3911 Fort St Unit 211B · Trenton, MI 48183

$70,000

2 bd · 1.0 ba · 807 sqft · Condo public records · 14 Days on market

Built 1967 $87/sqft · at area comps Est $69k · at est. $282/mo HOA · 25% of rent

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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 +19.0/30.0
• 1% rule +10.0/10.0
• ARV discount +6.7/15.0
• DSCR +6.0/10.0
• Livability +4.4/5.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully remodeled AFFORDABLE upper-level 2-bedroom condo in the heart of Trenton! This move-in-ready unit offers a perfect blend of comfort and convenience, featuring a fresh, modern interior with new flooring throughout and a crisp, neutral paint palette that complements any style. The bright and inviting living space flows seamlessly into a well-appointed dining room and great kitchen complete with included appliances, making everyday living and entertaining effortless. Both bedrooms are generously sized, offering ample closet space and natural light. Meticulously maintained and exceptionally clean, this condo provides low-maintenance living in a centrally located community - just minutes from shopping, dining, and major roadways. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment, this is a fantastic opportunity you won't want to miss! Property is up to code with the city of Trenton. BATVD

Key facts

• Modern interior
• Great kitchen
• New flooring

Tags

• REMODELED UPPER-LEVEL CONDO
• MODERN INTERIOR
• NEW FLOORING
• WELL-APPOINTED DINING ROOM
• GREAT KITCHEN
• INCLUDED APPLIANCES

Property features AI

Finance

• Other: Listing located on Fort Street north of Van Horn; condos on the east side of the street
• HOA & community: Homeowners association with monthly fee of $282; HOA fee includes gas, water, maintenance of grounds and structure

Exterior

• Parking: No garage; Carport
• Utilities: Public water; Public sewer
• Home design: Condominium; One level; Ground-level entry with steps
• Construction: Brick construction
• Exterior features: Property on a cul-de-sac; Pets allowed (contact for details)

Interior

• Kitchen: Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dishwasher; Free-standing electric range; Free-standing refrigerator; Microwave; Unfinished basement; Total of 5 rooms
• Laundry & utility: Laundry in common area or other shared arrangement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $73 ($881/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 7.6% vs local median 4.1% in Trenton — 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 88/100 on livability (#15 in MI, #250 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+.
• Trenton Public Schools (suburban): math 44% / reading 53% proficiency, ranked #109 of 540 in MI (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 171 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent is only 16% of the median local income ($84k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 2.6% of price; HOA is 25% of rent.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.63% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 5.1

CMA / ARV

• ARV (median comp): $68,812
• List price: $70,000
• Delta: 1.73%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-6,438
• Equity at exit: $10,437

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $1,347
• 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 48183

• Active inventory: 171
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$367
• Tax from tax record: −$152 /mo · $1,819/yr
• Insurance: −$29
• HOA: −$282
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $73

Break-even live

Break-even rent $1,050

Max offer price $70,000

Occupancy floor 89%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3854 Fort St Unit 3 Trenton, MI	1.0	1.0	600	$925	$1.54	2d	1	0.11mi
2901 W Jefferson Ave Unit 2901 Trenton, MI	2.0	1.0	850	$1,650	$1.94	2d	1	1.13mi
18646 Van Horn Rd Woodhaven, MI	1.0	1.0	800	$995	$1.24	2d	1	1.15mi
18642 Van Horn Rd Woodhaven, MI	1.0	1.0	800	$995	$1.24	2d	1	1.16mi
25010 Marsh Creek Blvd Woodhaven, MI	2.0–3.0	2.0	1150	$1,918	$1.67	2d	6	1.40mi

HOA detail condo

• Monthly dues: $282 · $3,384/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-14
   status Pending 962-char remark

   Show marketing remark (962 chars)

   Welcome home to this beautifully remodeled AFFORDABLE upper-level 2-bedroom condo in the heart of Trenton! This move-in-ready unit offers a perfect blend of comfort and convenience, featuring a fresh, modern interior with new flooring throughout and a crisp, neutral paint palette that complements any style. The bright and inviting living space flows seamlessly into a well-appointed dining room and great kitchen complete with included appliances, making everyday living and entertaining effortless. Both bedrooms are generously sized, offering ample closet space and natural light. Meticulously maintained and exceptionally clean, this condo provides low-maintenance living in a centrally located community - just minutes from shopping, dining, and major roadways. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment, this is a fantastic opportunity you won't want to miss! Property is up to code with the city of Trenton. BATVD

2. 2026-05-14
   status Pending 972-char remark

   Show marketing remark (962 chars)

   Welcome home to this beautifully remodeled AFFORDABLE upper-level 2-bedroom condo in the heart of Trenton! This move-in-ready unit offers a perfect blend of comfort and convenience, featuring a fresh, modern interior with new flooring throughout and a crisp, neutral paint palette that complements any style. The bright and inviting living space flows seamlessly into a well-appointed dining room and great kitchen complete with included appliances, making everyday living and entertaining effortless. Both bedrooms are generously sized, offering ample closet space and natural light. Meticulously maintained and exceptionally clean, this condo provides low-maintenance living in a centrally located community - just minutes from shopping, dining, and major roadways. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment, this is a fantastic opportunity you won't want to miss! Property is up to code with the city of Trenton. BATVD

3. 2026-04-30
   listed $70,000 Active 962-char remark

   Show marketing remark (962 chars)

   Welcome home to this beautifully remodeled AFFORDABLE upper-level 2-bedroom condo in the heart of Trenton! This move-in-ready unit offers a perfect blend of comfort and convenience, featuring a fresh, modern interior with new flooring throughout and a crisp, neutral paint palette that complements any style. The bright and inviting living space flows seamlessly into a well-appointed dining room and great kitchen complete with included appliances, making everyday living and entertaining effortless. Both bedrooms are generously sized, offering ample closet space and natural light. Meticulously maintained and exceptionally clean, this condo provides low-maintenance living in a centrally located community - just minutes from shopping, dining, and major roadways. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment, this is a fantastic opportunity you won't want to miss! Property is up to code with the city of Trenton. BATVD

4. 2026-04-30
   listed $70,000 Active 972-char remark

   Show marketing remark (962 chars)

   Welcome home to this beautifully remodeled AFFORDABLE upper-level 2-bedroom condo in the heart of Trenton! This move-in-ready unit offers a perfect blend of comfort and convenience, featuring a fresh, modern interior with new flooring throughout and a crisp, neutral paint palette that complements any style. The bright and inviting living space flows seamlessly into a well-appointed dining room and great kitchen complete with included appliances, making everyday living and entertaining effortless. Both bedrooms are generously sized, offering ample closet space and natural light. Meticulously maintained and exceptionally clean, this condo provides low-maintenance living in a centrally located community - just minutes from shopping, dining, and major roadways. Whether you're a first-time buyer, downsizing, or looking for a turnkey investment, this is a fantastic opportunity you won't want to miss! Property is up to code with the city of Trenton. BATVD

5. 2021-09-23
   soldstatus $62,000
6. 2021-09-17
   soldstatus $62,000 Closed

   Show marketing remark (510 chars)

   Affordable Trenton Village condo. This condo is so fresh and clean. Clear cut definition of move in ready with immediate occupancy. Brand new flooring, paint and light fixtures throughout. Nice clean updated kitchen and bath. Association fee of $242/month includes your water and heat. Community basement for laundry and storage. Units can be rented out and make an excellent investment property. Perfect downsize property for someone looking to enjoy a maintenance free lifestyle. Schedule your showing today.

7. 2021-08-30
   status Pending

   Show marketing remark (510 chars)

   Affordable Trenton Village condo. This condo is so fresh and clean. Clear cut definition of move in ready with immediate occupancy. Brand new flooring, paint and light fixtures throughout. Nice clean updated kitchen and bath. Association fee of $242/month includes your water and heat. Community basement for laundry and storage. Units can be rented out and make an excellent investment property. Perfect downsize property for someone looking to enjoy a maintenance free lifestyle. Schedule your showing today.

8. 2021-08-23
   price $64,900

   Show marketing remark (510 chars)

   Affordable Trenton Village condo. This condo is so fresh and clean. Clear cut definition of move in ready with immediate occupancy. Brand new flooring, paint and light fixtures throughout. Nice clean updated kitchen and bath. Association fee of $242/month includes your water and heat. Community basement for laundry and storage. Units can be rented out and make an excellent investment property. Perfect downsize property for someone looking to enjoy a maintenance free lifestyle. Schedule your showing today.

9. 2021-08-05
   listed $69,900 Active

   Show marketing remark (510 chars)

   Affordable Trenton Village condo. This condo is so fresh and clean. Clear cut definition of move in ready with immediate occupancy. Brand new flooring, paint and light fixtures throughout. Nice clean updated kitchen and bath. Association fee of $242/month includes your water and heat. Community basement for laundry and storage. Units can be rented out and make an excellent investment property. Perfect downsize property for someone looking to enjoy a maintenance free lifestyle. Schedule your showing today.

10. 1992-04-15
    soldstatus $40,000

ⓘ 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: $1,819 · $152/mo
• Projected year-2 tax: $1,819 · $152/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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,720
• − Mortgage interest: −$3,921
• − Property taxes: −$1,819
• − Insurance: −$350
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − HOA: −$3,384
• − Depreciation: −$2,036
• Taxable income: $14
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $877/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: Trenton Public Schools
• NCES district ID: 2633900
• Math proficiency: 44% ▼ -7.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $55,947
• Composite: 42.08/100
• National rank: #3321
• State rank: #109 of 540 in MI

Livability — Trenton

• Score: 88/100
• State rank: #15
• US rank: #250

Category grades

Amenities B+ Commute A Cost of living A+ Crime A+ Employment B+ Housing A+ Health & safety B- User ratings B-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, MI
• County: Wayne County · 1,562,939 people
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 41,765
• Household income: $83,508
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 836.0

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 White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Black 5% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 15% Lithuanian 4% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 3% 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: ▼ -222.34%
• Current HPI: 216.3623
• Rent YoY: —
• 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

+75.0% since first listed

10 events — show timeline

• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-04-30 Listed $70,000 REALCOMP
• 2026-04-30 Listed $70,000 MiRealSource-MiMLS
• 2021-09-23 Sold (Public Records) $62,000 Public Records
• 2021-09-17 Sold (MLS) $62,000 MiRealSource-MiMLS
• 2021-08-30 Pending — MiRealSource-MiMLS
• 2021-08-23 Price Changed $64,900 MiRealSource-MiMLS
• 2021-08-05 Listed $69,900 MiRealSource-MiMLS
• 1992-04-15 Sold (Public Records) $40,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,819 · +6.8% YoY. Source: county tax records.