3345 Doris St · Detroit, MI 48238

$72,500

3 bd · 1.0 ba · 1,358 sqft · SingleFamily public records · 281 Days on market

Built 1929 6,098 sqft lot $53/sqft · 37% below area Est $115k · 37% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT OPPORTUNITY: brick home in attractive neighborhood. Home is currently rented at $950.00.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1929

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 rising fast (+6.1%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 44% of the median local income ($33k/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 $501 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 + 6.1% 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 281 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $12k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 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 1929 — 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: 1.69% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.36%
• DSCR: 2.17
• GRM: 4.9

CMA / ARV

• ARV (median comp): $115,433
• List price: $72,500
• Delta: -37.19%
• 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
3730 Pasadena St	0.24mi	3/1.0	1,359 (+0%)	11mo	$83,500	$61	80
2476 Ford St	0.57mi	3/1.0	1,344 (-1%)	11mo	$46,500	$35	62
4294 W Buena Vista St	0.70mi	3/1.0	1,400 (+3%)	9mo	$110,000	$79	55
15021 Petoskey Ave	0.48mi	3/1.0	1,177 (-13%)	1mo	$28,000	$24	54
15348 Parkside St	0.58mi	3/2.0	1,327 (-2%)	13mo	$100,000	$75	54
4052 W Buena Vista St	0.62mi	3/1.5	1,242 (-8%)	1mo	$160,000	$129	54
3735 W Buena Vista St	0.60mi	3/1.5	1,213 (-11%)	3mo	$164,900	$136	50
13587 Monica St	0.72mi	3/1.0	1,484 (+9%)	5mo	$130,000	$88	47
15376 Parkside St	0.62mi	3/1.0	1,488 (+10%)	11mo	$65,000	$44	46
4232 W Buena Vista St	0.66mi	3/1.5	1,208 (-11%)	12mo	$25,000	$21	39
13240 Stoepel St	0.73mi	3/1.0	1,538 (+13%)	15mo	$65,000	$42	32
15404 Normandy St	0.74mi	3/3.0	1,486 (+9%)	13mo	$76,000	$51	31

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.02×
• Total profit: $20,669
• Equity at exit: $10,810

10-year hold

• IRR: 33.6%
• Equity multiple: 4.55×
• Total profit: $72,134
• Equity at exit: $6,268

Cash invested: $20,300 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$380
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $446

Break-even live

Break-even rent $658

Max offer price $72,500

Occupancy floor 59%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	0.14mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	16d	1	0.29mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	43d	1	0.33mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	43d	1	0.47mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	0.49mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	16d	1	0.51mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.52mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	43d	1	0.59mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	43d	1	0.61mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	43d	1	0.68mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	0.76mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	12d	1	0.79mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.89mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	24d	1	0.89mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.93mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	0.93mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	1d	1	0.93mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	0.94mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	21d	1	0.95mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	16d	1	0.97mi
3224 Monterey St Unit 2E Detroit, MI	2.0	1.0	1200	$1,350	$1.12	43d	1	0.98mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	3d	1	0.99mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	20d	1	1.00mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	5d	1	1.00mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	16d	1	1.01mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.01mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	1.07mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	43d	1	1.09mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	43d	1	1.09mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	1.10mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	43d	1	1.14mi
16174 Princeton St Unit 2 Detroit, MI	2.0	1.0	985	$1,100	$1.12	43d	1	1.16mi
16174 Princeton St Detroit, MI	2.0	1.0	985	$1,100	$1.12	19d	1	1.16mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	16d	1	1.17mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	43d	1	1.17mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	43d	1	1.17mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	1.19mi
2285 Cortland St Detroit, MI	2.0	1.0	900	$1,000	$1.11	16d	1	1.20mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	43d	1	1.24mi
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	24d	1	1.24mi

Listing history 31 events

1. 2026-06-18
   days on market $72,500 Active 281 DOM
2. 2026-06-17
   days on market $72,500 Active 280 DOM
3. 2026-06-15
   days on market $72,500 Active 278 DOM
4. 2026-06-13
   days on market $72,500 Active 276 DOM
5. 2026-06-13
   days on market $72,500 Active 275 DOM
6. 2026-06-09
   days on market $72,500 Active 272 DOM
7. 2026-06-08
   days on market $72,500 Active 271 DOM
8. 2026-06-07
   pricedays on market $72,500 Active 270 DOM
9. 2026-06-04
   days on market $75,900 Active 267 DOM
10. 2026-06-03
    days on market $75,900 Active 266 DOM
11. 2026-06-01
    days on market $75,900 Active 264 DOM
12. 2026-05-31
    days on market $75,900 Active 263 DOM
13. 2026-03-05
    price $75,900 99-char remark

    Show marketing remark (101 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood. Home is currently rented at $950.00.

14. 2026-03-05
    price $75,900 101-char remark

    Show marketing remark (101 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood. Home is currently rented at $950.00.

15. 2026-03-05
    price $75,900

    Show marketing remark (101 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood. Home is currently rented at $950.00.

16. 2025-11-14
    price $79,900 99-char remark

    Show marketing remark (101 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood. Home is currently rented at $950.00.

17. 2025-11-14
    price $79,900 101-char remark

    Show marketing remark (101 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood. Home is currently rented at $950.00.

18. 2025-11-14
    price $79,900

    Show marketing remark (101 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood. Home is currently rented at $950.00.

19. 2025-09-10
    listed $85,000 Active 99-char remark

    Show marketing remark (101 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood. Home is currently rented at $950.00.

20. 2025-09-10
    listed $85,000 Active 101-char remark

    Show marketing remark (101 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood. Home is currently rented at $950.00.

21. 2025-09-10
    listed $85,000 Active

    Show marketing remark (101 chars)

    INVESTMENT OPPORTUNITY: brick home in attractive neighborhood. Home is currently rented at $950.00.

22. 2021-07-13
    soldstatus $89,900
23. 2020-03-06
    soldstatus $74,900
24. 2020-01-29
    soldstatus $19,000 Sold
25. 2020-01-29
    soldstatus $19,000 Closed
26. 2020-01-08
    status Pending
27. 2020-01-07
    status Pending
28. 2019-12-18
    price $25,500
29. 2019-12-17
    price $25,500
30. 2019-12-11
    listed $27,500 Active
31. 2019-12-11
    listed $27,500 Active

ⓘ 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: $1,315 · $110/mo
• Projected year-2 tax: $1,315 · $110/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,673
• − Mortgage interest: −$4,061
• − Property taxes: −$1,315
• − Insurance: −$362
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,109
• Taxable income: $4,477
• Est. tax owed @ 24.0%: −$1,075
• After-tax cash flow: $4,277/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+176.0% since first listed

19 events — show timeline

• 2026-03-05 Price Changed $75,900 MiRealSource-MiMLS
• 2026-03-05 Price Changed $75,900 REALCOMP
• 2026-03-05 Price Changed $75,900 SW Michigan MLS
• 2025-11-14 Price Changed $79,900 MiRealSource-MiMLS
• 2025-11-14 Price Changed $79,900 REALCOMP
• 2025-11-14 Price Changed $79,900 SW Michigan MLS
• 2025-09-10 Listed $85,000 SW Michigan MLS
• 2025-09-10 Listed $85,000 REALCOMP
• 2025-09-10 Listed $85,000 MiRealSource-MiMLS
• 2021-07-13 Sold (Public Records) $89,900 Public Records
• 2020-03-06 Sold (Public Records) $74,900 Public Records
• 2020-01-29 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2020-01-29 Sold (MLS) $19,000 REALCOMP
• 2020-01-08 Pending — MiRealSource-MiMLS
• 2020-01-07 Pending — REALCOMP
• 2019-12-18 Price Changed $25,500 MiRealSource-MiMLS
• 2019-12-17 Price Changed $25,500 REALCOMP
• 2019-12-11 Listed $27,500 MiRealSource-MiMLS
• 2019-12-11 Listed $27,500 REALCOMP

Property tax history

+1.5%/yr

Latest (2025): $1,315 · -9.1% YoY. Source: county tax records.