11691 Archdale St · Detroit, MI 48227

$83,000

3 bd · 1.0 ba · 1,335 sqft · SingleFamily public records · 65 Days on market

Built 1926 4,356 sqft lot $62/sqft · 26% above area Est $56k · 47% 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
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• 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

three-bedroom, one-bathroom colonial-style home located in Detroit, on the city's west side. The property offers a spacious layout * * PROPERTY IS RENTED T * * * * !!!DO NOT DISTURB THE TENANTS * * * * * Seller May be open to LAND CONTRACT TERMS * * * *

Key facts

• 4,356 sq ft lot
• Built 1926
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $78k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 10.2% 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 rising fast (+5.6%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $1,386/mo this rent would consume 46% of the median local household income ($37k/yr) (locally 2371% 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 $574 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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 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?
6. 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?
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 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: 1.67% ✓
• Cap rate: 13.94%
• Cash-on-cash: 27.32%
• DSCR: 2.22
• GRM: 5.0

CMA / ARV

• ARV (median comp): $56,354
• List price: $83,000
• Delta: 47.28%
• 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
11713 Asbury Park	0.43mi	3/1.5	1,220 (-9%)	4mo	$70,000	$57	60
9660 Abington Ave	0.51mi	3/1.0	1,188 (-11%)	1mo	$59,000	$50	57
12085 Ashton Ave	0.19mi	3/1.5	1,165 (-13%)	13mo	$57,500	$49	57
11646 Glastonbury Ave	0.41mi	3/2.0	1,189 (-11%)	4mo	$50,000	$42	55
9603 Memorial St	0.52mi	3/1.0	1,250 (-6%)	16mo	$53,500	$43	51
12094 Asbury Park	0.48mi	3/1.0	1,156 (-13%)	6mo	$61,000	$53	50
11320 Artesian St	0.58mi	4/1.0 (+1)	1,200 (-10%)	4mo	$60,000	$50	47
18712 W Chicago St	0.73mi	2/1.0 (-1)	1,263 (-5%)	8mo	$35,000	$28	46
12634 Woodmont Ave	0.60mi	3/1.0	1,200 (-10%)	12mo	$60,000	$50	45
9610 Grandmont Ave	0.58mi	3/1.0	1,167 (-13%)	10mo	$42,000	$36	43
9549 Rutland St	0.55mi	4/3.0 (+1)	1,493 (+12%)	1mo	$45,000	$30	40
12875 Memorial St	0.68mi	3/2.0	1,448 (+8%)	14mo	$160,000	$110	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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.03×
• Total profit: $23,968
• Equity at exit: $12,376

10-year hold

• IRR: 33.6%
• Equity multiple: 4.46×
• Total profit: $80,362
• Equity at exit: $7,176

Cash invested: $23,240 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$435
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $529

Break-even live

Break-even rent $717

Max offer price $83,000

Occupancy floor 57%

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: $20,750
• Closing costs: $2,490
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.25mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.34mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	10d	1	0.42mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.59mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	43d	1	0.62mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	0.69mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.74mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	4d	1	0.81mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.81mi
13581 Penrod St Detroit, MI	4.0	1.0	1152	$1,200	$1.04	43d	1	0.84mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.87mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.88mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	4d	1	0.88mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	0.93mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	0.94mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	0.95mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	43d	1	1.00mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	1.00mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	21d	1	1.03mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	17d	1	1.03mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	1.05mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	1.06mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	17d	1	1.07mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.10mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	1.11mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.13mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	1.25mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	1.26mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	43d	1	1.28mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	43d	1	1.29mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.32mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	1.36mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	43d	1	1.36mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	16d	1	1.38mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	43d	1	1.45mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.45mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.47mi
14510 Asbury Park Detroit, MI	2.0	1.0	1771	$1,250	$0.71	43d	1	1.47mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.47mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.47mi

Listing history 30 events

1. 2026-06-18
   days on market $83,000 Active 65 DOM
2. 2026-06-17
   days on market $83,000 Active 64 DOM
3. 2026-06-15
   days on market $83,000 Active 62 DOM
4. 2026-06-13
   days on market $83,000 Active 60 DOM
5. 2026-06-13
   days on market $83,000 Active 59 DOM
6. 2026-06-09
   days on market $83,000 Active 56 DOM
7. 2026-06-08
   days on market $83,000 Active 55 DOM
8. 2026-06-07
   days on market $83,000 Active 54 DOM
9. 2026-06-04
   days on market $83,000 Active 51 DOM
10. 2026-06-03
    days on market $83,000 Active 50 DOM
11. 2026-06-02
    days on market $83,000 Active 49 DOM
12. 2026-06-01
    days on market $83,000 Active 48 DOM
13. 2026-05-31
    days on market $83,000 Active 47 DOM
14. 2026-04-22
    price $83,000 269-char remark

    Show marketing remark (269 chars)

    three-bedroom, one-bathroom colonial-style home located in Detroit, on the city's west side. The property offers a spacious layout * * PROPERTY IS RENTED T * * * * !!!DO NOT DISTURB THE TENANTS * * * * * Seller May be open to LAND CONTRACT TERMS * * * *

15. 2026-04-22
    price $83,000 269-char remark

    Show marketing remark (269 chars)

    three-bedroom, one-bathroom colonial-style home located in Detroit, on the city's west side. The property offers a spacious layout * * PROPERTY IS RENTED T * * * * !!!DO NOT DISTURB THE TENANTS * * * * * Seller May be open to LAND CONTRACT TERMS * * * *

16. 2026-04-14
    listed $85,000 Active 269-char remark

    Show marketing remark (269 chars)

    three-bedroom, one-bathroom colonial-style home located in Detroit, on the city's west side. The property offers a spacious layout * * PROPERTY IS RENTED T * * * * !!!DO NOT DISTURB THE TENANTS * * * * * Seller May be open to LAND CONTRACT TERMS * * * *

17. 2026-04-14
    listed $85,000 Active 269-char remark

    Show marketing remark (269 chars)

    three-bedroom, one-bathroom colonial-style home located in Detroit, on the city's west side. The property offers a spacious layout * * PROPERTY IS RENTED T * * * * !!!DO NOT DISTURB THE TENANTS * * * * * Seller May be open to LAND CONTRACT TERMS * * * *

18. 2026-04-05
    historical
19. 2026-04-05
    historical
20. 2026-02-20
    price $85,000
21. 2026-02-19
    price $85,000
22. 2025-12-27
    price $92,000
23. 2025-12-26
    price $92,000
24. 2025-08-04
    listed $95,000 Active
25. 2025-08-04
    listed $95,000 Active
26. 2021-09-20
    soldstatus $89,900
27. 2015-01-02
    historical
28. 2014-12-31
    historical
29. 2014-03-25
    listed $3,500 Active
30. 2014-03-25
    listed $3,500

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,217 · $101/mo
• Expected delta: +$61/yr (+$5/mo · 5.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $16,636
• − Mortgage interest: −$4,649
• − Property taxes: −$1,156
• − Insurance: −$415
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$2,415
• Taxable income: $5,340
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $5,067/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+2271.4% since first listed

17 events — show timeline

• 2026-04-22 Price Changed $83,000 MiRealSource-MiMLS
• 2026-04-22 Price Changed $83,000 REALCOMP
• 2026-04-14 Listed $85,000 REALCOMP
• 2026-04-14 Listed $85,000 MiRealSource-MiMLS
• 2026-04-05 Listing Removed — MiRealSource-MiMLS
• 2026-04-05 Listing Removed — REALCOMP
• 2026-02-20 Price Changed $85,000 MiRealSource-MiMLS
• 2026-02-19 Price Changed $85,000 REALCOMP
• 2025-12-27 Price Changed $92,000 MiRealSource-MiMLS
• 2025-12-26 Price Changed $92,000 REALCOMP
• 2025-08-04 Listed $95,000 REALCOMP
• 2025-08-04 Listed $95,000 MiRealSource-MiMLS
• 2021-09-20 Sold (Public Records) $89,900 Public Records
• 2015-01-02 Listing Removed — REALCOMP
• 2014-12-31 Listing Removed — MiRealSource-MiMLS
• 2014-03-25 Listed $3,500 MiRealSource-MiMLS
• 2014-03-25 Listed $3,500 REALCOMP

Property tax history

+2.0%/yr

Latest (2025): $1,156 · -53.9% YoY. Source: county tax records.