11864 Whitehill St · Detroit, MI 48224

$84,900

3 bd · 1.0 ba · 1,418 sqft · SingleFamily public records · 131 Days on market

Built 1946 4,792 sqft lot $60/sqft · at area comps Est $83k · at est. ↓ 20% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.7/15.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic Detroit 3 bed colonial with 2 car garage needs your rehab with LOTS of upside. Handyman special. Lots of opportunity here: nice bones and lot with a 2 car garage on great block of Whitehill. Classic colonial layout with 3 beds, 1 bath and large rooms. 1st floor features large kitchen, dining room, living room and bonus room off the back. 2nd floor features 3 bedrooms and full bath. Please see the photo set and 3d. All offers must contain a Michigan Purchase agreement, disclosures, POF, PAL in order to be considered. Please speak with a mortgage professional about programs available for this type of rehab-purchase. No offers of purchase will be discussed via txt, phone, email without a proper document set to discuss.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1946

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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 flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 37% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 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 + 0.7% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 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 1946 — 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: 1.61% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.22%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $83,463
• List price: $84,900
• Delta: 1.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12230 Lansdowne St	0.36mi	3/1.0	1,426 (+1%)	3mo	$56,000	$39	80
11323 Lansdowne St	0.32mi	3/1.5	1,397 (-2%)	2mo	$133,282	$95	79
15469 Troester St	0.44mi	3/1.0	1,375 (-3%)	1mo	$60,000	$44	74
11336 Courville St	0.61mi	3/1.0	1,425 (+0%)	0mo	$62,500	$44	70
11742 Whitehill St	0.11mi	3/1.5	1,228 (-13%)	1mo	$61,000	$50	70
12058 Wayburn St	0.41mi	3/1.5	1,566 (+10%)	2mo	$143,000	$91	60
15419 Young St	0.45mi	3/1.0	1,250 (-12%)	3mo	$54,500	$44	57
15430 Mapleridge St	0.54mi	4/1.5 (+1)	1,320 (-7%)	1mo	$123,000	$93	55
15411 Young St St	0.46mi	3/1.5	1,240 (-13%)	2mo	$95,000	$77	54
9922 Yorkshire Rd	0.67mi	3/2.0	1,342 (-5%)	2mo	$75,000	$56	54
11090 Mckinney St	0.66mi	3/1.5	1,270 (-10%)	2mo	$154,000	$121	48
10901 Worden St	0.71mi	3/1.5	1,271 (-10%)	1mo	$43,000	$34	46

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 1.63×
• Total profit: $15,030
• Equity at exit: $12,659

10-year hold

• IRR: 23.1%
• Equity multiple: 2.77×
• Total profit: $42,164
• Equity at exit: $7,341

Cash invested: $23,772 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$445
• Tax from tax record: −$99 /mo · $1,193/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $500

Break-even live

Break-even rent $734

Max offer price $84,900

Occupancy floor 58%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	0.08mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	0.10mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.20mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.28mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.29mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.44mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	0.45mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	0.45mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.46mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.48mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.48mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	0.49mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.56mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	0.59mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.61mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.64mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.65mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.67mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.71mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.72mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.72mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.73mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.73mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	0.73mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.74mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	15d	1	0.74mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.75mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.76mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	0.76mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	0.76mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	2d	1	0.76mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	17d	1	0.79mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	0.81mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	0.82mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	0.83mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	0.83mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	43d	1	0.87mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	0.89mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.90mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	0.91mi

Listing history 19 events

1. 2026-06-18
   days on market $84,900 Active 131 DOM
2. 2026-06-17
   days on market $84,900 Active 130 DOM
3. 2026-06-15
   days on market $84,900 Active 128 DOM
4. 2026-06-13
   days on market $84,900 Active 126 DOM
5. 2026-06-13
   days on market $84,900 Active 125 DOM
6. 2026-06-09
   days on market $84,900 Active 122 DOM
7. 2026-06-08
   days on market $84,900 Active 121 DOM
8. 2026-06-08
   price $84,900 Active 120 DOM
9. 2026-06-07
   days on market $94,900 Active 120 DOM
10. 2026-06-04
    days on market $94,900 Active 117 DOM
11. 2026-06-03
    days on market $94,900 Active 116 DOM
12. 2026-06-01
    days on market $94,900 Active 114 DOM
13. 2026-05-31
    days on market $94,900 Active 113 DOM
14. 2026-02-07
    listed $94,900 Active 733-char remark

    Show marketing remark (733 chars)

    Classic Detroit 3 bed colonial with 2 car garage needs your rehab with LOTS of upside. Handyman special. Lots of opportunity here: nice bones and lot with a 2 car garage on great block of Whitehill. Classic colonial layout with 3 beds, 1 bath and large rooms. 1st floor features large kitchen, dining room, living room and bonus room off the back. 2nd floor features 3 bedrooms and full bath. Please see the photo set and 3d. All offers must contain a Michigan Purchase agreement, disclosures, POF, PAL in order to be considered. Please speak with a mortgage professional about programs available for this type of rehab-purchase. No offers of purchase will be discussed via txt, phone, email without a proper document set to discuss.

15. 2026-02-07
    listed $94,900 Active 733-char remark

    Show marketing remark (733 chars)

    Classic Detroit 3 bed colonial with 2 car garage needs your rehab with LOTS of upside. Handyman special. Lots of opportunity here: nice bones and lot with a 2 car garage on great block of Whitehill. Classic colonial layout with 3 beds, 1 bath and large rooms. 1st floor features large kitchen, dining room, living room and bonus room off the back. 2nd floor features 3 bedrooms and full bath. Please see the photo set and 3d. All offers must contain a Michigan Purchase agreement, disclosures, POF, PAL in order to be considered. Please speak with a mortgage professional about programs available for this type of rehab-purchase. No offers of purchase will be discussed via txt, phone, email without a proper document set to discuss.

16. 2009-02-26
    soldstatus $60,000
17. 2008-01-24
    soldstatus $11,500
18. 2007-09-26
    listed $25,000
19. 2005-11-02
    soldstatus $118,000

ⓘ 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: $1,193 · $99/mo
• Projected year-2 tax: $1,250 · $104/mo
• Expected delta: +$57/yr (+$5/mo · 4.8%)

ⓘ 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) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $16,400
• − Mortgage interest: −$4,756
• − Property taxes: −$1,193
• − Insurance: −$424
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$2,470
• Taxable income: $4,933
• Est. tax owed @ 24.0%: −$1,184
• After-tax cash flow: $4,812/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · 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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

-19.6% since first listed

6 events — show timeline

• 2026-02-07 Listed $94,900 REALCOMP
• 2026-02-07 Listed $94,900 MiRealSource-MiMLS
• 2009-02-26 Sold (Public Records) $60,000 Public Records
• 2008-01-24 Sold (MLS) $11,500 REALCOMP
• 2007-09-26 Listed $25,000 REALCOMP
• 2005-11-02 Sold (Public Records) $118,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,193 · -39.6% YoY. Source: county tax records.