11729 Sanford St · Detroit, MI 48205

$125,000

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 22 Days on market

Built 1946 4,356 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 11729 Sanford Ave, a beautifully updated brick bungalow offering 3 bedrooms, 1 bathroom, and a finished basement. This home features new flooring throughout, updated windows, electrical improvements, and a modernized kitchen and bathroom. The spacious layout offers comfortable living with plenty of natural light, while the finished basement provides extra space for entertaining, storage, or a home office. Located in a convenient Detroit neighborhood, this home is just a short drive from Downtown Detroit, Belle Isle, the Riverfront, Eastern Market, Midtown, and some of the city's best restaurants, entertainment, and major attractions. Whether you're looking for a move-in ready home or a strong investment opportunity, this brick bungalow offers great value, location, and updates all in one. Schedule your showing today!

Key facts

• Modernized kitchen
• Updated windows
• Finished basement

Tags

• UPDATED BRICK BUNGALOW
• FINISHED BASEMENT
• MODERNIZED KITCHEN
• UPDATED WINDOWS

Property features AI

Finance

• Other: Lot is paved and measures approximately 40 x 108.8 (about 0.1 acre)
• Financial info: No investment or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Driveway; no garage
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick construction
• Construction: Block foundation; Brick exterior
• Exterior features: Front porch

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Finished full basement
• Laundry & utility: No laundry or utility appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% 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 (+1.3%/yr); 373 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 41% of the median local income ($39k/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 $864 of loan paydown is wiped out by about $4k 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 22 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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: 1.07% ✓
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $51,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11566 Sanford St	0.07mi	3/1.0	1,048 (-4%)	2mo	$55,000	$52	88
12019 Sanford St	0.17mi	3/1.0	1,149 (+5%)	2mo	$31,500	$27	83
12112 Findlay St	0.28mi	3/1.0	1,026 (-6%)	0mo	$23,000	$22	76
12000 Findlay St	0.18mi	3/1.0	1,000 (-9%)	4mo	$62,500	$63	73
11147 Findlay St	0.29mi	2/1.0 (-1)	1,028 (-6%)	3mo	$35,000	$34	68
11090 Patrick Ave	0.28mi	3/2.0	1,180 (+8%)	3mo	$55,000	$47	68
11226 Minden St	0.38mi	3/1.5	1,169 (+7%)	3mo	$49,000	$42	67
11053 Flanders St	0.31mi	2/1.0 (-1)	968 (-12%)	2mo	$20,000	$21	59
11234 Kenmoor St	0.55mi	3/2.0	1,200 (+10%)	0mo	$75,300	$63	54
11294 Engleside St	0.46mi	2/1.0 (-1)	986 (-10%)	4mo	$85,000	$86	53
11455 Kenmoor St	0.51mi	3/1.5	955 (-13%)	4mo	$119,000	$125	50
11091 Wilshire Dr	0.56mi	2/1.5 (-1)	1,205 (+10%)	3mo	$15,000	$12	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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-12,134
• Equity at exit: $18,638

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-5,927
• Equity at exit: $10,808

Cash invested: $35,000 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$656
• Tax from tax record: −$188 /mo · $2,257/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $162

Break-even live

Break-even rent $1,134

Max offer price $125,000

Occupancy floor 83%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	14d	1	0.24mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	17d	1	0.30mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	17d	1	0.31mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	0.31mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	3d	1	0.34mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	43d	1	0.37mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	0.63mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	17d	1	0.65mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	17d	1	0.70mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	0.72mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	43d	1	0.85mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	18d	1	0.90mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	0.92mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	43d	1	1.06mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	18d	1	1.10mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	1.19mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	2d	1	1.26mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	43d	1	1.26mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	1.27mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	17d	1	1.27mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	1.33mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	1.34mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	1.34mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	43d	1	1.34mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	1.36mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	16d	1	1.38mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	17d	1	1.40mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	17d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $125,000 Active 22 DOM
2. 2026-06-17
   days on market $125,000 Active 21 DOM
3. 2026-06-15
   days on market $125,000 Active 19 DOM
4. 2026-06-13
   days on market $125,000 Active 17 DOM
5. 2026-06-13
   days on market $125,000 Active 16 DOM
6. 2026-06-09
   days on market $125,000 Active 13 DOM
7. 2026-06-08
   days on market $125,000 Active 12 DOM
8. 2026-06-07
   days on market $125,000 Active 11 DOM
9. 2026-06-04
   days on market $125,000 Active 8 DOM
10. 2026-06-03
    days on market $125,000 Active 7 DOM
11. 2026-06-02
    days on market $125,000 Active 6 DOM
12. 2026-06-01
    days on market $125,000 Active 5 DOM
13. 2026-05-31
    days on market $125,000 Active 4 DOM
14. 2026-05-27
    listed $125,000 Active

    Show marketing remark (839 chars)

    Welcome to 11729 Sanford Ave, a beautifully updated brick bungalow offering 3 bedrooms, 1 bathroom, and a finished basement. This home features new flooring throughout, updated windows, electrical improvements, and a modernized kitchen and bathroom. The spacious layout offers comfortable living with plenty of natural light, while the finished basement provides extra space for entertaining, storage, or a home office. Located in a convenient Detroit neighborhood, this home is just a short drive from Downtown Detroit, Belle Isle, the Riverfront, Eastern Market, Midtown, and some of the city's best restaurants, entertainment, and major attractions. Whether you're looking for a move-in ready home or a strong investment opportunity, this brick bungalow offers great value, location, and updates all in one. Schedule your showing today!

15. 2026-05-27
    listed $125,000 Active 839-char remark

    Show marketing remark (839 chars)

    Welcome to 11729 Sanford Ave, a beautifully updated brick bungalow offering 3 bedrooms, 1 bathroom, and a finished basement. This home features new flooring throughout, updated windows, electrical improvements, and a modernized kitchen and bathroom. The spacious layout offers comfortable living with plenty of natural light, while the finished basement provides extra space for entertaining, storage, or a home office. Located in a convenient Detroit neighborhood, this home is just a short drive from Downtown Detroit, Belle Isle, the Riverfront, Eastern Market, Midtown, and some of the city's best restaurants, entertainment, and major attractions. Whether you're looking for a move-in ready home or a strong investment opportunity, this brick bungalow offers great value, location, and updates all in one. Schedule your showing today!

16. 2007-09-24
    historical
17. 2006-09-25
    listed $48,891

ⓘ 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: $2,257 · $188/mo
• Projected year-2 tax: $2,257 · $188/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 ≥96°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: $16,060
• − Mortgage interest: −$7,002
• − Property taxes: −$2,257
• − Insurance: −$625
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$3,636
• Taxable loss: −$30
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $1,947/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+155.7% since first listed

4 events — show timeline

• 2026-05-27 Listed $125,000 REALCOMP
• 2026-05-27 Listed $125,000 MiRealSource-MiMLS
• 2007-09-24 Listing Removed — REALCOMP
• 2006-09-25 Listed $48,891 REALCOMP

Property tax history

+6.3%/yr

Latest (2025): $2,257 · +100.0% YoY. Source: county tax records.