10276 Greensboro St · Detroit, MI 48224

$67,000

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 228 Days on market

Built 1939 4,792 sqft lot $53/sqft · 11% above area Est $60k · 11% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick home located at 10276 Greensboro, Detroit, MI 48224. This spacious property offers plenty of potential, featuring beautiful natural hardwood floors on the main level and a generous kitchen area with glass patio doors that provide great natural light. The block is primarily owner-occupied, with friendly and welcoming neighbors. Great for a fix and flip or Investment rental. Home needs some TLC Additional Information: The home is currently tenant-occupied please do not disturb the tenants. They will vacate the property before or upon closing. Schedule an appointment to view the interior today!

Key facts

• Glass patio doors
• Brick home
• 4,792 sq ft lot

Tags

• BRICK HOME
• NATURAL HARDWOOD FLOORS
• GENEROUS KITCHEN AREA
• GLASS PATIO DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.4% 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 flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 37% 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 $463 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 + 0.7% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y 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 $4k; list at $67k implies a 1491% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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 1939 — 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: 2.05% ✓
• Cap rate: 17.45%
• Cash-on-cash: 39.84%
• DSCR: 2.77
• GRM: 4.1

CMA / ARV

• ARV (median comp): $60,346
• List price: $67,000
• Delta: 11.03%
• 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
9817 Somerset Ave	0.16mi	3/1.0	1,290 (+2%)	2mo	$30,000	$23	87
9988 Somerset Ave	0.17mi	3/1.0	1,206 (-5%)	1mo	$130,000	$108	84
10318 Beaconsfield St	0.14mi	3/1.5	1,146 (-9%)	1mo	$78,000	$68	75
9722 Everts St	0.41mi	3/1.0	1,178 (-7%)	0mo	$147,000	$125	69
9500 Lakepointe St	0.31mi	3/1.0	1,130 (-11%)	0mo	$125,000	$111	68
11742 Whitehill St	0.65mi	3/1.5	1,228 (-3%)	1mo	$61,000	$50	62
9922 Yorkshire Rd	0.49mi	3/2.0	1,342 (+6%)	2mo	$75,000	$56	61
5791 Bedford St	0.60mi	3/1.5	1,344 (+6%)	1mo	$178,000	$132	59
11323 Lansdowne St	0.46mi	3/1.5	1,397 (+10%)	2mo	$133,282	$95	57
11336 Courville St	0.61mi	3/1.0	1,425 (+13%)	0mo	$62,500	$44	50
5574 Buckingham Ave	0.70mi	3/1.0	1,430 (+13%)	2mo	$105,000	$73	44
5777 Lakepointe St	0.67mi	4/2.5 (+1)	1,075 (-15%)	2mo	$174,999	$163	32

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: 33.6%
• Equity multiple: 2.37×
• Total profit: $25,762
• Equity at exit: $9,990

10-year hold

• IRR: 39.3%
• Equity multiple: 4.28×
• Total profit: $61,561
• Equity at exit: $5,793

Cash invested: $18,760 (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: 484
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$351
• Tax est. 1.5%: −$84 /mo · $1,005/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $623

Break-even live

Break-even rent $586

Max offer price $67,000

Occupancy floor 50%

Sensitivity live

Price	-10% $669	-5% $646	+0% $623	+5% $600	+10% $577
Rent	-10% $514	-5% $569	+0% $623	+5% $677	+10% $731
Rate	-1.0pp $657	-0.5pp $640	base $623	+0.5pp $605	+1.0pp $588

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	0.15mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	0.19mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	15d	1	0.19mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.25mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	0.31mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	21d	1	0.31mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	0.32mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	0.33mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	0.34mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	44d	1	0.35mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	4d	1	0.35mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	5d	1	0.36mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	5d	1	0.41mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	0.44mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	21d	1	0.49mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	18d	1	0.58mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	0.60mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	0.62mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	15d	1	0.65mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	44d	1	0.65mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	44d	1	0.71mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	5d	1	0.71mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	44d	1	0.71mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	18d	1	0.73mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	0.74mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.76mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	0.78mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	0.78mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	44d	1	0.79mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	18d	1	0.80mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	44d	1	0.83mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	44d	1	0.83mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	18d	1	0.85mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	0.85mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	13d	1	0.85mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.87mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	18d	1	0.89mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	0.93mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	0.93mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	18d	1	0.96mi

Listing history 22 events

1. 2026-06-03
   days on market $67,000 Active 228 DOM
2. 2026-06-01
   days on market $67,000 Active 226 DOM
3. 2026-05-31
   days on market $67,000 Active 225 DOM
4. 2025-10-18
   listed $67,000 Active 615-char remark

   Show marketing remark (615 chars)

   Charming brick home located at 10276 Greensboro, Detroit, MI 48224. This spacious property offers plenty of potential, featuring beautiful natural hardwood floors on the main level and a generous kitchen area with glass patio doors that provide great natural light. The block is primarily owner-occupied, with friendly and welcoming neighbors. Great for a fix and flip or Investment rental. Home needs some TLC Additional Information: The home is currently tenant-occupied please do not disturb the tenants. They will vacate the property before or upon closing. Schedule an appointment to view the interior today!

5. 2011-04-12
   soldstatus $4,210 190-char remark

   Show marketing remark (190 chars)

   HUD HOME SOLD AS IS. WWW. CITYSIDECORP FOR MORE INFO. FHA CASE #261-622496.INSURABILITY CODE IE. LEAD BASED PAINT NOTICES. 1250 COMMISSION TO SELLING BROKER. SHOW ANYTIME. NEW HOMES EACH DAY

6. 2011-04-12
   soldstatus $4,210

   Show marketing remark (190 chars)

   HUD HOME SOLD AS IS. WWW. CITYSIDECORP FOR MORE INFO. FHA CASE #261-622496.INSURABILITY CODE IE. LEAD BASED PAINT NOTICES. 1250 COMMISSION TO SELLING BROKER. SHOW ANYTIME. NEW HOMES EACH DAY

7. 2011-02-22
   historical
8. 2011-01-05
   listed $4,000 190-char remark

   Show marketing remark (190 chars)

   HUD HOME SOLD AS IS. WWW. CITYSIDECORP FOR MORE INFO. FHA CASE #261-622496.INSURABILITY CODE IE. LEAD BASED PAINT NOTICES. 1250 COMMISSION TO SELLING BROKER. SHOW ANYTIME. NEW HOMES EACH DAY

9. 2011-01-05
   listed $4,000

   Show marketing remark (190 chars)

   HUD HOME SOLD AS IS. WWW. CITYSIDECORP FOR MORE INFO. FHA CASE #261-622496.INSURABILITY CODE IE. LEAD BASED PAINT NOTICES. 1250 COMMISSION TO SELLING BROKER. SHOW ANYTIME. NEW HOMES EACH DAY

10. 2011-01-04
    historical
11. 2010-09-14
    historical
12. 2010-09-03
    listed $4,000
13. 2010-09-03
    listed $4,000
14. 2010-09-03
    historical
15. 2010-07-07
    historical
16. 2010-05-14
    listed $9,800
17. 2010-05-14
    listed $9,800
18. 2010-05-14
    historical
19. 2010-03-05
    historical
20. 2010-01-01
    listed $12,600
21. 2010-01-01
    listed $12,600
22. 1994-11-02
    soldstatus $42,000

ⓘ 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 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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,494
• − Mortgage interest: −$3,753
• − Property taxes: −$1,005
• − Insurance: −$335
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$1,949
• Taxable income: $6,813
• Est. tax owed @ 24.0%: −$1,635
• After-tax cash flow: $5,839/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

+59.5% since first listed

19 events — show timeline

• 2025-10-18 Listed $67,000 ForSaleByOwner.com
• 2011-04-12 Sold (MLS) $4,210 MiRealSource-MiMLS
• 2011-04-12 Sold (MLS) $4,210 REALCOMP
• 2011-02-22 Listing Removed — MiRealSource-MiMLS
• 2011-01-05 Listed $4,000 MiRealSource-MiMLS
• 2011-01-05 Listed $4,000 REALCOMP
• 2011-01-04 Listing Removed — REALCOMP
• 2010-09-14 Listing Removed — MiRealSource-MiMLS
• 2010-09-03 Listing Removed — REALCOMP
• 2010-09-03 Listed $4,000 MiRealSource-MiMLS
• 2010-09-03 Listed $4,000 REALCOMP
• 2010-07-07 Listing Removed — MiRealSource-MiMLS
• 2010-05-14 Listing Removed — REALCOMP
• 2010-05-14 Listed $9,800 MiRealSource-MiMLS
• 2010-05-14 Listed $9,800 REALCOMP
• 2010-03-05 Listing Removed — MiRealSource-MiMLS
• 2010-01-01 Listed $12,600 MiRealSource-MiMLS
• 2010-01-01 Listed $12,600 REALCOMP
• 1994-11-02 Sold (Public Records) $42,000 Public Records

Property tax history

-20.8%/yr

Latest (2025): $130 · -96.3% YoY. Source: county tax records.