11558 Sanford St · Detroit, MI 48205

$63,000

3 bd · 1.0 ba · 1,035 sqft · SingleFamily public records · 10 Days on market

Built 1946 4,356 sqft lot Est $43k · 45% 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 +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming brick bungalow, ideally located on a quiet street just minutes from Downtown Detroit. This well-maintained home features 3 spacious bedrooms, 1 full bathroom, and a dedicated dining area, offering comfort and functionality for homeowners and investors alike. With rental rates in the area starting around $1,200 per month and potential HUD Choice Voucher rental income of up to $1,717 for a 3-bedroom home in this zip code, this property presents an excellent investment opportunity. Whether you're searching for your next home or a valuable addition to your portfolio, this property is a must-see. Schedule your showing today! BATVAI.

Key facts

• Quiet street
• Brick bungalow
• 4,356 sq ft lot

Tags

• BRICK BUNGALOW
• QUIET STREET
• DEDICATED DINING AREA
• INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Entry located on a lower level with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.1 acre (40 x 106.08)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Total of 3 rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Cap rate 18.1% vs local median 10.1% 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 (+1.3%/yr); 376 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 41% of the median local income ($39k/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 $436 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 + 1.3% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 25 sale attempts since 28y 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 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,000

Questions for the listing agent

1. Built in 1946 — 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: 2.12% ✓
• Cap rate: 18.14%
• Cash-on-cash: 42.29%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $43,470
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11566 Sanford St	0.01mi	3/1.0	1,048 (+1%)	2mo	$55,000	$52	96
11454 Sanford St	0.10mi	3/1.0	1,018 (-2%)	6mo	$35,000	$34	88
12112 Findlay St	0.36mi	3/1.0	1,026 (-1%)	0mo	$23,000	$22	81
11147 Findlay St	0.24mi	2/1.0 (-1)	1,028 (-1%)	3mo	$35,000	$34	80
12000 Findlay St	0.25mi	3/1.0	1,000 (-3%)	4mo	$62,500	$63	79
11053 Flanders St	0.24mi	2/1.0 (-1)	968 (-6%)	2mo	$20,000	$21	71
12019 Sanford St	0.24mi	3/1.0	1,149 (+11%)	2mo	$31,500	$27	69
11294 Engleside St	0.45mi	2/1.0 (-1)	986 (-5%)	4mo	$85,000	$86	63
11090 Patrick Ave	0.21mi	3/2.0	1,180 (+14%)	3mo	$55,000	$47	61
11226 Minden St	0.33mi	3/1.5	1,169 (+13%)	3mo	$49,000	$42	58
11455 Kenmoor St	0.51mi	3/1.5	955 (-8%)	4mo	$119,000	$125	58
12802 Dresden St	0.60mi	3/1.0	1,152 (+11%)	5mo	$25,000	$22	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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 2.54×
• Total profit: $27,198
• Equity at exit: $9,394

10-year hold

• IRR: 42.9%
• Equity multiple: 4.74×
• Total profit: $65,980
• Equity at exit: $5,447

Cash invested: $17,640 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$330
• Tax est. 1.5%: −$79 /mo · $945/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $622

Break-even live

Break-even rent $551

Max offer price $63,000

Occupancy floor 49%

Sensitivity live

Price	-10% $665	-5% $644	+0% $622	+5% $600	+10% $578
Rent	-10% $516	-5% $569	+0% $622	+5% $675	+10% $727
Rate	-1.0pp $653	-0.5pp $638	base $622	+0.5pp $605	+1.0pp $589

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	15d	1	0.23mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	0.36mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	18d	1	0.39mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	0.40mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.40mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	0.41mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	0.62mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	0.65mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	0.75mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	6d	1	0.80mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	0.86mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	19d	1	0.95mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	0.99mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	1.11mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	19d	1	1.19mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	18d	1	1.19mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	25d	1	1.28mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	3d	1	1.30mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	1.30mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	18d	1	1.32mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	17d	1	1.34mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	1.34mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	18d	1	1.37mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	1.38mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	1.40mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	23d	1	1.42mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	1.42mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	1.43mi

Listing history 8 events

1. 2026-06-21
   days on market $63,000 Active 10 DOM
2. 2026-06-18
   days on market $63,000 Active 7 DOM
3. 2026-06-17
   days on market $63,000 Active 6 DOM
4. 2026-06-16
   days on market $63,000 Active 5 DOM
5. 2026-06-15
   days on market $63,000 Active 4 DOM
6. 2026-06-13
   days on market $63,000 Active 2 DOM
7. 2026-06-13
   remarks 666-char remark
8. 2026-06-13
   listed $63,000 Active 1 DOM

ⓘ 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 ≥96°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: $16,057
• − Mortgage interest: −$3,529
• − Property taxes: −$945
• − Insurance: −$315
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$1,833
• Taxable income: $6,867
• Est. tax owed @ 24.0%: −$1,648
• After-tax cash flow: $5,813/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+19.1% since first listed

62 events — show timeline

• 2026-06-11 Listed $63,000 REALCOMP
• 2026-06-11 Listed $63,000 MiRealSource-MiMLS
• 2024-02-09 Sold (MLS) $71,000 MiRealSource-MiMLS
• 2024-02-09 Sold (MLS) $71,000 REALCOMP
• 2024-02-07 Pending — MiRealSource-MiMLS
• 2024-02-07 Pending — REALCOMP
• 2024-01-19 Price Changed $69,900 MiRealSource-MiMLS
• 2024-01-19 Price Changed $69,900 REALCOMP
• 2023-12-06 Listed $75,000 MiRealSource-MiMLS
• 2023-12-06 Listed $75,000 REALCOMP
• 2023-02-23 Sold (MLS) $42,000 MiRealSource-MiMLS
• 2023-02-23 Sold (MLS) $42,000 REALCOMP
• 2023-02-03 Pending — MiRealSource-MiMLS
• 2023-02-03 Pending — REALCOMP
• 2023-01-09 Relisted — MiRealSource-MiMLS
• 2023-01-09 Relisted — REALCOMP
• 2023-01-06 Pending — MiRealSource-MiMLS
• 2023-01-06 Pending — REALCOMP
• 2022-12-17 Price Changed $54,900 MiRealSource-MiMLS
• 2022-12-16 Price Changed $54,900 REALCOMP
• 2022-11-29 Listed $59,900 MiRealSource-MiMLS
• 2022-11-29 Listed $59,900 REALCOMP
• 2014-11-20 Listing Removed — REALCOMP
• 2014-11-20 Listing Removed — MiRealSource-MiMLS
• 2014-11-18 Listed $17,000 REALCOMP
• 2014-11-17 Listed $17,000 MiRealSource-MiMLS
• 2012-11-02 Sold (MLS) $15,100 MiRealSource-MiMLS
• 2012-11-02 Sold (MLS) $15,100 REALCOMP
• 2012-11-01 Sold (MLS) $15,100 MiRealSource-MiMLS
• 2012-09-27 Listing Removed — MiRealSource-MiMLS
• 2012-09-05 Listed $14,900 MiRealSource-MiMLS
• 2012-08-12 Listed $14,900 MiRealSource-MiMLS
• 2012-08-12 Listed $14,900 REALCOMP
• 2012-04-10 Listing Removed — REALCOMP
• 2012-04-10 Listing Removed — MiRealSource-MiMLS
• 2012-02-02 Listing Removed — MiRealSource-MiMLS
• 2011-11-14 Listed $15,000 MiRealSource-MiMLS
• 2011-11-11 Listed $15,000 REALCOMP
• 2011-11-11 Listed $15,000 MiRealSource-MiMLS
• 2006-08-18 Sold (MLS) $38,029 REALCOMP
• 2006-04-07 Listed $37,000 REALCOMP
• 2004-04-26 Sold (Public Records) $80,000 Public Records
• 2004-04-09 Sold (MLS) $80,000 REALCOMP
• 2004-04-09 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2004-03-23 Listing Removed — MiRealSource-MiMLS
• 2004-03-22 Listed $80,000 MiRealSource-MiMLS
• 2004-03-15 Listed $82,000 REALCOMP
• 2004-03-13 Listing Removed — REALCOMP
• 2004-01-13 Listed $81,900 REALCOMP
• 2004-01-10 Listing Removed — REALCOMP
• 2003-12-06 Listed $81,900 REALCOMP
• 2003-12-05 Listing Removed — REALCOMP
• 2003-09-05 Listed $82,000 REALCOMP
• 2003-04-10 Sold (Public Records) $36,500 Public Records
• 2003-04-08 Sold (MLS) $36,500 REALCOMP
• 2003-04-03 Sold (MLS) $36,500 MiRealSource-MiMLS
• 2003-03-18 Listing Removed — MiRealSource-MiMLS
• 2003-02-19 Listed $39,900 REALCOMP
• 2003-02-18 Listed $39,900 MiRealSource-MiMLS
• 2001-03-19 Sold (Public Records) $72,500 Public Records
• 1998-08-11 Listing Removed — REALCOMP
• 1998-05-11 Listed $52,900 REALCOMP

Property tax history

+11.2%/yr

Latest (2025): $3,857 · +8.7% YoY. Source: county tax records.