11377 Fielding St · Detroit, MI 48228

$84,900

3 bd · 1.0 ba · 1,123 sqft · SingleFamily public records · 30 Days on market

Built 1951 5,227 sqft lot $76/sqft · 7% above area Est $79k · 7% over ↓ 4% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +4.3/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OPPORTUNITY TO OWN A SOLID HOME IN ONE OF DETROIT'S DESIRABLE NEIGHBORHOODS. WHETHER YOU'RE LOOKING FOR A STRONG RENTAL INVESTMENT OR A PLACE TO CALL HOME, THIS PROPERTY OFFERS EXCELLENT POTENTIAL. WELL MAINTAINED WITH A NEWER ROOF ALREADY COMPLETED, GIVING BUYERS ADDED PEACE OF MIND. SPACIOUS LAYOUT WITH THE OPPORTUNITY TO MAKE COSMETIC UPDATES OVER TIME AND BUILD ADDITIONAL VALUE AND EQUITY. CONVENIENTLY LOCATED NEAR SHOPPING, DINING, SCHOOLS, AND MAJOR FREEWAYS. A SMART PURCHASE FOR BOTH HOMEOWNERS AND INVESTORS ALIKE.

Key facts

• Full basement
• Larger lot
• Outdoor space

Tags

• HARDWOOD FLOORS
• FULL BASEMENT
• LARGER LOT
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps
• Construction: Brick construction; Block foundation; Asphalt roof; Built area above grade: 1,123 square feet
• Exterior features: Paved road access; 40 x 126 lot (0.12 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Full, unfinished basement; 6 total rooms

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 $378 ($5k/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: $84k (1.5% below list) — sets the bar for market timing.

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 soft (-2.3%/yr); 369 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 $1,184/mo this rent would consume 46% of the median local household income ($31k/yr) (locally 4144% 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 $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 + 0.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 26y 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.
• Current owner paid $17k; list at $85k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,626 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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: 1.39% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.09%
• DSCR: 1.85
• GRM: 6.0

CMA / ARV

• ARV (median comp): $79,192
• List price: $84,900
• Delta: 7.21%
• 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
20627 Patton Ct	0.14mi	3/1.5	1,100 (-2%)	3mo	$105,000	$95	86
9977 Evergreen Ave	0.30mi	3/1.0	1,150 (+2%)	2mo	$86,000	$75	80
10006 Auburn St	0.43mi	3/1.0	1,150 (+2%)	1mo	$63,000	$55	75
9328 Patton St	0.51mi	3/1.0	1,062 (-5%)	1mo	$50,000	$47	66
11419 Braile St	0.13mi	2/1.0 (-1)	969 (-14%)	2mo	$45,000	$46	64
9570 Westwood St	0.63mi	3/1.0	1,188 (+6%)	1mo	$80,000	$67	60
9534 Heyden St	0.41mi	3/1.0	960 (-14%)	3mo	$100,000	$104	54
9116 Patton St	0.68mi	3/1.0	1,029 (-8%)	1mo	$45,000	$44	54
9608 Piedmont St	0.72mi	3/1.0	1,048 (-7%)	4mo	$74,900	$71	52
11700 Auburn St	0.45mi	3/1.5	964 (-14%)	3mo	$55,000	$57	51
9934 Warwick St	0.75mi	3/1.0	1,018 (-9%)	2mo	$70,000	$69	48
9976 Warwick St	0.74mi	3/1.5	1,024 (-9%)	4mo	$129,900	$127	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.29×
• Total profit: $6,858
• Equity at exit: $12,659

10-year hold

• IRR: 14.2%
• Equity multiple: 1.99×
• Total profit: $23,577
• 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 48228

• Rents YoY: -2.3%
• Active inventory: 369
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$445
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $378

Break-even live

Break-even rent $705

Max offer price $84,900

Occupancy floor 63%

Sensitivity live

Price	-10% $426	-5% $402	+0% $378	+5% $354	+10% $330
Rent	-10% $285	-5% $331	+0% $378	+5% $425	+10% $472
Rate	-1.0pp $421	-0.5pp $400	base $378	+0.5pp $356	+1.0pp $334

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
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	44d	1	0.12mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.35mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.43mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.43mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.45mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.46mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.46mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.46mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.46mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.46mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.46mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.47mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.54mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.54mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.55mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.55mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.56mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	18d	1	0.62mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	22d	1	0.62mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.63mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	0.80mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	44d	1	0.91mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	44d	1	0.91mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	25d	1	0.96mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	1.06mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	44d	6	1.08mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	1.09mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	1.09mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	1.09mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	44d	1	1.13mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	5d	4	1.18mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.22mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	1.23mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	1.24mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.26mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	1.27mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.35mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.38mi
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	44d	1	1.39mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	44d	1	1.41mi

Listing history 39 events

1. 2026-06-07
   statusdays on market $84,900 Pending 30 DOM
2. 2026-06-04
   days on market $84,900 Active 29 DOM
3. 2026-06-03
   days on market $84,900 Active 28 DOM
4. 2026-06-02
   days on market $84,900 Active 27 DOM
5. 2026-06-01
   days on market $84,900 Active 26 DOM
6. 2026-05-31
   days on market $84,900 Active 25 DOM
7. 2026-05-06
   listed $84,900 Active 564-char remark

   Show marketing remark (533 chars)

   GREAT OPPORTUNITY TO OWN A SOLID HOME IN ONE OF DETROIT'S DESIRABLE NEIGHBORHOODS. WHETHER YOU'RE LOOKING FOR A STRONG RENTAL INVESTMENT OR A PLACE TO CALL HOME, THIS PROPERTY OFFERS EXCELLENT POTENTIAL. WELL MAINTAINED WITH A NEWER ROOF ALREADY COMPLETED, GIVING BUYERS ADDED PEACE OF MIND. SPACIOUS LAYOUT WITH THE OPPORTUNITY TO MAKE COSMETIC UPDATES OVER TIME AND BUILD ADDITIONAL VALUE AND EQUITY. CONVENIENTLY LOCATED NEAR SHOPPING, DINING, SCHOOLS, AND MAJOR FREEWAYS. A SMART PURCHASE FOR BOTH HOMEOWNERS AND INVESTORS ALIKE.

8. 2026-05-06
   listed $84,900 Active 564-char remark

   Show marketing remark (533 chars)

   GREAT OPPORTUNITY TO OWN A SOLID HOME IN ONE OF DETROIT'S DESIRABLE NEIGHBORHOODS. WHETHER YOU'RE LOOKING FOR A STRONG RENTAL INVESTMENT OR A PLACE TO CALL HOME, THIS PROPERTY OFFERS EXCELLENT POTENTIAL. WELL MAINTAINED WITH A NEWER ROOF ALREADY COMPLETED, GIVING BUYERS ADDED PEACE OF MIND. SPACIOUS LAYOUT WITH THE OPPORTUNITY TO MAKE COSMETIC UPDATES OVER TIME AND BUILD ADDITIONAL VALUE AND EQUITY. CONVENIENTLY LOCATED NEAR SHOPPING, DINING, SCHOOLS, AND MAJOR FREEWAYS. A SMART PURCHASE FOR BOTH HOMEOWNERS AND INVESTORS ALIKE.

9. 2012-07-20
   historical
10. 2012-07-20
    historical
11. 2012-01-20
    listed $29,900
12. 2012-01-20
    listed $29,900
13. 2011-01-20
    soldstatus $17,000
14. 2011-01-20
    soldstatus $17,000
15. 2010-03-02
    listed $29,900
16. 2010-03-02
    listed $29,900
17. 2008-06-18
    historical
18. 2008-01-20
    historical
19. 2007-12-05
    listed $95,000
20. 2007-09-20
    listed $89,000
21. 2007-09-20
    historical
22. 2007-09-20
    historical
23. 2007-05-18
    listed $99,500
24. 2007-05-18
    listed $99,500
25. 2007-05-18
    historical
26. 2007-05-18
    historical
27. 2007-01-20
    listed $99,500
28. 2007-01-20
    listed $99,500
29. 2006-10-30
    historical
30. 2006-10-30
    historical
31. 2006-06-21
    listed $108,000
32. 2006-06-21
    historical
33. 2006-02-14
    listed $110,000
34. 2006-02-13
    listed $108,000
35. 2000-10-05
    soldstatus $90,700
36. 2000-08-11
    soldstatus $90,700
37. 2000-07-06
    historical
38. 2000-06-30
    listed $88,000
39. 2000-03-03
    listed $88,000

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$196/yr (+$16/mo · 21.4%)

ⓘ 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 ≥99°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: $14,204
• − Mortgage interest: −$4,756
• − Property taxes: −$916
• − Insurance: −$424
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$2,470
• Taxable income: $3,365
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $3,730/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

-3.5% since first listed

35 events — show timeline

• 2026-06-05 Pending — MiRealSource-MiMLS
• 2026-06-05 Pending — REALCOMP
• 2026-05-06 Listed $84,900 REALCOMP
• 2026-05-06 Listed $84,900 MiRealSource-MiMLS
• 2012-07-20 Listing Removed — REALCOMP
• 2012-07-20 Listing Removed — MiRealSource-MiMLS
• 2012-01-20 Listed $29,900 REALCOMP
• 2012-01-20 Listed $29,900 MiRealSource-MiMLS
• 2011-01-20 Sold (MLS) $17,000 REALCOMP
• 2011-01-20 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2010-03-02 Listed $29,900 REALCOMP
• 2010-03-02 Listed $29,900 MiRealSource-MiMLS
• 2008-06-18 Listing Removed — REALCOMP
• 2008-01-20 Listing Removed — MiRealSource-MiMLS
• 2007-12-05 Listed $95,000 MiRealSource-MiMLS
• 2007-09-20 Listing Removed — MiRealSource-MiMLS
• 2007-09-20 Listing Removed — REALCOMP
• 2007-09-20 Listed $89,000 REALCOMP
• 2007-05-18 Listing Removed — MiRealSource-MiMLS
• 2007-05-18 Listing Removed — REALCOMP
• 2007-05-18 Listed $99,500 MiRealSource-MiMLS
• 2007-05-18 Listed $99,500 REALCOMP
• 2007-01-20 Listed $99,500 MiRealSource-MiMLS
• 2007-01-20 Listed $99,500 REALCOMP
• 2006-10-30 Listing Removed — REALCOMP
• 2006-10-30 Listing Removed — MiRealSource-MiMLS
• 2006-06-21 Listing Removed — REALCOMP
• 2006-06-21 Listed $108,000 REALCOMP
• 2006-02-14 Listed $110,000 REALCOMP
• 2006-02-13 Listed $108,000 MiRealSource-MiMLS
• 2000-10-05 Sold (Public Records) $90,700 Public Records
• 2000-08-11 Sold (MLS) $90,700 REALCOMP
• 2000-07-06 Listing Removed — REALCOMP
• 2000-06-30 Listed $88,000 REALCOMP
• 2000-03-03 Listed $88,000 REALCOMP

Property tax history

+1.6%/yr

Latest (2025): $916 · +0.6% YoY. Source: county tax records.