10731 Roxbury St · Detroit, MI 48224

$70,000

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 52 Days on market

Built 1940 8,276 sqft lot $58/sqft · 20% above area Est $59k · 20% over ↓ 19% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous colonial in King Heights Sub. 3 bedrooms, 1 bathroom, full basement. Fully fenced in backyard w/ shed. Appliances Included. Perfect rental or for first time home buyer. NO FURNACE. Hot Water Tank will be installed prior to final walk through & closing. SOLD AS IS. BATVAI, IDRBNG. Measurements are approximate. All showings must be accompanied by a licensed real estate agent!

Key facts

• 8,276 sq ft lot
• Built 1940
• Listed 51 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry; Brick construction
• Construction: Brick construction; Block foundation
• Exterior features: Asphalt roof; Paved road access; Lot approximately 0.19 acres (70 x 120)

Interior

• Kitchen: Free-standing electric oven; Free-standing refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; No cooling
• Interior features: Free-standing electric oven; Free-standing refrigerator; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 10.0% 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 flat; 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 36% 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 $484 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 18y 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: property tax is 3.4% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1940 — 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: 1.91% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.05%
• DSCR: 2.25
• GRM: 4.4

CMA / ARV

• ARV (median comp): $58,569
• List price: $70,000
• Delta: 19.52%
• 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
9988 Somerset Ave	0.34mi	3/1.0	1,206 (-1%)	1mo	$130,000	$108	82
10318 Beaconsfield St	0.18mi	3/1.5	1,146 (-6%)	1mo	$78,000	$68	79
9722 Everts St	0.34mi	3/1.0	1,178 (-3%)	1mo	$147,000	$125	78
11742 Whitehill St	0.41mi	3/1.5	1,228 (+1%)	1mo	$61,000	$50	77
10185 Beaconsfield St	0.27mi	3/1.0	1,300 (+7%)	2mo	$73,000	$56	74
9817 Somerset Ave	0.40mi	3/1.0	1,290 (+6%)	2mo	$30,000	$23	69
15411 Young St St	0.68mi	3/1.5	1,240 (+2%)	2mo	$95,000	$77	62
9500 Lakepointe St	0.57mi	3/1.0	1,130 (-7%)	0mo	$125,000	$111	61
9922 Yorkshire Rd	0.37mi	3/2.0	1,342 (+10%)	2mo	$75,000	$56	60
11323 Lansdowne St	0.26mi	3/1.5	1,397 (+15%)	2mo	$133,282	$95	59
10904 N Mogul St	0.45mi	3/1.0	1,045 (-14%)	0mo	$113,000	$108	55
10830 Mckinney St	0.61mi	3/1.0	1,066 (-12%)	1mo	$40,199	$38	50

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 1.76×
• Total profit: $14,946
• Equity at exit: $10,437

10-year hold

• IRR: 25.9%
• Equity multiple: 3.00×
• Total profit: $39,267
• Equity at exit: $6,052

Cash invested: $19,600 (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 48224

• Rents YoY: 0.7%
• Active inventory: 492
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$367
• Tax from tax record: −$200 /mo · $2,394/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $458

Break-even live

Break-even rent $754

Max offer price $70,000

Occupancy floor 61%

Sensitivity live

Price	-10% $498	-5% $478	+0% $458	+5% $438	+10% $419
Rent	-10% $353	-5% $405	+0% $458	+5% $511	+10% $564
Rate	-1.0pp $493	-0.5pp $476	base $458	+0.5pp $440	+1.0pp $422

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	22d	1	0.10mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	5d	1	0.23mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	12d	1	0.27mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	0.32mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	19d	1	0.36mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	45d	1	0.36mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	19d	1	0.37mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	45d	1	0.38mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	16d	1	0.41mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	19d	1	0.41mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	45d	1	0.43mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	45d	1	0.43mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	0.50mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	45d	1	0.51mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	5d	1	0.52mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	6d	1	0.53mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	45d	1	0.55mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	19d	1	0.56mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	45d	1	0.57mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	19d	1	0.58mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	45d	1	0.60mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	45d	1	0.61mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	6d	1	0.61mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	45d	1	0.61mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	19d	1	0.61mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	0.62mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	45d	1	0.62mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	14d	1	0.66mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	22d	1	0.69mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	14d	1	0.69mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	13d	1	0.72mi
5911 Somerset Ave Detroit, MI	3.0	1.0	1200	$1,350	$1.12	0d	1	0.75mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	19d	1	0.82mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,225	$1.11	0d	1	0.85mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	45d	1	0.87mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	6d	1	0.87mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	16d	1	0.89mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	19d	1	0.89mi
15238 Seymour St Detroit, MI	3.0	1.0	1064	$1,300	$1.22	0d	1	0.90mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	45d	1	0.92mi

Listing history 47 events

1. 2026-06-21
   days on market $70,000 Active 52 DOM
2. 2026-06-18
   days on market $70,000 Active 49 DOM
3. 2026-06-17
   days on market $70,000 Active 48 DOM
4. 2026-06-15
   days on market $70,000 Active 46 DOM
5. 2026-06-13
   days on market $70,000 Active 44 DOM
6. 2026-06-13
   days on market $70,000 Active 43 DOM
7. 2026-06-09
   days on market $70,000 Active 40 DOM
8. 2026-06-08
   days on market $70,000 Active 39 DOM
9. 2026-06-07
   days on market $70,000 Active 38 DOM
10. 2026-06-04
    days on market $70,000 Active 35 DOM
11. 2026-06-03
    days on market $70,000 Active 34 DOM
12. 2026-06-02
    days on market $70,000 Active 33 DOM
13. 2026-06-01
    days on market $70,000 Active 32 DOM
14. 2026-05-31
    days on market $70,000 Active 31 DOM
15. 2026-05-01
    listed $70,000 Active 391-char remark

    Show marketing remark (391 chars)

    Gorgeous colonial in King Heights Sub. 3 bedrooms, 1 bathroom, full basement. Fully fenced in backyard w/ shed. Appliances Included. Perfect rental or for first time home buyer. NO FURNACE. Hot Water Tank will be installed prior to final walk through & closing. SOLD AS IS. BATVAI, IDRBNG. Measurements are approximate. All showings must be accompanied by a licensed real estate agent!

16. 2026-05-01
    listed $70,000 Active 391-char remark

    Show marketing remark (391 chars)

    Gorgeous colonial in King Heights Sub. 3 bedrooms, 1 bathroom, full basement. Fully fenced in backyard w/ shed. Appliances Included. Perfect rental or for first time home buyer. NO FURNACE. Hot Water Tank will be installed prior to final walk through & closing. SOLD AS IS. BATVAI, IDRBNG. Measurements are approximate. All showings must be accompanied by a licensed real estate agent!

17. 2026-04-28
    historical $70,000 391-char remark

    Show marketing remark (391 chars)

    Gorgeous colonial in King Heights Sub. 3 bedrooms, 1 bathroom, full basement. Fully fenced in backyard w/ shed. Appliances Included. Perfect rental or for first time home buyer. NO FURNACE. Hot Water Tank will be installed prior to final walk through & closing. SOLD AS IS. BATVAI, IDRBNG. Measurements are approximate. All showings must be accompanied by a licensed real estate agent!

18. 2026-02-16
    historical
19. 2026-02-16
    historical
20. 2026-01-23
    price $75,000
21. 2026-01-23
    price $75,000
22. 2025-11-07
    price $82,000
23. 2025-11-06
    price $82,000
24. 2025-09-16
    listed $85,000 Active
25. 2025-09-15
    listed $85,000 Active
26. 2021-09-27
    soldstatus $75,900
27. 2021-09-10
    soldstatus $75,900 Sold
28. 2021-09-10
    soldstatus $75,900 Closed
29. 2021-09-05
    status Pending
30. 2021-09-04
    status Pending
31. 2021-08-27
    listed $74,900 Active
32. 2021-08-27
    listed $74,900 Active
33. 2009-08-03
    soldstatus $3,000
34. 2009-07-24
    historical
35. 2009-07-14
    listed $3,000
36. 2009-06-29
    listed $3,000
37. 2009-06-10
    soldstatus $3,800
38. 2009-05-22
    listed $3,800
39. 2009-05-14
    historical
40. 2009-02-26
    listed $3,800
41. 2009-02-13
    historical
42. 2008-09-09
    historical
43. 2008-09-09
    listed $5,000
44. 2008-09-09
    historical
45. 2008-06-26
    listed $10,925
46. 2008-06-24
    listed $10,925
47. 2007-12-21
    soldstatus $86,000

ⓘ 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: $2,394 · $200/mo
• Projected year-2 tax: $2,394 · $200/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $16,009
• − Mortgage interest: −$3,921
• − Property taxes: −$2,394
• − Insurance: −$350
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$2,036
• Taxable income: $4,746
• Est. tax owed @ 24.0%: −$1,139
• After-tax cash flow: $4,359/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

-18.6% since first listed

33 events — show timeline

• 2026-05-01 Listed $70,000 MiRealSource-MiMLS
• 2026-05-01 Listed $70,000 REALCOMP
• 2026-04-28 Coming Soon $70,000 MiRealSource-MiMLS
• 2026-02-16 Listing Removed — REALCOMP
• 2026-02-16 Listing Removed — MiRealSource-MiMLS
• 2026-01-23 Price Changed $75,000 MiRealSource-MiMLS
• 2026-01-23 Price Changed $75,000 REALCOMP
• 2025-11-07 Price Changed $82,000 MiRealSource-MiMLS
• 2025-11-06 Price Changed $82,000 REALCOMP
• 2025-09-16 Listed $85,000 REALCOMP
• 2025-09-15 Listed $85,000 MiRealSource-MiMLS
• 2021-09-27 Sold (Public Records) $75,900 Public Records
• 2021-09-10 Sold (MLS) $75,900 MiRealSource-MiMLS
• 2021-09-10 Sold (MLS) $75,900 REALCOMP
• 2021-09-05 Pending — MiRealSource-MiMLS
• 2021-09-04 Pending — REALCOMP
• 2021-08-27 Listed $74,900 MiRealSource-MiMLS
• 2021-08-27 Listed $74,900 REALCOMP
• 2009-08-03 Sold (MLS) $3,000 REALCOMP
• 2009-07-24 Listing Removed — MiRealSource-MiMLS
• 2009-07-14 Listed $3,000 MiRealSource-MiMLS
• 2009-06-29 Listed $3,000 REALCOMP
• 2009-06-10 Sold (MLS) $3,800 REALCOMP
• 2009-05-22 Listed $3,800 REALCOMP
• 2009-05-14 Listing Removed — REALCOMP
• 2009-02-26 Listed $3,800 REALCOMP
• 2009-02-13 Listing Removed — REALCOMP
• 2008-09-09 Listing Removed — REALCOMP
• 2008-09-09 Listed $5,000 REALCOMP
• 2008-09-09 Listing Removed — MiRealSource-MiMLS
• 2008-06-26 Listed $10,925 REALCOMP
• 2008-06-24 Listed $10,925 MiRealSource-MiMLS
• 2007-12-21 Sold (Public Records) $86,000 Public Records

Property tax history

+0.0%/yr

Latest (2025): $2,394 · +23.1% YoY. Source: county tax records.