kitchen with a new countertop add to the home's appeal, blending functionality with tasteful updates. Step outside to a spacious fenced backyard - perfect for pets, play, gardening, or entertaining guests. A wonderful opportunity to enjoy easy, single-level living with added flexibility below!

13. 2026-02-01
    historical
14. 2026-02-01
    historical
15. 2025-11-20
    status Active
16. 2025-11-19
    historical
17. 2025-10-25
    listed $98,999 Active
18. 2025-10-25
    listed $98,999 Active
19. 2014-12-28
    historical
20. 2014-12-28
    historical
21. 2014-03-10
    listed $1,000 Active
22. 2014-03-10
    listed $1,000
23. 2006-12-22
    soldstatus $16,500
24. 2005-11-25
    listed $18,000
25. 1997-11-06
    soldstatus $26,000
26. 1996-11-30
    historical
27. 1996-08-15
    listed $27,900

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$97/yr (+$8/mo · 9.3%)

ⓘ 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: $11,055
• − Mortgage interest: −$4,481
• − Property taxes: −$1,039
• − Insurance: −$400
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$2,327
• Taxable income: $1,039
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $2,011/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

+186.7% since first listed

20 events — show timeline

• 2026-04-20 Pending — MiRealSource-MiMLS
• 2026-04-20 Pending — REALCOMP
• 2026-04-09 Listed $79,999 MiRealSource-MiMLS
• 2026-04-09 Listed $79,999 REALCOMP
• 2026-04-07 Coming Soon $79,999 MiRealSource-MiMLS
• 2026-02-01 Listing Removed — REALCOMP
• 2026-02-01 Listing Removed — MiRealSource-MiMLS
• 2025-11-20 Relisted — REALCOMP
• 2025-11-19 Listing Removed — REALCOMP
• 2025-10-25 Listed $98,999 REALCOMP
• 2025-10-25 Listed $98,999 MiRealSource-MiMLS
• 2014-12-28 Listing Removed — REALCOMP
• 2014-12-28 Listing Removed — MiRealSource-MiMLS
• 2014-03-10 Listed $1,000 MiRealSource-MiMLS
• 2014-03-10 Listed $1,000 REALCOMP
• 2006-12-22 Sold (MLS) $16,500 REALCOMP
• 2005-11-25 Listed $18,000 REALCOMP
• 1997-11-06 Sold (Public Records) $26,000 Public Records
• 1996-11-30 Listing Removed — REALCOMP
• 1996-08-15 Listed $27,900 REALCOMP

Property tax history

-0.2%/yr

Latest (2025): $1,039 · -53.8% YoY. Source: county tax records.