3152 9th St · Wyandotte, MI 48192

$135,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 157 Days on market

Built 1914 5,227 sqft lot Est $155k · 13% under

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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 +22.2/30.0
• ARV discount +13.3/15.0
• DSCR +7.1/10.0
• 1% rule +6.1/10.0
• Rent growth +4.5/5.0
• Livability +4.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* TENANT OCCUPIED * Beautiful home with 3 bedrooms and 1 bath. Hardwood floors in the living and dinning room. Huge fully Fenced in yard. No garage and No basement. Tenant since 2022, currently month to month and paying $1,207.50

Key facts

• Fully fenced yard
• Hardwood floors
• 5,227 sq ft lot

Tags

• HARDWOOD FLOORS
• FULLY FENCED YARD

Property features AI

Exterior

• Home design: Colonial style; Single-family residence; Residential property
• Construction: Built in 1914; Vinyl siding
• Exterior features: Public water; Lot of approximately 0.12 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Total of 5 rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.9% in Wyandotte — 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 (#11 in MI, #181 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment C-.
• Wyandotte School District (suburban): math 27% / reading 45% proficiency, ranked #262 of 540 in MI (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.9%/yr); 117 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 23 sale attempts since 25y 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 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $155,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3659 15th St	0.56mi	3/1.0	917 (+0%)	9mo	$175,000	$191	66
845 Orange St	0.19mi	2/1.0 (-1)	804 (-12%)	4mo	$41,000	$51	63
3940 14th St	0.68mi	3/1.0	928 (+2%)	7mo	$170,000	$183	60
2232 9th St	0.70mi	2/1.0 (-1)	920 (+1%)	2mo	$177,500	$193	60
3358 13th St	0.33mi	3/2.0	1,026 (+12%)	2mo	$154,000	$150	58
3440 20th St	0.71mi	2/1.0 (-1)	945 (+4%)	0mo	$190,000	$201	55
1092 Poplar Ct	0.55mi	3/1.0	981 (+8%)	9mo	$165,000	$168	54
1518 Chestnut St	0.51mi	2/1.0 (-1)	1,008 (+10%)	1mo	$169,000	$168	53
3327 20th St	0.66mi	3/1.0	996 (+9%)	3mo	$165,000	$166	51
1046 Mollno St	0.65mi	3/1.0	850 (-7%)	10mo	$145,000	$171	50
3838 16th St	0.67mi	3/1.0	1,040 (+14%)	4mo	$155,000	$149	42
3820 17th St	0.70mi	2/1.0 (-1)	822 (-10%)	10mo	$140,000	$170	38

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 · 7.86% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-190
• Equity at exit: $20,129

10-year hold

• IRR: 14.1%
• Equity multiple: 2.40×
• Total profit: $52,812
• Equity at exit: $11,672

Cash invested: $37,800 (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 48192

• Rents YoY: 7.9%
• Active inventory: 117
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,496 high
• Mortgage (P&I): −$708
• Tax from tax record: −$198 /mo · $2,379/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $219

Break-even live

Break-even rent $1,218

Max offer price $135,000

Occupancy floor 80%

Sensitivity live

Price	-10% $296	-5% $258	+0% $219	+5% $181	+10% $143
Rent	-10% $101	-5% $160	+0% $219	+5% $278	+10% $338
Rate	-1.0pp $287	-0.5pp $254	base $219	+0.5pp $184	+1.0pp $149

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 Adelaide St Wyandotte, MI	2.0	1.0	800	$3,100	$3.88	0d	1	0.26mi
667 Pine St Unit 1 Wyandotte, MI	3.0	1.0	1000	$1,500	$1.50	0d	1	0.31mi
667 Pine St Unit 2 Wyandotte, MI	2.0	1.0	800	$1,400	$1.75	2d	1	0.31mi
2700 6th St Wyandotte, MI	1.0–2.0	1.0	900	$1,095	$1.22	44d	2	0.40mi
1569 Sycamore St Wyandotte, MI	3.0	1.0	944	$1,695	$1.80	44d	1	0.47mi
3851 17th St Wyandotte, MI	2.0	1.0	764	$1,200	$1.57	3d	1	0.70mi
20 Chestnut St Unit 1003-4 Wyandotte, MI	2.0	2.0	1100	$1,990	$1.81	44d	1	0.86mi
82 Poplar St Apt 2 Wyandotte, MI	2.0	1.0	900	$1,295	$1.44	44d	1	0.89mi
13185 Sycamore St Southgate, MI	3.0	1.0	1080	$1,700	$1.57	25d	1	1.12mi
1650 19th St Wyandotte, MI	3.0	2.0	1100	$1,899	$1.73	18d	1	1.26mi
13020 Pullman St Southgate, MI	4.0	1.0	1050	$1,550	$1.48	3d	1	1.36mi
1163 17th St Wyandotte, MI	3.0	1.0	1010	$1,695	$1.68	44d	1	1.38mi
1159 McKinley St Wyandotte, MI	3.0	1.0	1050	$1,350	$1.29	0d	1	1.49mi

Listing history 50 events

1. 2026-06-18
   days on market $135,000 Active 157 DOM
2. 2026-06-17
   days on market $135,000 Active 156 DOM
3. 2026-06-16
   days on market $135,000 Active 155 DOM
4. 2026-06-15
   days on market $135,000 Active 154 DOM
5. 2026-06-13
   days on market $135,000 Active 152 DOM
6. 2026-06-13
   days on market $135,000 Active 151 DOM
7. 2026-06-09
   days on market $135,000 Active 148 DOM
8. 2026-06-08
   days on market $135,000 Active 147 DOM
9. 2026-06-07
   days on market $135,000 Active 146 DOM
10. 2026-06-04
    days on market $135,000 Active 143 DOM
11. 2026-06-03
    days on market $135,000 Active 142 DOM
12. 2026-06-02
    days on market $135,000 Active 141 DOM
13. 2026-06-01
    days on market $135,000 Active 140 DOM
14. 2026-05-31
    days on market $135,000 Active 139 DOM
15. 2026-01-12
    listed $135,000 Active 231-char remark

    Show marketing remark (231 chars)

    * TENANT OCCUPIED * Beautiful home with 3 bedrooms and 1 bath. Hardwood floors in the living and dinning room. Huge fully Fenced in yard. No garage and No basement. Tenant since 2022, currently month to month and paying $1,207.50

16. 2026-01-12
    listed $135,000 Active 231-char remark

    Show marketing remark (231 chars)

    * TENANT OCCUPIED * Beautiful home with 3 bedrooms and 1 bath. Hardwood floors in the living and dinning room. Huge fully Fenced in yard. No garage and No basement. Tenant since 2022, currently month to month and paying $1,207.50

17. 2026-01-12
    listed $135,000 Active

    Show marketing remark (231 chars)

    * TENANT OCCUPIED * Beautiful home with 3 bedrooms and 1 bath. Hardwood floors in the living and dinning room. Huge fully Fenced in yard. No garage and No basement. Tenant since 2022, currently month to month and paying $1,207.50

18. 2023-02-14
    historical
19. 2023-02-14
    historical
20. 2023-01-11
    price $144,000
21. 2023-01-11
    price $140,000
22. 2023-01-05
    listed $144,000 Active
23. 2023-01-05
    listed $144,000 Active
24. 2022-12-31
    historical
25. 2022-12-30
    historical
26. 2022-11-30
    price $144,900
27. 2022-11-30
    price $144,900
28. 2022-11-14
    price $146,900
29. 2022-11-14
    price $146,900
30. 2022-10-31
    price $148,000
31. 2022-10-31
    price $148,000
32. 2022-08-22
    price $150,000
33. 2022-08-22
    price $150,000
34. 2022-08-10
    listed $154,900 Active
35. 2022-08-10
    listed $154,900 Active
36. 2018-06-04
    soldstatus $206,000
37. 2015-07-30
    soldstatus $900
38. 2015-07-17
    historical
39. 2015-06-03
    listed $900
40. 2015-04-01
    soldstatus $45,000 Sold
41. 2015-04-01
    soldstatus $45,000
42. 2015-02-26
    historical
43. 2015-02-26
    historical
44. 2015-02-03
    listed $49,900 Active
45. 2015-02-03
    listed $49,900
46. 2015-01-31
    historical
47. 2015-01-30
    historical
48. 2015-01-15
    price $49,900
49. 2014-12-05
    price $53,000
50. 2014-07-31
    listed $49,900

ⓘ 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: $2,379 · $198/mo
• Projected year-2 tax: $2,379 · $198/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 3/10 Moderate
• 🌡 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,951
• − Mortgage interest: −$7,562
• − Property taxes: −$2,379
• − Insurance: −$675
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$3,927
• Taxable income: $536
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $2,504/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: Wyandotte School District
• NCES district ID: 2636540
• Math proficiency: 27% ▼ -6.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $50,265
• Composite: 31.13/100
• National rank: #6060
• State rank: #262 of 540 in MI

Livability — Wyandotte

• Score: 88/100
• State rank: #11
• US rank: #181

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wyandotte, MI
• County: Wayne County · 1,562,939 people
• City population: 24,489
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 24,489
• Household income: $71,987
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 570.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 8% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 19% Lithuanian 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -228.97%
• Current HPI: 174.8428
• Rent YoY: ▲ 7.86%
• 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

+35.1% since first listed

58 events — show timeline

• 2026-01-12 Listed $135,000 REALCOMP
• 2026-01-12 Listed $135,000 SW Michigan MLS
• 2026-01-12 Listed $135,000 MiRealSource-MiMLS
• 2023-02-14 Listing Removed — MiRealSource-MiMLS
• 2023-02-14 Listing Removed — REALCOMP
• 2023-01-11 Price Changed $144,000 REALCOMP
• 2023-01-11 Price Changed $140,000 REALCOMP
• 2023-01-05 Listed $144,000 MiRealSource-MiMLS
• 2023-01-05 Listed $144,000 REALCOMP
• 2022-12-31 Listing Removed — MiRealSource-MiMLS
• 2022-12-30 Listing Removed — REALCOMP
• 2022-11-30 Price Changed $144,900 MiRealSource-MiMLS
• 2022-11-30 Price Changed $144,900 REALCOMP
• 2022-11-14 Price Changed $146,900 MiRealSource-MiMLS
• 2022-11-14 Price Changed $146,900 REALCOMP
• 2022-10-31 Price Changed $148,000 MiRealSource-MiMLS
• 2022-10-31 Price Changed $148,000 REALCOMP
• 2022-08-22 Price Changed $150,000 MiRealSource-MiMLS
• 2022-08-22 Price Changed $150,000 REALCOMP
• 2022-08-10 Listed $154,900 MiRealSource-MiMLS
• 2022-08-10 Listed $154,900 REALCOMP
• 2018-06-04 Sold (Public Records) $206,000 Public Records
• 2015-07-30 Sold (MLS) $900 MiRealSource-MiMLS
• 2015-07-17 Listing Removed — MiRealSource-MiMLS
• 2015-06-03 Listed $900 MiRealSource-MiMLS
• 2015-04-01 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2015-04-01 Sold (MLS) $45,000 REALCOMP
• 2015-02-26 Listing Removed — REALCOMP
• 2015-02-26 Listing Removed — MiRealSource-MiMLS
• 2015-02-03 Listed $49,900 REALCOMP
• 2015-02-03 Listed $49,900 MiRealSource-MiMLS
• 2015-01-31 Listing Removed — REALCOMP
• 2015-01-30 Listing Removed — MiRealSource-MiMLS
• 2015-01-15 Price Changed $49,900 REALCOMP
• 2014-12-05 Price Changed $53,000 REALCOMP
• 2014-07-31 Listed $58,000 REALCOMP
• 2014-07-31 Listed $49,900 MiRealSource-MiMLS
• 2008-08-06 Sold (MLS) $31,000 REALCOMP
• 2008-08-06 Sold (MLS) $31,000 MiRealSource-MiMLS
• 2008-06-04 Listing Removed — MiRealSource-MiMLS
• 2007-11-26 Listed $29,000 REALCOMP
• 2007-11-26 Listed $29,000 MiRealSource-MiMLS
• 2007-11-20 Listing Removed — REALCOMP
• 2007-04-05 Listed $72,500 REALCOMP
• 2004-09-27 Sold (Public Records) $128,500 Public Records
• 2004-08-15 Listing Removed — MiRealSource-MiMLS
• 2004-06-15 Listing Removed — MiRealSource-MiMLS
• 2004-05-10 Listed $109,900 REALCOMP
• 2004-05-10 Listed $109,900 MiRealSource-MiMLS
• 2003-09-30 Listed $113,900 REALCOMP
• 2003-09-30 Listed $113,900 MiRealSource-MiMLS
• 2003-03-15 Sold (MLS) $57,500 REALCOMP
• 2002-12-04 Listed $69,900 REALCOMP
• 2001-07-25 Listing Removed — MiRealSource-MiMLS
• 2001-03-29 Listing Removed — REALCOMP
• 2001-01-25 Listed $99,900 REALCOMP
• 2001-01-25 Listed $99,900 REALCOMP
• 2001-01-25 Listed $99,900 MiRealSource-MiMLS

Property tax history

+8.1%/yr

Latest (2025): $2,379 · -23.7% YoY. Source: county tax records.