3882 Minnesota St · Detroit, MI 48212

$109,000

3 bd · 1.0 ba · 922 sqft · SingleFamily public records · 8 Days on market

Built 1963 6,098 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

House is Fully Renovated in 2026.Specially TWO BRAND NEW MODERN BATHROOM, BRAND NEW KITCHEN, BRAND NEW FLOORING, LIGHTING, PAINTING, DOORS etc. Welcome to this charming 3-bedroom, 2-bath home offering comfortable living and excellent investment potential. Featuring a functional layout, partially finished basement. Conveniently located near major freeways, schools, shopping, dining, and local amenities, making daily commuting and errands a breeze. Whether you're looking for your first home, a rental property, or an addition to your investment portfolio, this Detroit gem is a fantastic opportunity. Schedule your showing today and discover the value this property has to offer!

Key facts

• schools
• Fully renovated
• Brand new kitchen

Tags

• FULLY RENOVATED
• TWO BRAND NEW MODERN BATHROOM
• BRAND NEW KITCHEN
• PARTIALLY FINISHED BASEMENT
• SCHOOLS
• SHOPPING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story home; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior; Brick/mortar foundation; Home warranty included
• Exterior features: Paved road access; Lot approximately 0.14 acres (60 x 100)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full, partially finished basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).

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: 166 active listings in the ZIP; 19 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 39% of the median local income ($38k/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 $754 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 + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $2k; list at $109k implies a 4260% gain — meaningful room to come down on a strong offer.

Recommended offer $109,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.77%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $42,412
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17833 Binder St	0.08mi	3/1.0	1,000 (+8%)	4mo	$46,000	$46	79
17885 Binder St	0.12mi	3/1.0	844 (-8%)	6mo	$75,000	$89	76
17955 Charest St	0.30mi	3/1.0	880 (-5%)	4mo	$51,800	$59	75
17139 Mackay St	0.66mi	3/1.0	896 (-3%)	1mo	$30,000	$33	64
18660 Klinger St	0.50mi	4/2.0 (+1)	880 (-5%)	0mo	$21,000	$24	60
13502 Anglin St	0.73mi	3/1.0	921 (-0%)	9mo	$22,000	$24	59
18830 Hasse St	0.72mi	3/1.0	898 (-3%)	7mo	$36,500	$41	56
18654 Klinger St	0.50mi	3/2.0	860 (-7%)	7mo	$22,000	$26	56
17892 Mitchell St	0.36mi	3/1.0	1,051 (+14%)	7mo	$32,500	$31	54
18905 Dean St	0.62mi	3/1.0	990 (+7%)	6mo	$88,900	$90	54
18547 Anglin St	0.63mi	3/1.0	1,000 (+8%)	6mo	$93,000	$93	52
13826 Gallagher St	0.47mi	2/1.0 (-1)	800 (-13%)	3mo	$90,000	$113	49

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,387
• Equity at exit: $16,252

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $25,688
• Equity at exit: $9,424

Cash invested: $30,520 (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 48212

• Home prices YoY: -34.2%
• Active inventory: 166
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$572
• Tax from tax record: −$77 /mo · $919/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $299

Break-even live

Break-even rent $878

Max offer price $109,000

Occupancy floor 71%

Sensitivity live

Price	-10% $361	-5% $330	+0% $299	+5% $269	+10% $238
Rent	-10% $200	-5% $250	+0% $299	+5% $349	+10% $399
Rate	-1.0pp $354	-0.5pp $327	base $299	+0.5pp $271	+1.0pp $242

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18662 Sunset St Detroit, MI	2.0	1.0	726	$1,250	$1.72	18d	1	0.51mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.59mi
18084 Goddard St Detroit, MI	2.0	1.5	790	$1,050	$1.33	17d	1	0.69mi
13929 Arlington St Unit 2 Hamtramck, MI	2.0	1.0	700	$950	$1.36	44d	1	0.78mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	0.85mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	0.89mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	0.93mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	0.96mi
19450 Norwood St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	5d	1	0.96mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	17d	1	0.96mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	1.02mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	1.02mi
19694 Gallagher St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	15d	1	1.09mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.10mi
19450 Fenelon St Detroit, MI	3.0	1.0	1062	$1,384	$1.30	5d	1	1.13mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	24d	1	1.15mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	1.15mi
19930 Binder St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.18mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	1.47mi

Listing history 7 events

1. 2026-06-18
   days on market $109,000 Active 8 DOM
2. 2026-06-17
   days on market $109,000 Active 7 DOM
3. 2026-06-16
   days on market $109,000 Active 6 DOM
4. 2026-06-15
   days on market $109,000 Active 5 DOM
5. 2026-06-13
   days on market $109,000 Active 3 DOM
6. 2026-06-13
   remarks 682-char remark
7. 2026-06-13
   listed $109,000 Active 2 DOM

ⓘ 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: $919 · $77/mo
• Projected year-2 tax: $1,299 · $108/mo
• Expected delta: +$380/yr (+$32/mo · 41.3%)

ⓘ 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 ≥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: $15,083
• − Mortgage interest: −$6,106
• − Property taxes: −$919
• − Insurance: −$545
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,171
• Taxable income: $1,929
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $3,129/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): 43,384
• Household income: $38,186
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1175.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 43% Asian 29% Black 19% Two or more races 6%
• Common ancestry: Romanian 4% Subsaharan African 1% American 1%
• Foreign-born: 41%
• Languages at home: 36% English-only · Other Indo-European 28% Arabic 28% Russian/Polish/Slavic 6%

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: ▼ -152.41%
• Current HPI: 292.9126
• Rent YoY: —
• 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

+3658.6% since first listed

4 events — show timeline

• 2026-06-10 Listed $109,000 REALCOMP
• 2026-06-10 Listed $109,000 MiRealSource-MiMLS
• 2009-10-29 Sold (MLS) $2,500 REALCOMP
• 2009-08-10 Listed $2,900 REALCOMP

Property tax history

+1.5%/yr

Latest (2025): $919 · -53.6% YoY. Source: county tax records.