11750 Elmdale St · Detroit, MI 48213

$89,000

4 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 15 Days on market

Built 1938 6,098 sqft lot $78/sqft · 79% above area Est $65k · 37% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1 bathroom with bonus room in basement that can be a 4th bedroom. The house has new paint throughout, updated kitchen and bathroom with marble floors, refinished hardwood floors and a partially finished basement.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1938

Property features AI

Finance

• Other: No additional financial details provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 2-car garage
• Security: No security details provided
• Utilities: Public water; Public sewer; Water service available
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Brick construction
• Construction: Block foundation; Brick exterior; Home warranty included
• Exterior features: Paved road access; Lot dimensions approximately 40 x 150 (0.14 acres)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 4 rooms (includes bedrooms and living areas)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Partially finished basement; Basement present
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 190 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $1,424/mo this rent would consume 50% of the median local household income ($34k/yr) (locally 1202% 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 $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 + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 $42k; list at $89k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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: 1.60% ✓
• Cap rate: 12.69%
• Cash-on-cash: 22.85%
• DSCR: 2.02
• GRM: 5.2

CMA / ARV

• ARV (median comp): $65,082
• List price: $89,000
• Delta: 45.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12104 Elmdale St	0.22mi	3/1.0 (-1)	1,117 (-2%)	13mo	$40,000	$36	71
12578 Camden St	0.57mi	3/1.0 (-1)	1,123 (-1%)	9mo	$47,000	$42	59
12798 Corbett St	0.69mi	3/1.5 (-1)	1,124 (-1%)	6mo	$75,000	$67	54
8750 E Outer Dr	0.61mi	3/1.0 (-1)	1,070 (-6%)	7mo	$102,000	$95	51
6130 Beniteau St	0.45mi	3/1.0 (-1)	1,238 (+9%)	13mo	$47,500	$38	49
8801 E Outer Dr	0.67mi	3/1.5 (-1)	1,047 (-8%)	1mo	$40,000	$38	48
12518 Corbett St	0.46mi	3/1.5 (-1)	1,248 (+10%)	11mo	$50,000	$40	46
11816 Flanders St	0.67mi	3/1.0 (-1)	1,200 (+6%)	12mo	$14,500	$12	44
11151 Rosemary St	0.52mi	3/1.0 (-1)	1,000 (-12%)	10mo	$29,900	$30	43
12331 Promenade St	0.52mi	3/2.0 (-1)	1,180 (+4%)	23mo	$22,000	$19	41
12780 Evanston St	0.75mi	3/2.5 (-1)	1,074 (-6%)	9mo	$17,500	$16	38
12570 Kilbourne St	0.70mi	3/1.5 (-1)	1,268 (+12%)	22mo	$68,000	$54	23

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.64×
• Total profit: $15,840
• Equity at exit: $13,270

10-year hold

• IRR: 24.5%
• Equity multiple: 3.12×
• Total profit: $52,880
• 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 48213

• Active inventory: 190
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$467
• Tax from tax record: −$147 /mo · $1,765/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $474

Break-even live

Break-even rent $824

Max offer price $89,000

Occupancy floor 62%

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	0.27mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	17d	1	0.28mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	18d	1	0.85mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.85mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	0.98mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	17d	1	1.12mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	44d	1	1.14mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	1.14mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	3d	1	1.15mi
4667 Beniteau St Detroit, MI	5.0	2.0	1396	$1,700	$1.22	44d	1	1.19mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	1.19mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	17d	1	1.21mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	17d	1	1.26mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	1.41mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	1.41mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	44d	1	1.47mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	1.48mi

Listing history 29 events

1. 2026-06-18
   days on market $89,000 Active 15 DOM
2. 2026-06-17
   days on market $89,000 Active 14 DOM
3. 2026-06-16
   days on market $89,000 Active 13 DOM
4. 2026-06-15
   days on market $89,000 Active 12 DOM
5. 2026-06-13
   days on market $89,000 Active 10 DOM
6. 2026-06-13
   pricedays on market $89,000 Active 9 DOM
7. 2026-06-09
   days on market $92,300 Active 6 DOM
8. 2026-06-08
   days on market $92,300 Active 5 DOM
9. 2026-06-07
   days on market $92,300 Active 4 DOM
10. 2026-06-03
    pricedays on marketlisting id $92,300 Active 1 DOM

    Show marketing remark (223 chars)

    3 bedroom, 1 bathroom with bonus room in basement that can be a 4th bedroom. The house has new paint throughout, updated kitchen and bathroom with marble floors, refinished hardwood floors and a partially finished basement.

11. 2026-05-31
    days on market $94,900 Active 45 DOM
12. 2026-05-17
    price $99,900 959-char remark
13. 2026-05-17
    price $99,900 969-char remark
14. 2026-05-13
    price $104,900 959-char remark
15. 2026-05-13
    price $104,900 969-char remark
16. 2026-05-03
    price $109,900 959-char remark
17. 2026-05-03
    price $109,900 969-char remark
18. 2026-04-30
    price $114,900 959-char remark
19. 2026-04-30
    price $114,900 969-char remark
20. 2026-04-23
    price $119,000 959-char remark
21. 2026-04-23
    price $119,000 969-char remark
22. 2026-04-16
    listed $124,000 Active 969-char remark
23. 2026-04-16
    listed $124,000 Active 959-char remark
24. 2026-02-06
    soldstatus $42,500 Closed
25. 2026-02-06
    soldstatus $42,500 Closed
26. 2025-12-05
    status Pending
27. 2025-12-05
    status Pending
28. 2025-10-28
    listed $49,900 Active
29. 2025-10-28
    listed $49,900 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: $1,765 · $147/mo
• Projected year-2 tax: $1,765 · $147/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 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $17,094
• − Mortgage interest: −$4,985
• − Property taxes: −$1,765
• − Insurance: −$445
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$2,589
• Taxable income: $4,574
• Est. tax owed @ 24.0%: −$1,098
• After-tax cash flow: $4,596/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+78.4% since first listed

26 events — show timeline

• 2026-06-12 Price Changed $89,000 MiRealSource-MiMLS
• 2026-06-12 Price Changed $89,000 REALCOMP
• 2026-06-03 Listed $92,300 REALCOMP
• 2026-06-03 Listed $92,300 MiRealSource-MiMLS
• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-06-01 Listing Removed — REALCOMP
• 2026-05-27 Price Changed $94,900 MiRealSource-MiMLS
• 2026-05-26 Price Changed $94,900 REALCOMP
• 2026-05-17 Price Changed $99,900 MiRealSource-MiMLS
• 2026-05-17 Price Changed $99,900 REALCOMP
• 2026-05-13 Price Changed $104,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $104,900 REALCOMP
• 2026-05-03 Price Changed $109,900 MiRealSource-MiMLS
• 2026-05-03 Price Changed $109,900 REALCOMP
• 2026-04-30 Price Changed $114,900 MiRealSource-MiMLS
• 2026-04-30 Price Changed $114,900 REALCOMP
• 2026-04-23 Price Changed $119,000 MiRealSource-MiMLS
• 2026-04-23 Price Changed $119,000 REALCOMP
• 2026-04-16 Listed $124,000 REALCOMP
• 2026-04-16 Listed $124,000 MiRealSource-MiMLS
• 2026-02-06 Sold (MLS) $42,500 MiRealSource-MiMLS
• 2026-02-06 Sold (MLS) $42,500 REALCOMP
• 2025-12-05 Pending — REALCOMP
• 2025-12-05 Pending — MiRealSource-MiMLS
• 2025-10-28 Listed $49,900 REALCOMP
• 2025-10-28 Listed $49,900 MiRealSource-MiMLS

Property tax history

+5.6%/yr

Latest (2025): $1,765 · -1.1% YoY. Source: county tax records.