11404 Beaverland · Detroit, MI 48239

$164,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 111 Days on market

Built 1946 4,792 sqft lot $137/sqft · 74% above area Est $170k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +8.7/15.0
• Cash flow +7.2/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.4/10.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful three-bedroom brick bungalow located in Detroit. This charming home features hardwood floors throughout and a spacious primary bedroom, offering comfort and style. Enjoy peace of mind with a furnace that's only three years old and a roof that's approximately five years old. Well maintained and move-in ready, this home is the perfect place to settle in and make it your own. Don't miss the opportunity to make this beautiful property your new home!

Key facts

• 4,792 sq ft lot
• Garage
• Built 1946

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (24.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (26.5% below list).
• Recommended offer: $121k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 (+3.2%/yr); 188 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); 95% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 111 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 10y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,158 (26.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.91%
• DSCR: 0.74
• GRM: 11.3

CMA / ARV

• ARV (median comp): $169,521
• List price: $164,900
• Delta: -2.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11387 Bramell	0.04mi	3/1.0	1,257 (+4%)	2mo	$87,000	$69	89
11339 Bramell	0.08mi	3/1.0	1,254 (+4%)	5mo	$125,000	$100	85
11768 Hazelton	0.26mi	3/1.0	1,233 (+2%)	1mo	$197,000	$160	83
11428 Riverdale	0.25mi	3/2.0	1,220 (+1%)	1mo	$211,000	$173	81
11347 Riverdale Ave	0.28mi	3/1.0	1,220 (+1%)	7mo	$153,500	$126	79
9943 Grayfield	0.31mi	3/1.5	1,228 (+2%)	2mo	$205,000	$167	78
11770 Riverdale	0.34mi	3/2.0	1,228 (+2%)	0mo	$190,000	$155	76
9979 Virgil Ave	0.39mi	3/1.5	1,228 (+2%)	7mo	$219,900	$179	70
13756 W Outer Dr	0.15mi	3/1.0	1,036 (-14%)	5mo	$103,500	$100	66
11302 Grayfield	0.21mi	3/1.5	1,033 (-14%)	5mo	$90,000	$87	60
12705 Beaverland St	0.67mi	3/1.5	1,092 (-9%)	0mo	$63,000	$58	51
9375 Riverview	0.67mi	3/1.5	1,108 (-8%)	6mo	$210,000	$190	48

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-40,846
• Equity at exit: $24,587

10-year hold

• IRR: -22.0%
• Equity multiple: -0.14×
• Total profit: $-52,763
• Equity at exit: $14,258

Cash invested: $46,172 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$865
• Tax from tax record: −$251 /mo · $3,012/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-227

Break-even live

Break-even rent $1,499

Max offer price $124,747

Occupancy floor —

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23851 Fullerton Ave Detroit, MI	1.0–2.0	1.0	700	$999	$1.43	43d	1	0.77mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	4d	4	0.84mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	43d	6	0.91mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.98mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.99mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.99mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.99mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.01mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	43d	1	1.05mi
23610 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.11mi
23626 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.11mi
23614 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.12mi
23618 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.12mi
23622 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.12mi
23606 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.12mi
23602 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.12mi
23652 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	24d	1	1.13mi
23636 Schoolcraft Rd Apt 212 Detroit, MI	2.0	1.0	750	$985	$1.31	43d	1	1.13mi
23636 Schoolcraft Rd Unit -209 Detroit, MI	2.0	1.0	900	$865	$0.96	43d	1	1.13mi
23630 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.13mi
23640 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.13mi
23634 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.13mi
23636 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$975	$1.30	43d	1	1.13mi
23644 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.13mi
23648 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$1,050	$1.40	43d	1	1.14mi
14000 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.14mi
14020 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.14mi
23656 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.14mi
14005 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.14mi
14010 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.15mi
23814 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.15mi
14088 Riverview St Unit 207 Detroit, MI	2.0	1.0	750	$975	$1.30	43d	1	1.15mi
14088 Riverview St Unit 208 Detroit, MI	2.0	1.0	750	$985	$1.31	43d	1	1.15mi
14088 Riverview St Unit 108 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	1.15mi
14096 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	43d	1	1.15mi
14086 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.15mi
14092 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.15mi
23846 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.15mi
23822 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.15mi
23842 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$975	$1.30	43d	1	1.16mi

Listing history 29 events

1. 2026-05-31
   days on market $164,900 Active 111 DOM
2. 2026-04-08
   price $164,900 475-char remark

   Show marketing remark (493 chars)

   Welcome to this beautiful three-bedroom brick bungalow located in Detroit. This charming home features hardwood floors throughout and a spacious primary bedroom, offering comfort and style. Enjoy peace of mind with a furnace that’s only three years old and a roof that’s approximately five years old. Well maintained and move-in ready, this home is the perfect place to settle in and make it your own. Don’t miss the opportunity to make this beautiful property your new home!

3. 2026-04-08
   price $164,900 493-char remark

   Show marketing remark (493 chars)

   Welcome to this beautiful three-bedroom brick bungalow located in Detroit. This charming home features hardwood floors throughout and a spacious primary bedroom, offering comfort and style. Enjoy peace of mind with a furnace that’s only three years old and a roof that’s approximately five years old. Well maintained and move-in ready, this home is the perfect place to settle in and make it your own. Don’t miss the opportunity to make this beautiful property your new home!

4. 2026-02-18
   price $174,900 475-char remark

   Show marketing remark (475 chars)

   Welcome to this beautiful three-bedroom brick bungalow located in Detroit. This charming home features hardwood floors throughout and a spacious primary bedroom, offering comfort and style. Enjoy peace of mind with a furnace that's only three years old and a roof that's approximately five years old. Well maintained and move-in ready, this home is the perfect place to settle in and make it your own. Don't miss the opportunity to make this beautiful property your new home!

5. 2026-02-17
   price $174,900 493-char remark

   Show marketing remark (493 chars)

   Welcome to this beautiful three-bedroom brick bungalow located in Detroit. This charming home features hardwood floors throughout and a spacious primary bedroom, offering comfort and style. Enjoy peace of mind with a furnace that’s only three years old and a roof that’s approximately five years old. Well maintained and move-in ready, this home is the perfect place to settle in and make it your own. Don’t miss the opportunity to make this beautiful property your new home!

6. 2026-02-09
   listed $189,999 Active 493-char remark

   Show marketing remark (475 chars)

   Welcome to this beautiful three-bedroom brick bungalow located in Detroit. This charming home features hardwood floors throughout and a spacious primary bedroom, offering comfort and style. Enjoy peace of mind with a furnace that's only three years old and a roof that's approximately five years old. Well maintained and move-in ready, this home is the perfect place to settle in and make it your own. Don't miss the opportunity to make this beautiful property your new home!

7. 2026-02-09
   listed $189,999 Active 475-char remark

   Show marketing remark (475 chars)

   Welcome to this beautiful three-bedroom brick bungalow located in Detroit. This charming home features hardwood floors throughout and a spacious primary bedroom, offering comfort and style. Enjoy peace of mind with a furnace that's only three years old and a roof that's approximately five years old. Well maintained and move-in ready, this home is the perfect place to settle in and make it your own. Don't miss the opportunity to make this beautiful property your new home!

8. 2023-02-01
   soldstatus $125,000
9. 2023-01-20
   soldstatus $125,000
10. 2023-01-20
    soldstatus $125,000 Closed
11. 2022-12-27
    status Pending
12. 2022-12-14
    listed $125,000
13. 2022-12-14
    listed $125,000 Active
14. 2017-08-31
    historical
15. 2017-08-31
    historical
16. 2017-07-01
    listed $30,000
17. 2017-07-01
    listed $30,000
18. 2017-01-13
    historical
19. 2017-01-13
    historical
20. 2016-12-13
    listed $33,000 Active
21. 2016-12-13
    listed $33,000 Active
22. 2016-10-13
    historical
23. 2016-10-13
    historical
24. 2016-08-23
    listed $34,000
25. 2016-08-23
    listed $34,000
26. 2016-08-18
    historical
27. 2016-07-12
    historical
28. 2016-05-19
    listed $34,000 Active
29. 2016-05-18
    listed $34,000 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: $3,012 · $251/mo
• Projected year-2 tax: $3,012 · $251/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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,539
• − Mortgage interest: −$9,237
• − Property taxes: −$3,012
• − Insurance: −$824
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$4,797
• Taxable loss: −$5,658
• Est. tax savings @ 24.0%: +$1,358
• After-tax cash flow: $-1,370/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): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+385.0% since first listed

28 events — show timeline

• 2026-04-08 Price Changed $164,900 MiRealSource-MiMLS
• 2026-04-08 Price Changed $164,900 REALCOMP
• 2026-02-18 Price Changed $174,900 MiRealSource-MiMLS
• 2026-02-17 Price Changed $174,900 REALCOMP
• 2026-02-09 Listed $189,999 REALCOMP
• 2026-02-09 Listed $189,999 MiRealSource-MiMLS
• 2023-02-01 Sold (Public Records) $125,000 Public Records
• 2023-01-20 Sold (MLS) $125,000 MiRealSource-MiMLS
• 2023-01-20 Sold (MLS) $125,000 REALCOMP
• 2022-12-27 Pending — MiRealSource-MiMLS
• 2022-12-14 Listed $125,000 MiRealSource-MiMLS
• 2022-12-14 Listed $125,000 REALCOMP
• 2017-08-31 Listing Removed — MiRealSource-MiMLS
• 2017-08-31 Listing Removed — REALCOMP
• 2017-07-01 Listed $30,000 MiRealSource-MiMLS
• 2017-07-01 Listed $30,000 REALCOMP
• 2017-01-13 Listing Removed — MiRealSource-MiMLS
• 2017-01-13 Listing Removed — REALCOMP
• 2016-12-13 Listed $33,000 MiRealSource-MiMLS
• 2016-12-13 Listed $33,000 REALCOMP
• 2016-10-13 Listing Removed — MiRealSource-MiMLS
• 2016-10-13 Listing Removed — REALCOMP
• 2016-08-23 Listed $34,000 MiRealSource-MiMLS
• 2016-08-23 Listed $34,000 REALCOMP
• 2016-08-18 Listing Removed — MiRealSource-MiMLS
• 2016-07-12 Listing Removed — REALCOMP
• 2016-05-19 Listed $34,000 MiRealSource-MiMLS
• 2016-05-18 Listed $34,000 REALCOMP

Property tax history

+6.5%/yr

Latest (2025): $3,012 · -40.4% YoY. Source: county tax records.