10047 Sorrento Ave · Detroit, MI 48227

$89,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 7 Days on market

Built 1952 5,227 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a cozy two bedroom ranch with an updated kitchen and bathroom is move in ready. Hardwood floor throughout the first floor living and bedrooms. Recess Lighting Additional full bathroom added in a clean unfinished basement. Phelps park is directly across the street with a kids playscape, track for exercise, and more. Its a few miles from two entry points of the Joe Louis Greenway. One car garage and the roof was recently replace on the house and a spacious backyard. Contact the agent to see this property. Probably won't last long on the market.

Key facts

• Hardwood floor
• Recess lighting
• Full bathroom

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• HARDWOOD FLOOR
• RECESS LIGHTING
• FULL BATHROOM
• CLEAN UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water
• Home design: Ranch-style single family residence; Residential property
• Construction: Brick construction; Asphalt roof; Built in 1952
• Exterior features: Lot approximately 0.12 acres; Public water

Interior

• Kitchen: Kitchen (12 x 7)
• Bedrooms: Primary bedroom (10 x 8); Bedroom 2 (8 x 7)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Replacement windows; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

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 $89k).

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 (+5.6%/yr); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 34% of the median local income ($37k/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 $615 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 23y 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 $72k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,000

Questions for the listing agent

1. Built in 1952 — 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: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $38,400
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11337 Steel St	0.09mi	3/1.0 (+1)	880 (+15%)	1mo	$35,000	$40	66
10351 Aurora St	0.48mi	2/1.0	742 (-3%)	9mo	$50,000	$67	65
11318 Littlefield St	0.17mi	2/1.0	877 (+14%)	5mo	$57,500	$66	64
10347 Cedarlawn St	0.48mi	2/1.0	750 (-2%)	16mo	$5,000	$7	60
12050 Birwood St	0.61mi	2/1.0	770 (+0%)	15mo	$52,000	$68	58
9359 Steel St	0.41mi	3/1.0 (+1)	802 (+4%)	15mo	$40,000	$50	56
12000 Meyers Rd	0.42mi	2/1.0	690 (-10%)	23mo	$27,500	$40	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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.18×
• Total profit: $4,376
• Equity at exit: $13,270

10-year hold

• IRR: 16.0%
• Equity multiple: 2.45×
• Total profit: $36,244
• Equity at exit: $7,695

Cash invested: $24,920 (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 48227

• Rents YoY: 5.6%
• Active inventory: 391
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,020 high
• Mortgage (P&I): −$467
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $253

Break-even live

Break-even rent $700

Max offer price $89,000

Occupancy floor 70%

Sensitivity live

Price	-10% $303	-5% $278	+0% $253	+5% $227	+10% $202
Rent	-10% $172	-5% $212	+0% $253	+5% $293	+10% $333
Rate	-1.0pp $298	-0.5pp $275	base $253	+0.5pp $230	+1.0pp $206

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12775 Plymouth Rd Apt 23 Detroit, MI	1.0	1.0	650	$605	$0.93	44d	1	0.21mi
12775 Plymouth Rd Apt 11 Detroit, MI	1.0	1.0	725	$635	$0.88	44d	1	0.21mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	0.21mi
13310 Plymouth Rd Unit 1 Detroit, MI	1.0	1.0	650	$645	$0.99	44d	1	0.26mi
13310 Plymouth Rd Unit 05 Detroit, MI	1.0	1.0	650	$595	$0.92	44d	1	0.26mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	0.28mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.28mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	0.36mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	44d	1	0.39mi
9419 Meyers Rd Detroit, MI	1.0	1.0	720	$894	$1.24	44d	1	0.42mi
9415 Meyers Rd Detroit, MI	1.0	1.0	720	$897	$1.25	44d	1	0.42mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	0.51mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	0.52mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	44d	1	0.60mi
11411 Wyoming Ave Detroit, MI	1.0	1.0	750	$850	$1.13	25d	1	0.68mi
11411 Wyoming Ave Unit 102 Detroit, MI	1.0	1.0	600	$925	$1.54	44d	1	0.68mi
11411 Wyoming Ave Apt 205 Detroit, MI	1.0	1.0	800	$1,000	$1.25	11d	1	0.68mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	0.75mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.75mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	18d	1	0.87mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	0.88mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	0.97mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	0.99mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.04mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.14mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.14mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	1.15mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	1.16mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	1.16mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	1.17mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.21mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	25d	1	1.24mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	1.26mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	1.30mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	1.32mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	44d	1	1.34mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	1.38mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	1.42mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	18d	1	1.44mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	1.47mi

Listing history 26 events

1. 2026-04-30
   status Pending 556-char remark

   Show marketing remark (556 chars)

   This is a cozy two bedroom ranch with an updated kitchen and bathroom is move in ready. Hardwood floor throughout the first floor living and bedrooms. Recess Lighting Additional full bathroom added in a clean unfinished basement. Phelps park is directly across the street with a kids playscape, track for exercise, and more. Its a few miles from two entry points of the Joe Louis Greenway. One car garage and the roof was recently replace on the house and a spacious backyard. Contact the agent to see this property. Probably won't last long on the market.

2. 2026-04-30
   status Pending 556-char remark

   Show marketing remark (556 chars)

   This is a cozy two bedroom ranch with an updated kitchen and bathroom is move in ready. Hardwood floor throughout the first floor living and bedrooms. Recess Lighting Additional full bathroom added in a clean unfinished basement. Phelps park is directly across the street with a kids playscape, track for exercise, and more. Its a few miles from two entry points of the Joe Louis Greenway. One car garage and the roof was recently replace on the house and a spacious backyard. Contact the agent to see this property. Probably won't last long on the market.

3. 2026-04-30
   status Pending

   Show marketing remark (556 chars)

   This is a cozy two bedroom ranch with an updated kitchen and bathroom is move in ready. Hardwood floor throughout the first floor living and bedrooms. Recess Lighting Additional full bathroom added in a clean unfinished basement. Phelps park is directly across the street with a kids playscape, track for exercise, and more. Its a few miles from two entry points of the Joe Louis Greenway. One car garage and the roof was recently replace on the house and a spacious backyard. Contact the agent to see this property. Probably won't last long on the market.

4. 2026-04-17
   listed $89,000 Active 556-char remark

   Show marketing remark (556 chars)

   This is a cozy two bedroom ranch with an updated kitchen and bathroom is move in ready. Hardwood floor throughout the first floor living and bedrooms. Recess Lighting Additional full bathroom added in a clean unfinished basement. Phelps park is directly across the street with a kids playscape, track for exercise, and more. Its a few miles from two entry points of the Joe Louis Greenway. One car garage and the roof was recently replace on the house and a spacious backyard. Contact the agent to see this property. Probably won't last long on the market.

5. 2026-04-17
   listed $89,000 Active 556-char remark

   Show marketing remark (556 chars)

   This is a cozy two bedroom ranch with an updated kitchen and bathroom is move in ready. Hardwood floor throughout the first floor living and bedrooms. Recess Lighting Additional full bathroom added in a clean unfinished basement. Phelps park is directly across the street with a kids playscape, track for exercise, and more. Its a few miles from two entry points of the Joe Louis Greenway. One car garage and the roof was recently replace on the house and a spacious backyard. Contact the agent to see this property. Probably won't last long on the market.

6. 2026-04-17
   listed $89,000 Active

   Show marketing remark (556 chars)

   This is a cozy two bedroom ranch with an updated kitchen and bathroom is move in ready. Hardwood floor throughout the first floor living and bedrooms. Recess Lighting Additional full bathroom added in a clean unfinished basement. Phelps park is directly across the street with a kids playscape, track for exercise, and more. Its a few miles from two entry points of the Joe Louis Greenway. One car garage and the roof was recently replace on the house and a spacious backyard. Contact the agent to see this property. Probably won't last long on the market.

7. 2011-03-11
   historical
8. 2011-03-11
   historical
9. 2011-01-02
   listed $9,000
10. 2011-01-02
    listed $9,000
11. 2010-12-10
    historical
12. 2010-06-10
    listed $10,000
13. 2009-04-24
    soldstatus $72,000
14. 2007-10-23
    soldstatus $11,500
15. 2007-10-05
    listed $11,900
16. 2007-10-05
    historical
17. 2007-09-06
    listed $11,900
18. 2007-09-05
    historical
19. 2007-06-05
    listed $19,900
20. 2003-12-22
    historical
21. 2003-09-22
    listed $81,900
22. 2003-09-12
    historical
23. 2003-06-18
    historical
24. 2003-06-12
    listed $89,000
25. 2003-03-18
    listed $39,900
26. 2002-05-03
    soldstatus $57,532

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $982 · $82/mo
• Expected delta: +$389/yr (+$32/mo · 65.5%)

ⓘ 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 ≥97°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: $12,242
• − Mortgage interest: −$4,985
• − Property taxes: −$593
• − Insurance: −$445
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$2,589
• Taxable income: $1,671
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $2,631/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+54.7% since first listed

26 events — show timeline

• 2026-04-30 Pending — REALCOMP
• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-30 Pending — SW Michigan MLS
• 2026-04-17 Listed $89,000 SW Michigan MLS
• 2026-04-17 Listed $89,000 MiRealSource-MiMLS
• 2026-04-17 Listed $89,000 REALCOMP
• 2011-03-11 Listing Removed — REALCOMP
• 2011-03-11 Listing Removed — MiRealSource-MiMLS
• 2011-01-02 Listed $9,000 REALCOMP
• 2011-01-02 Listed $9,000 MiRealSource-MiMLS
• 2010-12-10 Listing Removed — REALCOMP
• 2010-06-10 Listed $10,000 REALCOMP
• 2009-04-24 Sold (Public Records) $72,000 Public Records
• 2007-10-23 Sold (MLS) $11,500 REALCOMP
• 2007-10-05 Listing Removed — REALCOMP
• 2007-10-05 Listed $11,900 REALCOMP
• 2007-09-06 Listed $11,900 REALCOMP
• 2007-09-05 Listing Removed — REALCOMP
• 2007-06-05 Listed $19,900 REALCOMP
• 2003-12-22 Listing Removed — REALCOMP
• 2003-09-22 Listed $81,900 REALCOMP
• 2003-09-12 Listing Removed — REALCOMP
• 2003-06-18 Listing Removed — REALCOMP
• 2003-06-12 Listed $89,000 REALCOMP
• 2003-03-18 Listed $39,900 REALCOMP
• 2002-05-03 Sold (Public Records) $57,532 Public Records

Property tax history

-6.6%/yr

Latest (2025): $593 · -24.2% YoY. Source: county tax records.