9558 Mark Twain St · Detroit, MI 48227

$112,000

4 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 88 Days on market

Built 1928 4,792 sqft lot $85/sqft · 64% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey opportunity in Detroit's northwest Detroit! This 4-bedroom, 1-bath home offers excellent value for both homeowners and investors, with strong rental demand and long-term growth potential in the 48227 area. Conveniently located near Grand River Ave, Southfield Freeway, and the Lodge, providing easy access to Downtown Detroit, Midtown, and Southfield employment centers. Enjoy close proximity to shopping, grocery stores, healthcare services, neighborhood parks, and everyday conveniences. Whether you're looking for a place to call home or a smart addition to your portfolio, this location offers accessibility, comfort, and lasting value.

Key facts

• Strong rental demand
• Neighborhood parks
• Turnkey opportunity

Tags

• TURNKEY OPPORTUNITY
• STRONG RENTAL DEMAND
• LONG TERM GROWTH POTENTIAL
• CLOSE PROXIMITY TO SHOPPING
• NEIGHBORHOOD PARKS
• EVERYDAY CONVENIENCES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $105k (6.0% 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 rising fast (+5.6%/yr); 385 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,469/mo this rent would consume 48% of the median local household income ($37k/yr) (locally 2371% 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 $774 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 + 5.6% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y ago; this cycle's ask has dropped $17k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 1.31% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.02%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

• ARV (median comp): $70,152
• List price: $112,000
• Delta: 59.65%
• 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
9576 Hubbell St	0.12mi	3/2.0 (-1)	1,270 (-3%)	6mo	$134,900	$106	75
10039 Mark Twain St	0.25mi	3/1.0 (-1)	1,334 (+2%)	7mo	$73,000	$55	74
11406 Strathmoor St	0.38mi	4/2.5	1,294 (-1%)	1mo	$76,000	$59	73
9535 Terry St	0.32mi	3/1.5 (-1)	1,387 (+6%)	6mo	$110,000	$79	63
9119 Littlefield St	0.61mi	3/1.0 (-1)	1,298 (-1%)	2mo	$60,000	$46	63
11366 Terry St	0.45mi	3/1.0 (-1)	1,209 (-8%)	7mo	$89,000	$74	55
11431 Marlowe St	0.45mi	3/1.0 (-1)	1,172 (-11%)	6mo	$48,000	$41	52
8849 Lauder St	0.57mi	3/1.0 (-1)	1,200 (-8%)	5mo	$41,500	$35	50
9141 Hartwell St	0.55mi	3/1.5 (-1)	1,431 (+9%)	6mo	$90,000	$63	48
9180 Hartwell St	0.54mi	3/1.5 (-1)	1,174 (-10%)	5mo	$62,000	$53	46
9987 Winthrop St	0.74mi	3/1.5 (-1)	1,218 (-7%)	5mo	$40,000	$33	43
9231 Sorrento St	0.71mi	5/2.0 (+1)	1,389 (+6%)	7mo	$165,000	$119	42

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.50×
• Total profit: $15,743
• Equity at exit: $16,700

10-year hold

• IRR: 23.0%
• Equity multiple: 3.21×
• Total profit: $69,204
• Equity at exit: $9,684

Cash invested: $31,360 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$587
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $471

Break-even live

Break-even rent $873

Max offer price $112,000

Occupancy floor 63%

Sensitivity live

Price	-10% $534	-5% $503	+0% $471	+5% $439	+10% $408
Rent	-10% $355	-5% $413	+0% $471	+5% $529	+10% $587
Rate	-1.0pp $527	-0.5pp $499	base $471	+0.5pp $442	+1.0pp $412

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	0.26mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	0.41mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	0.42mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	0.43mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	0.45mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	0.49mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	0.63mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	0.63mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	0.63mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	0.65mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	0.68mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	0.72mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	0.75mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	0.82mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	0.83mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	0.89mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	0.93mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	0.95mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	5d	1	0.95mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	0.97mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	44d	1	0.98mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	1.00mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	44d	1	1.03mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	1.06mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	1.07mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	5d	1	1.08mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	44d	1	1.10mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	1.31mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	1.31mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	1.33mi

Listing history 23 events

1. 2026-04-21
   price $112,000 648-char remark

   Show marketing remark (648 chars)

   Turnkey opportunity in Detroit's northwest Detroit! This 4-bedroom, 1-bath home offers excellent value for both homeowners and investors, with strong rental demand and long-term growth potential in the 48227 area. Conveniently located near Grand River Ave, Southfield Freeway, and the Lodge, providing easy access to Downtown Detroit, Midtown, and Southfield employment centers. Enjoy close proximity to shopping, grocery stores, healthcare services, neighborhood parks, and everyday conveniences. Whether you're looking for a place to call home or a smart addition to your portfolio, this location offers accessibility, comfort, and lasting value.

2. 2026-04-20
   price $112,000 660-char remark

   Show marketing remark (660 chars)

   Turnkey opportunity in Detroit’s northwest Detroit! This 4-bedroom, 1-bath home offers excellent value for both homeowners and investors, with strong rental demand and long-term growth potential in the 48227 area. Conveniently located near Grand River Ave, Southfield Freeway, and the Lodge, providing easy access to Downtown Detroit, Midtown, and Southfield employment centers. Enjoy close proximity to shopping, grocery stores, healthcare services, neighborhood parks, and everyday conveniences. Whether you’re looking for a place to call home or a smart addition to your portfolio, this location offers accessibility, comfort, and lasting value.

3. 2026-03-13
   price $119,900 648-char remark

   Show marketing remark (660 chars)

   Turnkey opportunity in Detroit’s northwest Detroit! This 4-bedroom, 1-bath home offers excellent value for both homeowners and investors, with strong rental demand and long-term growth potential in the 48227 area. Conveniently located near Grand River Ave, Southfield Freeway, and the Lodge, providing easy access to Downtown Detroit, Midtown, and Southfield employment centers. Enjoy close proximity to shopping, grocery stores, healthcare services, neighborhood parks, and everyday conveniences. Whether you’re looking for a place to call home or a smart addition to your portfolio, this location offers accessibility, comfort, and lasting value.

4. 2026-03-13
   price $119,900 660-char remark

   Show marketing remark (660 chars)

   Turnkey opportunity in Detroit’s northwest Detroit! This 4-bedroom, 1-bath home offers excellent value for both homeowners and investors, with strong rental demand and long-term growth potential in the 48227 area. Conveniently located near Grand River Ave, Southfield Freeway, and the Lodge, providing easy access to Downtown Detroit, Midtown, and Southfield employment centers. Enjoy close proximity to shopping, grocery stores, healthcare services, neighborhood parks, and everyday conveniences. Whether you’re looking for a place to call home or a smart addition to your portfolio, this location offers accessibility, comfort, and lasting value.

5. 2026-02-26
   listed $129,000 Active 648-char remark

   Show marketing remark (660 chars)

   Turnkey opportunity in Detroit’s northwest Detroit! This 4-bedroom, 1-bath home offers excellent value for both homeowners and investors, with strong rental demand and long-term growth potential in the 48227 area. Conveniently located near Grand River Ave, Southfield Freeway, and the Lodge, providing easy access to Downtown Detroit, Midtown, and Southfield employment centers. Enjoy close proximity to shopping, grocery stores, healthcare services, neighborhood parks, and everyday conveniences. Whether you’re looking for a place to call home or a smart addition to your portfolio, this location offers accessibility, comfort, and lasting value.

6. 2026-02-26
   listed $129,000 Active 660-char remark

   Show marketing remark (660 chars)

   Turnkey opportunity in Detroit’s northwest Detroit! This 4-bedroom, 1-bath home offers excellent value for both homeowners and investors, with strong rental demand and long-term growth potential in the 48227 area. Conveniently located near Grand River Ave, Southfield Freeway, and the Lodge, providing easy access to Downtown Detroit, Midtown, and Southfield employment centers. Enjoy close proximity to shopping, grocery stores, healthcare services, neighborhood parks, and everyday conveniences. Whether you’re looking for a place to call home or a smart addition to your portfolio, this location offers accessibility, comfort, and lasting value.

7. 2009-02-03
   soldstatus $111,000
8. 2007-12-31
   historical
9. 2007-05-26
   listed $109,900
10. 2006-01-06
    soldstatus $42,500
11. 2006-01-06
    soldstatus $42,500
12. 2005-12-23
    historical
13. 2005-11-22
    listed $49,900
14. 2005-11-22
    listed $49,900
15. 2003-08-06
    historical
16. 2003-06-06
    listed $109,900
17. 2002-11-19
    soldstatus $92,000
18. 2000-09-25
    historical
19. 2000-06-19
    listed $78,000
20. 2000-03-21
    historical
21. 2000-03-11
    listed $77,000
22. 2000-03-09
    historical
23. 1999-12-09
    listed $77,000

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $1,195 · $100/mo
• Expected delta: +$530/yr (+$44/mo · 79.7%)

ⓘ 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 ≥98°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: $17,626
• − Mortgage interest: −$6,274
• − Property taxes: −$665
• − Insurance: −$560
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$3,258
• Taxable income: $4,049
• Est. tax owed @ 24.0%: −$972
• After-tax cash flow: $4,680/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 1%

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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+45.5% since first listed

23 events — show timeline

• 2026-04-21 Price Changed $112,000 MiRealSource-MiMLS
• 2026-04-20 Price Changed $112,000 REALCOMP
• 2026-03-13 Price Changed $119,900 MiRealSource-MiMLS
• 2026-03-13 Price Changed $119,900 REALCOMP
• 2026-02-26 Listed $129,000 REALCOMP
• 2026-02-26 Listed $129,000 MiRealSource-MiMLS
• 2009-02-03 Sold (Public Records) $111,000 Public Records
• 2007-12-31 Listing Removed — REALCOMP
• 2007-05-26 Listed $109,900 REALCOMP
• 2006-01-06 Sold (MLS) $42,500 MiRealSource-MiMLS
• 2006-01-06 Sold (MLS) $42,500 REALCOMP
• 2005-12-23 Listing Removed — MiRealSource-MiMLS
• 2005-11-22 Listed $49,900 MiRealSource-MiMLS
• 2005-11-22 Listed $49,900 REALCOMP
• 2003-08-06 Listing Removed — REALCOMP
• 2003-06-06 Listed $109,900 REALCOMP
• 2002-11-19 Sold (Public Records) $92,000 Public Records
• 2000-09-25 Listing Removed — REALCOMP
• 2000-06-19 Listed $78,000 REALCOMP
• 2000-03-21 Listing Removed — REALCOMP
• 2000-03-11 Listed $77,000 REALCOMP
• 2000-03-09 Listing Removed — REALCOMP
• 1999-12-09 Listed $77,000 REALCOMP

Property tax history

-0.3%/yr

Latest (2025): $665 · -6.2% YoY. Source: county tax records.