10139 Beechdale St · Detroit, MI 48204

$86,000

3 bd · 1.0 ba · 832 sqft · SingleFamily public records · 4 Days on market

Built 1924 4,356 sqft lot $103/sqft · 174% above area

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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 +29.3/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

* * * * PROPERTY HAS THE CERTIFICATE OF COMPLIANCE WITH THE CITY OF DETROIT * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

Key facts

• 4,356 sq ft lot
• Built 1924
• Listed 4 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).

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: 244 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• This rent runs 38% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($595 loan paydown + $9k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,000

Questions for the listing agent

1. Built in 1924 — 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: 1.27% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.11%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (median comp): $37,362
• List price: $86,000
• Delta: 130.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10139 Maplelawn St	0.05mi	3/1.0	912 (+10%)	17mo	$15,000	$16	68
11337 Steel St	0.50mi	3/1.0	880 (+6%)	1mo	$35,000	$40	66
10351 Aurora St	0.13mi	2/1.0 (-1)	742 (-11%)	9mo	$50,000	$67	63
10347 Cedarlawn St	0.17mi	2/1.0 (-1)	750 (-10%)	16mo	$5,000	$7	57
9359 Steel St	0.62mi	3/1.0	802 (-4%)	15mo	$40,000	$50	52
9366 Steel St	0.60mi	3/1.0	900 (+8%)	10mo	$59,000	$66	51
12050 Birwood St	0.44mi	2/1.0 (-1)	770 (-8%)	15mo	$52,000	$68	50
9265 Birwood St	0.51mi	3/1.0	908 (+9%)	14mo	$57,000	$63	49
11695 Kentucky St	0.36mi	2/1.5 (-1)	912 (+10%)	14mo	$25,000	$27	49
11318 Littlefield St	0.72mi	2/1.0 (-1)	877 (+5%)	5mo	$57,500	$66	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 3.75×
• Total profit: $66,146
• Equity at exit: $77,476

10-year hold

• IRR: 30.5%
• Equity multiple: 8.46×
• Total profit: $179,590
• Equity at exit: $167,079

Cash invested: $24,080 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,090 high
• Mortgage (P&I): −$451
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $303

Break-even live

Break-even rent $706

Max offer price $86,000

Occupancy floor 67%

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	43d	1	0.16mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	43d	1	0.24mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.29mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	0.29mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	0.40mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	17d	1	0.41mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	43d	1	0.46mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	0.71mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	43d	1	0.71mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	0.77mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	0.87mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	43d	1	0.94mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	17d	1	1.02mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.05mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	4d	1	1.12mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	4d	1	1.14mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	1.18mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	43d	1	1.18mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	1.20mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	4d	1	1.33mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	17d	1	1.33mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	21d	1	1.33mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	1.42mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	17d	1	1.45mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	12d	1	1.46mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $86,000 Active 4 DOM
2. 2026-06-17
   days on market $86,000 Active 3 DOM
3. 2026-06-16
   days on market $86,000 Active 2 DOM
4. 2026-06-15
   listing id $86,000 Active 1 DOM
5. 2026-06-15
   remarks 322-char remark
6. 2026-06-15
   days on marketlisting id $86,000 Active 1 DOM
7. 2026-06-13
   days on market $86,000 Active 270 DOM
8. 2026-06-13
   days on market $86,000 Active 269 DOM
9. 2026-06-09
   days on market $86,000 Active 266 DOM
10. 2026-06-08
    days on market $86,000 Active 265 DOM
11. 2026-06-07
    days on market $86,000 Active 264 DOM
12. 2026-06-04
    days on market $86,000 Active 261 DOM
13. 2026-06-03
    days on market $86,000 Active 260 DOM
14. 2026-06-01
    days on market $86,000 Active 258 DOM
15. 2026-05-31
    days on market $86,000 Active 257 DOM
16. 2026-02-20
    price $86,000 205-char remark

    Show marketing remark (205 chars)

    * * * * PROPERTY HAS THE CERTIFICATE OF COMPLIANCE WITH THE CITY OF DETROIT * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

17. 2026-02-19
    price $86,000 205-char remark

    Show marketing remark (205 chars)

    * * * * PROPERTY HAS THE CERTIFICATE OF COMPLIANCE WITH THE CITY OF DETROIT * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

18. 2025-09-12
    listed $88,000 Active 205-char remark

    Show marketing remark (205 chars)

    * * * * PROPERTY HAS THE CERTIFICATE OF COMPLIANCE WITH THE CITY OF DETROIT * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

19. 2025-09-12
    listed $88,000 Active 205-char remark

    Show marketing remark (205 chars)

    * * * * PROPERTY HAS THE CERTIFICATE OF COMPLIANCE WITH THE CITY OF DETROIT * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

20. 2021-08-05
    soldstatus $81,900

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $1,089 · $91/mo
• Expected delta: +$235/yr (+$20/mo · 27.5%)

ⓘ 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 ≥97°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: $13,083
• − Mortgage interest: −$4,817
• − Property taxes: −$854
• − Insurance: −$430
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$2,502
• Taxable income: $2,386
• Est. tax owed @ 24.0%: −$573
• After-tax cash flow: $3,066/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+5.0% since first listed

5 events — show timeline

• 2026-02-20 Price Changed $86,000 MiRealSource-MiMLS
• 2026-02-19 Price Changed $86,000 REALCOMP
• 2025-09-12 Listed $88,000 REALCOMP
• 2025-09-12 Listed $88,000 MiRealSource-MiMLS
• 2021-08-05 Sold (Public Records) $81,900 Public Records

Property tax history

+1.3%/yr

Latest (2025): $854 · -7.5% YoY. Source: county tax records.