9178 Sussex St · Detroit, MI 48228

$71,000

3 bd · 1.0 ba · 1,022 sqft · SingleFamily public records · 96 Days on market

Built 1949 3,485 sqft lot $69/sqft · 6% below area Est $56k · 28% over ↓ 16% since listing

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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
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

National Real Estate Management Group is excited to announce your next investment opportunity. This 3 bedroom single family home is move-in ready and full of opportunity. Being well-maintained, it offers a great option for both homeowners and investors alike. Great starter home or a solid addition to an investment portfolio. Conveniently located near major roads, shopping, schools, and local amenities, this property combines value, flexibility, and potential. Schedule your showing today!

Key facts

• 3,485 sq ft lot
• Built 1949
• Listed 96 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $65k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 10.0% 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 soft (-2.3%/yr); 367 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $1,324/mo this rent would consume 52% 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 $491 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 + 0.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,610 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.86% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.09%
• DSCR: 2.52
• GRM: 4.5

CMA / ARV

• ARV (median comp): $55,679
• List price: $71,000
• Delta: 27.52%
• 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
8871 Sussex St	0.17mi	3/1.0	1,049 (+3%)	1mo	$118,000	$112	86
9599 Whitcomb St	0.36mi	3/1.0	1,060 (+4%)	1mo	$55,000	$52	76
9555 Montrose St	0.44mi	3/1.0	999 (-2%)	3mo	$45,000	$45	73
8254 Sussex St	0.52mi	3/1.0	1,006 (-2%)	3mo	$108,000	$107	71
9606 Sussex St	0.36mi	3/2.0	1,060 (+4%)	4mo	$76,000	$72	70
9930 Whitcomb St	0.46mi	3/1.0	1,078 (+6%)	2mo	$35,000	$32	68
8160 Sussex St	0.59mi	3/1.0	960 (-6%)	1mo	$58,000	$60	62
8348 Terry St	0.46mi	3/1.0	932 (-9%)	4mo	$82,500	$89	61
9910 Coyle St	0.44mi	3/1.0	904 (-12%)	4mo	$56,000	$62	57
8255 Marlowe St	0.57mi	3/1.0	915 (-10%)	4mo	$27,400	$30	53
8121 Hubbell ST St	0.70mi	3/1.0	918 (-10%)	2mo	$48,500	$53	49
9580 Mansfield St	0.58mi	2/1.0 (-1)	890 (-13%)	0mo	$23,000	$26	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: 21.9%
• Equity multiple: 1.86×
• Total profit: $17,093
• Equity at exit: $10,586

10-year hold

• IRR: 27.8%
• Equity multiple: 3.11×
• Total profit: $41,848
• Equity at exit: $6,139

Cash invested: $19,880 (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: 367
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$372
• Tax from tax record: −$79 /mo · $948/yr
• Insurance: −$30
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $509

Break-even live

Break-even rent $679

Max offer price $71,000

Occupancy floor 57%

Sensitivity live

Price	-10% $549	-5% $529	+0% $509	+5% $489	+10% $469
Rent	-10% $405	-5% $457	+0% $509	+5% $561	+10% $614
Rate	-1.0pp $545	-0.5pp $527	base $509	+0.5pp $491	+1.0pp $472

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	0.19mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	0.29mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	18d	1	0.32mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	45d	1	0.32mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	45d	1	0.33mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	0.34mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	45d	1	0.43mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	45d	1	0.45mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	23d	1	0.46mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	26d	1	0.48mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	45d	1	0.49mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	18d	1	0.53mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	0.54mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	45d	1	0.54mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	6d	1	0.59mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	45d	1	0.62mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	14d	1	0.65mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	18d	1	0.68mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	18d	1	0.68mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	45d	1	0.71mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	45d	1	0.72mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	18d	1	0.75mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	26d	1	0.78mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	45d	1	0.92mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	45d	1	0.92mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	45d	1	0.92mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	45d	1	0.93mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	26d	1	0.95mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	12d	1	0.99mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	23d	1	1.05mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.08mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	45d	1	1.09mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,100	$1.12	0d	1	1.15mi
7312 Mansfield St Detroit, MI	4.0	1.0	1300	$1,400	$1.08	18d	1	1.23mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.28mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	1.37mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	1.39mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	45d	1	1.39mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	1.41mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	18d	1	1.42mi

Listing history 14 events

1. 2026-06-08
   statusdays on market $71,000 Pending 96 DOM
2. 2026-06-07
   days on market $71,000 Active 95 DOM
3. 2026-06-04
   days on market $71,000 Active 92 DOM
4. 2026-06-03
   days on market $71,000 Active 91 DOM
5. 2026-06-01
   days on market $71,000 Active 89 DOM
6. 2026-05-31
   days on market $71,000 Active 88 DOM
7. 2026-05-16
   price $71,000 492-char remark

   Show marketing remark (492 chars)

   National Real Estate Management Group is excited to announce your next investment opportunity. This 3 bedroom single family home is move-in ready and full of opportunity. Being well-maintained, it offers a great option for both homeowners and investors alike. Great starter home or a solid addition to an investment portfolio. Conveniently located near major roads, shopping, schools, and local amenities, this property combines value, flexibility, and potential. Schedule your showing today!

8. 2026-05-15
   price $71,000 492-char remark

   Show marketing remark (492 chars)

   National Real Estate Management Group is excited to announce your next investment opportunity. This 3 bedroom single family home is move-in ready and full of opportunity. Being well-maintained, it offers a great option for both homeowners and investors alike. Great starter home or a solid addition to an investment portfolio. Conveniently located near major roads, shopping, schools, and local amenities, this property combines value, flexibility, and potential. Schedule your showing today!

9. 2026-03-27
   price $79,000 492-char remark

   Show marketing remark (492 chars)

   National Real Estate Management Group is excited to announce your next investment opportunity. This 3 bedroom single family home is move-in ready and full of opportunity. Being well-maintained, it offers a great option for both homeowners and investors alike. Great starter home or a solid addition to an investment portfolio. Conveniently located near major roads, shopping, schools, and local amenities, this property combines value, flexibility, and potential. Schedule your showing today!

10. 2026-03-26
    price $79,000 492-char remark

    Show marketing remark (492 chars)

    National Real Estate Management Group is excited to announce your next investment opportunity. This 3 bedroom single family home is move-in ready and full of opportunity. Being well-maintained, it offers a great option for both homeowners and investors alike. Great starter home or a solid addition to an investment portfolio. Conveniently located near major roads, shopping, schools, and local amenities, this property combines value, flexibility, and potential. Schedule your showing today!

11. 2026-03-04
    listed $85,000 Active 492-char remark

    Show marketing remark (492 chars)

    National Real Estate Management Group is excited to announce your next investment opportunity. This 3 bedroom single family home is move-in ready and full of opportunity. Being well-maintained, it offers a great option for both homeowners and investors alike. Great starter home or a solid addition to an investment portfolio. Conveniently located near major roads, shopping, schools, and local amenities, this property combines value, flexibility, and potential. Schedule your showing today!

12. 2026-03-04
    listed $85,000 Active 492-char remark

    Show marketing remark (492 chars)

    National Real Estate Management Group is excited to announce your next investment opportunity. This 3 bedroom single family home is move-in ready and full of opportunity. Being well-maintained, it offers a great option for both homeowners and investors alike. Great starter home or a solid addition to an investment portfolio. Conveniently located near major roads, shopping, schools, and local amenities, this property combines value, flexibility, and potential. Schedule your showing today!

13. 2006-10-06
    historical
14. 2005-10-06
    listed $85,000

ⓘ 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: $948 · $79/mo
• Projected year-2 tax: $1,021 · $85/mo
• Expected delta: +$73/yr (+$6/mo · 7.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥98°F today · 13 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: $15,883
• − Mortgage interest: −$3,977
• − Property taxes: −$948
• − Insurance: −$1,022
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,065
• Taxable income: $5,330
• Est. tax owed @ 24.0%: −$1,279
• After-tax cash flow: $4,831/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

-16.5% since first listed

8 events — show timeline

• 2026-05-16 Price Changed $71,000 MiRealSource-MiMLS
• 2026-05-15 Price Changed $71,000 REALCOMP
• 2026-03-27 Price Changed $79,000 MiRealSource-MiMLS
• 2026-03-26 Price Changed $79,000 REALCOMP
• 2026-03-04 Listed $85,000 REALCOMP
• 2026-03-04 Listed $85,000 MiRealSource-MiMLS
• 2006-10-06 Listing Removed — REALCOMP
• 2005-10-06 Listed $85,000 REALCOMP

Property tax history

-1.2%/yr

Latest (2025): $948 · -36.6% YoY. Source: county tax records.