9028 Trinity St · Detroit, MI 48228

$19,900

3 bd · 1.0 ba · 1,166 sqft · SingleFamily public records · 105 Days on market

Built 1948 6,970 sqft lot $17/sqft · 75% below area ↓ 29% since listing

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! 9028 Trinity sits directly across the street from Detroits beautiful Rouge Park in the Warrendale district, offering a prime location for your next project. This 3-bedroom vivyl bungalow needs a full rehab, giving investors the perfct blank slate to add value. With after-repair values in the area reaching over $100,000. The seller is motivated to make a deal, so don't miss this opportunity to invest in a desirable neighborhood with strong potential! The accuracy of all information, regardless of the source, is not guarenteed or warranted. All information should be independently verified.

Key facts

• Full rehab
• Rouge park
• Warrendale district

Tags

• PRIME LOCATION
• ROUGE PARK
• WARRENDALE DISTRICT
• FULL REHAB
• DESIRABLE NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (9.0% below list) — sets the bar for market timing.
• Cap rate 54.1% vs local median 10.2% 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); 363 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $1,177/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 $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y 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 $850; list at $20k implies a 2241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1948 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.92% ✓
• Cap rate: 54.08%
• Cash-on-cash: 170.65%
• DSCR: 8.59
• GRM: 1.4

CMA / ARV

• ARV (median comp): $66,025
• List price: $19,900
• Delta: -69.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8674 Pierson St	0.24mi	3/1.0	1,201 (+3%)	6mo	$56,000	$47	79
9575 Braile St	0.45mi	3/1.0	1,196 (+3%)	7mo	$15,000	$13	69
9328 Patton St	0.35mi	3/1.0	1,062 (-9%)	1mo	$50,000	$47	68
9116 Patton St	0.26mi	3/1.0	1,029 (-12%)	1mo	$45,000	$44	68
8620 Pierson St	0.28mi	3/1.0	1,005 (-14%)	5mo	$51,000	$51	60
9646 Vaughan St	0.70mi	3/1.0	1,150 (-1%)	6mo	$45,000	$39	60
7794 Braile St	0.73mi	3/1.0	1,100 (-6%)	4mo	$71,500	$65	53
8234 Patton St	0.55mi	3/1.0	1,010 (-13%)	2mo	$60,000	$59	51
8600 Heyden St	0.51mi	3/1.5	1,035 (-11%)	8mo	$86,000	$83	49
8201 Heyden St	0.66mi	3/1.0	1,306 (+12%)	0mo	$59,999	$46	49
8220 Burt Rd	0.51mi	3/1.5	1,004 (-14%)	8mo	$48,000	$48	44
8841 Auburn St	0.66mi	4/2.0 (+1)	1,280 (+10%)	9mo	$135,000	$105	36

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: —
• Equity multiple: 8.86×
• Total profit: $43,811
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 17.13×
• Total profit: $89,876
• Equity at exit: $1,721

Cash invested: $5,572 (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: 363
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $792

Break-even live

Break-even rent $174

Max offer price $19,900

Occupancy floor 28%

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	0.05mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.30mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.30mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.30mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.30mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.30mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.38mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.39mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.40mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.40mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.40mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.41mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.41mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.41mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.42mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.43mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	0.48mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	0.68mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	0.78mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.82mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	18d	1	0.84mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	22d	1	0.84mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.89mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.90mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	44d	1	0.93mi
8254 W Parkway St Redford, MI	3.0	1.0	1220	$1,350	$1.11	12d	1	1.01mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	1.03mi
7265 Braile St Detroit, MI	3.0	1.0	1200	$1,499	$1.25	24d	1	1.14mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	1.14mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.17mi
7618 Hazelton St Dearborn Heights, MI	3.0	1.0	1310	$1,700	$1.30	17d	1	1.30mi
6874 Country Ln Dearborn Heights, MI	2.0	1.5	1400	$1,500	$1.07	44d	1	1.35mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	44d	1	1.36mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	1.37mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	1.45mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.47mi

Listing history 36 events

1. 2026-06-18
   days on market $19,900 Active 105 DOM
2. 2026-06-17
   days on market $19,900 Active 104 DOM
3. 2026-06-15
   days on market $19,900 Active 102 DOM
4. 2026-06-13
   days on market $19,900 Active 100 DOM
5. 2026-06-13
   days on market $19,900 Active 99 DOM
6. 2026-06-09
   days on market $19,900 Active 96 DOM
7. 2026-06-08
   days on market $19,900 Active 95 DOM
8. 2026-06-07
   days on market $19,900 Active 94 DOM
9. 2026-06-04
   days on market $19,900 Active 91 DOM
10. 2026-06-03
    days on market $19,900 Active 90 DOM
11. 2026-06-01
    days on market $19,900 Active 88 DOM
12. 2026-05-31
    days on market $19,900 Active 87 DOM
13. 2026-03-21
    price $19,900 612-char remark

    Show marketing remark (612 chars)

    Investor special! 9028 Trinity sits directly across the street from Detroits beautiful Rouge Park in the Warrendale district, offering a prime location for your next project. This 3-bedroom vivyl bungalow needs a full rehab, giving investors the perfct blank slate to add value. With after-repair values in the area reaching over $100,000. The seller is motivated to make a deal, so don't miss this opportunity to invest in a desirable neighborhood with strong potential! The accuracy of all information, regardless of the source, is not guarenteed or warranted. All information should be independently verified.

14. 2026-03-21
    price $19,900 612-char remark

    Show marketing remark (612 chars)

    Investor special! 9028 Trinity sits directly across the street from Detroits beautiful Rouge Park in the Warrendale district, offering a prime location for your next project. This 3-bedroom vivyl bungalow needs a full rehab, giving investors the perfct blank slate to add value. With after-repair values in the area reaching over $100,000. The seller is motivated to make a deal, so don't miss this opportunity to invest in a desirable neighborhood with strong potential! The accuracy of all information, regardless of the source, is not guarenteed or warranted. All information should be independently verified.

15. 2026-03-05
    listed $20,900 Active 612-char remark

    Show marketing remark (612 chars)

    Investor special! 9028 Trinity sits directly across the street from Detroits beautiful Rouge Park in the Warrendale district, offering a prime location for your next project. This 3-bedroom vivyl bungalow needs a full rehab, giving investors the perfct blank slate to add value. With after-repair values in the area reaching over $100,000. The seller is motivated to make a deal, so don't miss this opportunity to invest in a desirable neighborhood with strong potential! The accuracy of all information, regardless of the source, is not guarenteed or warranted. All information should be independently verified.

16. 2026-03-05
    listed $20,900 Active 612-char remark

    Show marketing remark (612 chars)

    Investor special! 9028 Trinity sits directly across the street from Detroits beautiful Rouge Park in the Warrendale district, offering a prime location for your next project. This 3-bedroom vivyl bungalow needs a full rehab, giving investors the perfct blank slate to add value. With after-repair values in the area reaching over $100,000. The seller is motivated to make a deal, so don't miss this opportunity to invest in a desirable neighborhood with strong potential! The accuracy of all information, regardless of the source, is not guarenteed or warranted. All information should be independently verified.

17. 2026-01-01
    historical
18. 2026-01-01
    historical
19. 2025-09-30
    price $21,900
20. 2025-09-29
    price $21,900
21. 2025-09-17
    listed $22,900 Active
22. 2025-09-16
    listed $22,900 Active
23. 2025-08-01
    historical
24. 2025-08-01
    historical
25. 2025-04-29
    listed $22,900 Active
26. 2025-04-29
    listed $22,900 Active
27. 2024-10-08
    historical
28. 2024-10-08
    historical
29. 2024-07-18
    price $26,900
30. 2024-07-17
    price $26,900
31. 2024-07-09
    listed $27,900 Active
32. 2024-07-09
    listed $27,900 Active
33. 2014-03-06
    soldstatus $850
34. 2014-03-06
    soldstatus $850
35. 2013-09-27
    listed $850
36. 2013-09-27
    listed $850

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $14,125
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$579
• Taxable income: $9,774
• Est. tax owed @ 24.0%: −$2,346
• After-tax cash flow: $7,163/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

-28.7% since first listed

24 events — show timeline

• 2026-03-21 Price Changed $19,900 MiRealSource-MiMLS
• 2026-03-21 Price Changed $19,900 REALCOMP
• 2026-03-05 Listed $20,900 REALCOMP
• 2026-03-05 Listed $20,900 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2025-09-30 Price Changed $21,900 MiRealSource-MiMLS
• 2025-09-29 Price Changed $21,900 REALCOMP
• 2025-09-17 Listed $22,900 REALCOMP
• 2025-09-16 Listed $22,900 MiRealSource-MiMLS
• 2025-08-01 Listing Removed — MiRealSource-MiMLS
• 2025-08-01 Listing Removed — REALCOMP
• 2025-04-29 Listed $22,900 REALCOMP
• 2025-04-29 Listed $22,900 MiRealSource-MiMLS
• 2024-10-08 Listing Removed — MiRealSource-MiMLS
• 2024-10-08 Listing Removed — REALCOMP
• 2024-07-18 Price Changed $26,900 MiRealSource-MiMLS
• 2024-07-17 Price Changed $26,900 REALCOMP
• 2024-07-09 Listed $27,900 MiRealSource-MiMLS
• 2024-07-09 Listed $27,900 REALCOMP
• 2014-03-06 Sold (MLS) $850 MiRealSource-MiMLS
• 2014-03-06 Sold (MLS) $850 REALCOMP
• 2013-09-27 Listed $850 MiRealSource-MiMLS
• 2013-09-27 Listed $850 REALCOMP

Property tax history

+2.3%/yr

Latest (2025): $1,667 · +7.2% YoY. Source: county tax records.