9167 Grandmont Ave · Detroit, MI 48228

$44,900

2 bd · 1.0 ba · 945 sqft · SingleFamily public records · 16 Days on market

Built 1939 4,356 sqft lot $48/sqft · 10% below area Est $74k · 39% under

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Why this score? — see what drove the B 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Cute Bungalow nestled in between several parks/community areas. 3 bedrooms with 1 large suite upstairs. This home needs a little cosmetic love!

Key facts

• 4,356 sq ft lot
• Built 1939
• Listed 16 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Built in 1939; Vinyl siding and wood siding; Asphalt roof; Full basement
• Exterior features: Paved road access; Lot approximately 0.1 acre; Public water

Interior

• Kitchen: Eat-in kitchen (12 x 10)
• Bedrooms: Primary bedroom (11 x 12); Bedroom 2 (10 x 11); Bedroom 3 (12 x 25)
• Bathrooms: One full bathroom (primary bathroom 7 x 9)
• Heating & cooling: Forced air heating
• Interior features: Eat-in kitchen; Replacement windows; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.6% 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 soft (-2.3%/yr); 367 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• At $1,213/mo this rent would consume 47% of the median local household income ($31k/yr) (locally 4144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k 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 + 0.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,226 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — 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: 2.70% ✓
• Cap rate: 23.60%
• Cash-on-cash: 61.82%
• DSCR: 3.75
• GRM: 3.1

CMA / ARV

• ARV (median comp): $74,001
• List price: $44,900
• Delta: -39.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9352 Rutland St	0.23mi	3/1.0 (+1)	915 (-3%)	6mo	$15,000	$16	74
9580 Mansfield St	0.46mi	2/1.0	890 (-6%)	0mo	$23,000	$26	68
9163 Montrose St	0.51mi	3/1.0 (+1)	1,000 (+6%)	4mo	$29,000	$29	58
9555 Montrose St	0.57mi	3/1.0 (+1)	999 (+6%)	3mo	$45,000	$45	56
9973 Winthrop St	0.73mi	3/1.0 (+1)	960 (+2%)	5mo	$75,000	$78	54
10017 Mansfield St	0.60mi	2/1.0	862 (-9%)	8mo	$45,000	$52	51
8449 Penrod St	0.72mi	3/1.0 (+1)	1,011 (+7%)	0mo	$95,000	$94	49
8855 Rosemont Ave	0.54mi	3/1.0 (+1)	1,019 (+8%)	9mo	$123,000	$121	49
8215 Mansfield St	0.70mi	3/1.0 (+1)	1,000 (+6%)	6mo	$63,000	$63	48
8838 Faust Ave	0.64mi	3/1.0 (+1)	1,029 (+9%)	4mo	$54,500	$53	47
9965 Asbury Park	0.48mi	3/1.0 (+1)	824 (-13%)	6mo	$60,000	$73	46
11375 Grandmont Ave	0.64mi	3/1.0 (+1)	1,083 (+15%)	1mo	$104,000	$96	40

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: 57.3%
• Equity multiple: 3.42×
• Total profit: $30,439
• Equity at exit: $6,695

10-year hold

• IRR: 61.1%
• Equity multiple: 6.25×
• Total profit: $65,963
• Equity at exit: $3,882

Cash invested: $12,572 (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: 367
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,213 high
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $648

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 42%

Sensitivity live

Price	-10% $679	-5% $663	+0% $648	+5% $632	+10% $617
Rent	-10% $552	-5% $600	+0% $648	+5% $696	+10% $743
Rate	-1.0pp $670	-0.5pp $659	base $648	+0.5pp $636	+1.0pp $624

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	0.26mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	26d	1	0.39mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	0.50mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	18d	1	0.51mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	0.61mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	45d	1	0.62mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	0.66mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	18d	1	0.69mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	45d	1	0.72mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	0.74mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	45d	1	0.74mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	0.76mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	45d	1	0.85mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	14d	1	0.88mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	0.88mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	0.90mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	45d	1	0.91mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	18d	1	0.95mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	18d	1	1.00mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	18d	1	1.01mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	1.05mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	1.07mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	1.08mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	23d	1	1.11mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	26d	1	1.13mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	45d	1	1.15mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	45d	1	1.16mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,100	$1.12	0d	1	1.16mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	45d	1	1.21mi
12611 Memorial St Unit 629104 Detroit, MI	1.0	1.0	700	$995	$1.42	45d	1	1.26mi
12611 Memorial St Unit 629203 Detroit, MI	1.0	1.0	635	$995	$1.57	26d	1	1.26mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	45d	1	1.30mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	19d	1	1.34mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	26d	1	1.38mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	45d	1	1.44mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	26d	1	1.47mi

Listing history 28 events

1. 2026-05-12
   listed $44,900 Active 143-char remark

   Show marketing remark (143 chars)

   Cute Bungalow nestled in between several parks/community areas. 3 bedrooms with 1 large suite upstairs. This home needs a little cosmetic love!

2. 2026-05-12
   listed $44,900 Active 143-char remark

   Show marketing remark (143 chars)

   Cute Bungalow nestled in between several parks/community areas. 3 bedrooms with 1 large suite upstairs. This home needs a little cosmetic love!

3. 2026-05-12
   listed $44,900 Active

   Show marketing remark (143 chars)

   Cute Bungalow nestled in between several parks/community areas. 3 bedrooms with 1 large suite upstairs. This home needs a little cosmetic love!

4. 2026-04-24
   historical
5. 2026-04-24
   historical
6. 2026-04-09
   price $54,900
7. 2026-04-08
   price $54,900
8. 2026-04-08
   price $54,900
9. 2026-03-06
   price $59,900
10. 2026-03-06
    price $59,900
11. 2026-03-05
    price $59,900
12. 2026-01-07
    price $65,000
13. 2026-01-06
    price $65,000
14. 2026-01-06
    price $65,000
15. 2025-12-11
    price $69,900
16. 2025-12-11
    price $69,900
17. 2025-12-11
    price $69,900
18. 2025-11-20
    listed $75,000 Active
19. 2025-11-20
    listed $75,000 Active
20. 2021-08-05
    soldstatus $69,900
21. 2008-05-08
    historical
22. 2008-01-13
    listed $59,900
23. 2007-05-29
    soldstatus $12,178
24. 2006-12-08
    listed $12,800
25. 2003-01-06
    historical
26. 2002-10-21
    listed $83,000
27. 2001-10-25
    soldstatus $75,000
28. 2001-06-18
    soldstatus $21,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 14 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: $14,551
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$1,306
• Taxable income: $7,504
• Est. tax owed @ 24.0%: −$1,801
• After-tax cash flow: $5,971/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

+108.8% since first listed

31 events — show timeline

• 2026-05-29 Pending — REALCOMP
• 2026-05-29 Pending — MiRealSource-MiMLS
• 2026-05-29 Pending — SW Michigan MLS
• 2026-05-12 Listed $44,900 SW Michigan MLS
• 2026-05-12 Listed $44,900 MiRealSource-MiMLS
• 2026-05-12 Listed $44,900 REALCOMP
• 2026-04-24 Listing Removed — MiRealSource-MiMLS
• 2026-04-24 Listing Removed — REALCOMP
• 2026-04-09 Price Changed $54,900 MiRealSource-MiMLS
• 2026-04-08 Price Changed $54,900 REALCOMP
• 2026-04-08 Price Changed $54,900 SW Michigan MLS
• 2026-03-06 Price Changed $59,900 MiRealSource-MiMLS
• 2026-03-06 Price Changed $59,900 REALCOMP
• 2026-03-05 Price Changed $59,900 SW Michigan MLS
• 2026-01-07 Price Changed $65,000 MiRealSource-MiMLS
• 2026-01-06 Price Changed $65,000 REALCOMP
• 2026-01-06 Price Changed $65,000 SW Michigan MLS
• 2025-12-11 Price Changed $69,900 MiRealSource-MiMLS
• 2025-12-11 Price Changed $69,900 REALCOMP
• 2025-12-11 Price Changed $69,900 SW Michigan MLS
• 2025-11-20 Listed $75,000 REALCOMP
• 2025-11-20 Listed $75,000 MiRealSource-MiMLS
• 2021-08-05 Sold (Public Records) $69,900 Public Records
• 2008-05-08 Listing Removed — REALCOMP
• 2008-01-13 Listed $59,900 REALCOMP
• 2007-05-29 Sold (MLS) $12,178 REALCOMP
• 2006-12-08 Listed $12,800 REALCOMP
• 2003-01-06 Listing Removed — REALCOMP
• 2002-10-21 Listed $83,000 REALCOMP
• 2001-10-25 Sold (Public Records) $75,000 Public Records
• 2001-06-18 Sold (Public Records) $21,500 Public Records

Property tax history

+15.7%/yr

Latest (2025): $3,030 · +99.0% YoY. Source: county tax records.