3309 Doris St · Detroit, MI 48238

$110,000

4 bd · 1.5 ba · 1,696 sqft · SingleFamily public records · 4 Days on market

Built 1927 3,920 sqft lot $65/sqft · 29% above area Est $85k · 29% 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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +7.8/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

3309 Doris Street | Detroit, MI 48238 !!!!!! 4 Beds | 2 Baths-2-Unit Duplex Prime Investment Opportunity – Location, Income Potential, and Upside! This charming duplex is a true money maker in the desirable Oakman Boulevard Community (Robt Oakmans Livernois Ave & Dexter Ave subdivision). Perfect for investors, house hackers, or owner-occupants looking to offset their mortgage with rental income. Two separate units offering flexibility for rental income. Solid bones ready for cosmetic updates to maximize value and rents Location, Location, Location! Nestled in a quiet residential pocket with strong boulevard character, this property puts you minutes from fantastic local restauran

Key facts

• Income potential
• Two separate units
• Cosmetic updates

Tags

• PRIME INVESTMENT OPPORTUNITY
• INCOME POTENTIAL
• TWO SEPARATE UNITS
• COSMETIC UPDATES
• EASY ACCESS TO DOWNTOWN

Property features AI

Exterior

• Parking: 1 parking space
• Utilities: Public water available; Public sewer available
• Home design: Multi-family residential income property; Two-story
• Construction: Vinyl siding; Brick/mortar foundation
• Exterior features: Paved road access; Pets allowed (contact for details)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

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; 34 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).
• At $1,413/mo this rent would consume 51% of the median local household income ($33k/yr) (locally 2172% 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 $761 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 + 6.1% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1927 — 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: 1.28% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.43%
• DSCR: 1.55
• GRM: 6.5

CMA / ARV

• ARV (median comp): $85,006
• List price: $110,000
• Delta: 30.58%
• 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
4210 Pasadena St	0.42mi	4/2.0	1,678 (-1%)	4mo	$239,000	$142	74
2360 Oakman Blvd	0.29mi	3/1.5 (-1)	1,677 (-1%)	8mo	$249,000	$148	73
3013 Waverly St	0.50mi	4/3.0	1,698 (+0%)	6mo	$170,000	$100	66
14827 Petoskey Ave	0.40mi	3/2.5 (-1)	1,717 (+1%)	6mo	$85,000	$50	65
2989 Oakman Ct	0.26mi	4/1.5	1,919 (+13%)	4mo	$60,000	$31	62
2978 Doris St	0.18mi	4/2.0	1,934 (+14%)	5mo	$33,000	$17	62
4101 Pasadena St	0.41mi	3/1.5 (-1)	1,778 (+5%)	12mo	$100,000	$56	58
13620 Santa Rosa Dr	0.67mi	3/1.0 (-1)	1,700 (+0%)	6mo	$85,000	$50	56
4209 Pasadena St	0.44mi	4/2.5	1,901 (+12%)	8mo	$215,000	$113	48
3351 Tyler St	0.53mi	3/2.0 (-1)	1,888 (+11%)	5mo	$83,000	$44	45
2325 Kendall St	0.65mi	4/2.0	1,922 (+13%)	2mo	$135,000	$70	44
15376 Parkside St	0.60mi	3/1.0 (-1)	1,488 (-12%)	11mo	$65,000	$44	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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $7,147
• Equity at exit: $16,401

10-year hold

• IRR: 17.9%
• Equity multiple: 2.71×
• Total profit: $52,728
• Equity at exit: $9,511

Cash invested: $30,800 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$577
• Tax from tax record: −$175 /mo · $2,097/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $319

Break-even live

Break-even rent $1,009

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $381	-5% $350	+0% $319	+5% $288	+10% $257
Rent	-10% $207	-5% $263	+0% $319	+5% $375	+10% $431
Rate	-1.0pp $374	-0.5pp $347	base $319	+0.5pp $291	+1.0pp $262

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3040 Kendall St Detroit, MI	5.0	1.0	1188	$1,386	$1.17	13d	1	0.13mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	0.34mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	44d	1	0.53mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	0.54mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	0.55mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	0.76mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	0.83mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	5d	1	0.84mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	0.87mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	0.93mi
1926 Clements St Unit 1926 Detroit, MI	3.0	1.0	1150	$1,250	$1.09	20d	1	0.95mi
1926 Clements St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	5d	1	0.95mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	45d	1	0.98mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	1.01mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	1.01mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	1.14mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	1.15mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	1.17mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	1.19mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	1.21mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.21mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.21mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	44d	1	1.31mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	18d	1	1.31mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	18d	1	1.33mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	1.37mi
15756 Ohio St Detroit, MI	5.0	2.0	1934	$1,700	$0.88	25d	1	1.37mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	2d	1	1.39mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	1.39mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	18d	1	1.43mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	25d	1	1.46mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	13d	1	1.46mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	44d	1	1.46mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	1.47mi

Listing history 36 events

1. 2026-06-18
   days on market $110,000 Active 4 DOM
2. 2026-06-17
   days on market $110,000 Active 3 DOM
3. 2026-06-16
   days on market $110,000 Active 2 DOM
4. 2026-06-15
   remarks 689-char remark
5. 2026-06-15
   listing id $110,000 Active 1 DOM
6. 2026-06-15
   remarks 678-char remark
7. 2026-06-15
   pricedays on marketlisting id $110,000 Active 1 DOM
8. 2026-06-13
   days on market $111,000 Active 404 DOM
9. 2026-06-13
   days on market $111,000 Active 403 DOM
10. 2026-06-09
    days on market $111,000 Active 400 DOM
11. 2026-06-08
    days on market $111,000 Active 399 DOM
12. 2026-06-07
    days on market $111,000 Active 398 DOM
13. 2026-06-04
    days on market $111,000 Active 395 DOM
14. 2026-06-03
    days on market $111,000 Active 394 DOM
15. 2026-06-01
    days on market $111,000 Active 392 DOM
16. 2026-05-31
    days on market $111,000 Active 391 DOM
17. 2026-03-26
    price $111,000 217-char remark
18. 2026-03-26
    price $111,000 218-char remark
19. 2026-01-26
    price $114,000 217-char remark
20. 2026-01-26
    price $114,000 218-char remark
21. 2025-11-27
    price $116,000 217-char remark
22. 2025-11-27
    price $116,000 218-char remark
23. 2025-10-28
    price $118,000 217-char remark
24. 2025-10-28
    price $118,000 218-char remark
25. 2025-05-05
    listed $120,000 Active 218-char remark
26. 2025-05-05
    listed $120,000 Active 217-char remark
27. 2020-09-25
    soldstatus $109,000
28. 2019-05-02
    historical
29. 2018-11-25
    listed $300,000
30. 2018-11-13
    historical
31. 2018-11-13
    historical
32. 2018-09-25
    listed $50,000 Active
33. 2018-09-25
    listed $50,000 Active
34. 2014-12-04
    soldstatus $87,100
35. 2014-07-10
    soldstatus $85,020
36. 2013-08-29
    soldstatus $45,000

ⓘ 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: $2,097 · $175/mo
• Projected year-2 tax: $2,097 · $175/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 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: $16,959
• − Mortgage interest: −$6,162
• − Property taxes: −$2,097
• − Insurance: −$550
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$3,200
• Taxable income: $2,237
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $3,292/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

+144.4% since first listed

24 events — show timeline

• 2026-06-14 Listed $110,000 MiRealSource-MiMLS
• 2026-06-14 Listing Removed — MiRealSource-MiMLS
• 2026-06-14 Listing Removed — REALCOMP
• 2026-06-14 Listed $110,000 REALCOMP
• 2026-03-26 Price Changed $111,000 MiRealSource-MiMLS
• 2026-03-26 Price Changed $111,000 REALCOMP
• 2026-01-26 Price Changed $114,000 MiRealSource-MiMLS
• 2026-01-26 Price Changed $114,000 REALCOMP
• 2025-11-27 Price Changed $116,000 MiRealSource-MiMLS
• 2025-11-27 Price Changed $116,000 REALCOMP
• 2025-10-28 Price Changed $118,000 MiRealSource-MiMLS
• 2025-10-28 Price Changed $118,000 REALCOMP
• 2025-05-05 Listed $120,000 REALCOMP
• 2025-05-05 Listed $120,000 MiRealSource-MiMLS
• 2020-09-25 Sold (Public Records) $109,000 Public Records
• 2019-05-02 Listing Removed — REALCOMP
• 2018-11-25 Listed $300,000 REALCOMP
• 2018-11-13 Listing Removed — REALCOMP
• 2018-11-13 Listing Removed — MiRealSource-MiMLS
• 2018-09-25 Listed $50,000 MiRealSource-MiMLS
• 2018-09-25 Listed $50,000 REALCOMP
• 2014-12-04 Sold (Public Records) $87,100 Public Records
• 2014-07-10 Sold (Public Records) $85,020 Public Records
• 2013-08-29 Sold (Public Records) $45,000 Public Records

Property tax history

+16.4%/yr

Latest (2025): $2,097 · +49.0% YoY. Source: county tax records.