11539 Lakepointe St · Detroit, MI 48224

$99,000

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 237 Days on market

Built 1953 4,792 sqft lot $72/sqft · 37% above area Est $83k · 19% 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• 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

1,380 sq. ft. , 3 bedroom, 1.5 bath, brick ranch, newly refreshed and well spaced throughout, covered porch, living room with natural fireplace, formal dining room, open concept kitchen with new countertop, all bedrooms have good layout and closet space, most of the main level is hardwood floors that were recently refinished, large upper attic could be a spacious 4th bedroom, storage area or home office, full basement with half bath, 2 car detached garage. Seller will re-install furnace and water tank (both were operational upon removal).

Key facts

• Covered porch
• Open concept kitchen
• Natural fireplace

Tags

• COVERED PORCH
• NATURAL FIREPLACE
• OPEN CONCEPT KITCHEN
• NEW COUNTERTOP
• HARDWOOD FLOORS
• LARGE UPPER ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% 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 flat; 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 36% 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 $684 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask is 6500% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $71k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 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 1953 — 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: 1.37% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.31%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $83,025
• List price: $99,000
• Delta: 19.24%
• 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
11323 Lansdowne St	0.50mi	3/1.5	1,397 (+1%)	2mo	$133,282	$95	71
15469 Troester St	0.68mi	3/1.0	1,375 (-0%)	1mo	$60,000	$44	67
11090 Mckinney St	0.41mi	3/1.5	1,270 (-8%)	2mo	$154,000	$121	64
11742 Whitehill St	0.34mi	3/1.5	1,228 (-11%)	1mo	$61,000	$50	63
9922 Yorkshire Rd	0.58mi	3/2.0	1,342 (-3%)	2mo	$75,000	$56	63
10901 Worden St	0.46mi	3/1.5	1,271 (-8%)	1mo	$43,000	$34	62
18981 Kenosha St	0.74mi	3/1.5	1,290 (-6%)	2mo	$77,500	$60	51
19130 Kenosha St	0.70mi	3/1.5	1,502 (+9%)	2mo	$110,000	$73	49
11160 Worden St	0.62mi	3/2.0	1,234 (-11%)	1mo	$156,000	$126	49
15411 Young St St	0.72mi	3/1.5	1,240 (-10%)	2mo	$95,000	$77	46
9722 Everts St	0.66mi	3/1.0	1,178 (-15%)	0mo	$147,000	$125	44
9155 Grayton St	0.72mi	3/1.5	1,554 (+13%)	0mo	$170,000	$109	43

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $4,950
• Equity at exit: $14,761

10-year hold

• IRR: 12.0%
• Equity multiple: 1.85×
• Total profit: $23,428
• Equity at exit: $8,560

Cash invested: $27,720 (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: 492
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$519
• Tax from tax record: −$136 /mo · $1,633/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $377

Break-even live

Break-even rent $882

Max offer price $99,000

Occupancy floor 67%

Sensitivity live

Price	-10% $433	-5% $405	+0% $377	+5% $349	+10% $321
Rent	-10% $269	-5% $323	+0% $377	+5% $430	+10% $484
Rate	-1.0pp $427	-0.5pp $402	base $377	+0.5pp $351	+1.0pp $325

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	18d	1	0.06mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	0.11mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	45d	1	0.15mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	0.20mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	45d	1	0.20mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	45d	1	0.34mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	16d	1	0.34mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	13d	1	0.42mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	45d	1	0.44mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.45mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	0.47mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	0.50mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	21d	1	0.51mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	45d	1	0.51mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	18d	1	0.53mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	0.56mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	18d	1	0.56mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	18d	1	0.57mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	6d	1	0.58mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	0.58mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	16d	1	0.58mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	45d	1	0.64mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	18d	1	0.64mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	12d	1	0.70mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	12d	1	0.70mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	45d	1	0.72mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	25d	1	0.72mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	45d	1	0.72mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	45d	1	0.72mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	12d	1	0.74mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	45d	1	0.74mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	18d	1	0.74mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	4d	1	0.84mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	18d	1	0.84mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	0.86mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.87mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	18d	1	0.88mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	16d	1	0.89mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	45d	1	0.90mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	19d	1	0.90mi

Listing history 29 events

1. 2026-06-21
   days on market $99,000 Active 237 DOM
2. 2026-06-18
   days on market $99,000 Active 234 DOM
3. 2026-06-17
   days on market $99,000 Active 233 DOM
4. 2026-06-15
   days on market $99,000 Active 231 DOM
5. 2026-06-13
   days on market $99,000 Active 229 DOM
6. 2026-06-13
   days on market $99,000 Active 228 DOM
7. 2026-06-09
   days on market $99,000 Active 225 DOM
8. 2026-06-08
   days on market $99,000 Active 224 DOM
9. 2026-06-07
   days on market $99,000 Active 223 DOM
10. 2026-06-04
    days on market $99,000 Active 220 DOM
11. 2026-06-03
    days on market $99,000 Active 219 DOM
12. 2026-06-01
    days on market $99,000 Active 217 DOM
13. 2026-05-31
    days on market $99,000 Active 216 DOM
14. 2026-05-04
    status Active 544-char remark

    Show marketing remark (544 chars)

    1,380 sq. ft. , 3 bedroom, 1.5 bath, brick ranch, newly refreshed and well spaced throughout, covered porch, living room with natural fireplace, formal dining room, open concept kitchen with new countertop, all bedrooms have good layout and closet space, most of the main level is hardwood floors that were recently refinished, large upper attic could be a spacious 4th bedroom, storage area or home office, full basement with half bath, 2 car detached garage. Seller will re-install furnace and water tank (both were operational upon removal).

15. 2026-05-04
    status Active 544-char remark

    Show marketing remark (544 chars)

    1,380 sq. ft. , 3 bedroom, 1.5 bath, brick ranch, newly refreshed and well spaced throughout, covered porch, living room with natural fireplace, formal dining room, open concept kitchen with new countertop, all bedrooms have good layout and closet space, most of the main level is hardwood floors that were recently refinished, large upper attic could be a spacious 4th bedroom, storage area or home office, full basement with half bath, 2 car detached garage. Seller will re-install furnace and water tank (both were operational upon removal).

16. 2026-04-16
    historical Accepting Backup Offers 544-char remark

    Show marketing remark (544 chars)

    1,380 sq. ft. , 3 bedroom, 1.5 bath, brick ranch, newly refreshed and well spaced throughout, covered porch, living room with natural fireplace, formal dining room, open concept kitchen with new countertop, all bedrooms have good layout and closet space, most of the main level is hardwood floors that were recently refinished, large upper attic could be a spacious 4th bedroom, storage area or home office, full basement with half bath, 2 car detached garage. Seller will re-install furnace and water tank (both were operational upon removal).

17. 2026-04-16
    historical Active Under Contract 544-char remark

    Show marketing remark (544 chars)

    1,380 sq. ft. , 3 bedroom, 1.5 bath, brick ranch, newly refreshed and well spaced throughout, covered porch, living room with natural fireplace, formal dining room, open concept kitchen with new countertop, all bedrooms have good layout and closet space, most of the main level is hardwood floors that were recently refinished, large upper attic could be a spacious 4th bedroom, storage area or home office, full basement with half bath, 2 car detached garage. Seller will re-install furnace and water tank (both were operational upon removal).

18. 2025-10-28
    listed $1,500
19. 2025-10-27
    listed $99,000 Active 544-char remark

    Show marketing remark (544 chars)

    1,380 sq. ft. , 3 bedroom, 1.5 bath, brick ranch, newly refreshed and well spaced throughout, covered porch, living room with natural fireplace, formal dining room, open concept kitchen with new countertop, all bedrooms have good layout and closet space, most of the main level is hardwood floors that were recently refinished, large upper attic could be a spacious 4th bedroom, storage area or home office, full basement with half bath, 2 car detached garage. Seller will re-install furnace and water tank (both were operational upon removal).

20. 2025-10-27
    listed $99,000 Active 544-char remark

    Show marketing remark (544 chars)

    1,380 sq. ft. , 3 bedroom, 1.5 bath, brick ranch, newly refreshed and well spaced throughout, covered porch, living room with natural fireplace, formal dining room, open concept kitchen with new countertop, all bedrooms have good layout and closet space, most of the main level is hardwood floors that were recently refinished, large upper attic could be a spacious 4th bedroom, storage area or home office, full basement with half bath, 2 car detached garage. Seller will re-install furnace and water tank (both were operational upon removal).

21. 2019-06-26
    soldstatus $71,000
22. 2007-08-15
    soldstatus $117,000
23. 2006-10-30
    soldstatus $60,000
24. 2006-08-28
    listed $59,900
25. 2004-08-20
    soldstatus $100,000
26. 2004-05-22
    historical
27. 2003-12-01
    listed $95,000
28. 2003-11-22
    historical
29. 2003-05-28
    listed $100,000

ⓘ 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: $1,633 · $136/mo
• Projected year-2 tax: $1,633 · $136/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,303
• − Mortgage interest: −$5,546
• − Property taxes: −$1,633
• − Insurance: −$495
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$2,880
• Taxable income: $3,141
• Est. tax owed @ 24.0%: −$754
• After-tax cash flow: $3,768/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

-98.5% since first listed

16 events — show timeline

• 2026-05-04 Relisted — MiRealSource-MiMLS
• 2026-05-04 Relisted — REALCOMP
• 2026-04-16 Contingent — MiRealSource-MiMLS
• 2026-04-16 Contingent — REALCOMP
• 2025-10-28 Listed for Rent $1,500 REALSOURCE
• 2025-10-27 Listed $99,000 REALCOMP
• 2025-10-27 Listed $99,000 MiRealSource-MiMLS
• 2019-06-26 Sold (Public Records) $71,000 Public Records
• 2007-08-15 Sold (Public Records) $117,000 Public Records
• 2006-10-30 Sold (MLS) $60,000 REALCOMP
• 2006-08-28 Listed $59,900 REALCOMP
• 2004-08-20 Sold (Public Records) $100,000 Public Records
• 2004-05-22 Listing Removed — REALCOMP
• 2003-12-01 Listed $95,000 REALCOMP
• 2003-11-22 Listing Removed — REALCOMP
• 2003-05-28 Listed $100,000 REALCOMP

Property tax history

-3.1%/yr

Latest (2025): $1,633 · -54.2% YoY. Source: county tax records.