9983 Quincy St · Detroit, MI 48204

$119,000

3 bd · 1.0 ba · 847 sqft · SingleFamily public records · 15 Days on market

Built 1914 3,049 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 +20.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

LOOKING FOR A COMPLETELY REMODELED 3 BED/2 BATH RANCH IN DETROIT'S WESTSIDE? Here it is! Located minutes from Downtown Detroit. Perfect for a first-time homebuyer or investor looking for a great opportunity of cash flow with average rents around $1,200 monthly. This 3-bedroom, 2-bath home has been completely rebuilt & remodeled. You'll love the living room with recessed lighting along with a nearby dining room that lets in TONS of natural light to make a day feel blissful! Remodeled kitchen w/ 2 sinks and nice, durable ceramic tile. A large primary room with a one-of-a-kind bathroom featuring floor-to-ceiling ceramic tile. A vacant lot on one side given privacy from neighbors. New upg

Key facts

• 3,049 sq ft lot
• Built 1914
• Listed 14 days

Property features AI

Exterior

• Parking: No parking details provided
• Utilities: Public water; Public sewer (not explicitly listed but utilities section indicates standard services); Natural gas heating
• Home design: Residential 1-story home; Built in 1914; Basement present
• Construction: Aluminum exterior; Basement foundation
• Exterior features: Front porch; Paved street access; Frontage of 20 feet

Interior

• Kitchen: Kitchen on the entry level (approx. 11 x 6) with ceramic floor
• Bedrooms: Three bedrooms on the entry level — approx. 11 x 7, 10 x 10, and 10' wide; all have vinyl floors
• Flooring: Vinyl flooring in living, dining and bedrooms; Ceramic flooring in bathrooms and kitchen; Concrete flooring in laundry/basement
• Bathrooms: Two full bathrooms on the entry level with ceramic floors (both approx. 7 x 4)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Cable/Internet available; Total of 9 rooms
• Laundry & utility: Laundry room in the basement (approx. 6 x 4) with concrete floor; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (5.1% below list).
• Recommended offer: $113k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 10.1% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 248 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($823 loan paydown + $12k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,982 (5.1% below list)

Questions for the listing agent

1. Built in 1914 — 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: 0.95% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $53,361
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9986 Quincy St	0.02mi	3/1.0	874 (+3%)	17mo	$20,000	$23	80
9744 Holmur St	0.18mi	3/1.0	850 (+0%)	14mo	$80,000	$94	79
9376 Otsego St	0.29mi	3/1.0	873 (+3%)	9mo	$39,500	$45	74
9304 Otsego St	0.35mi	2/1.0 (-1)	875 (+3%)	5mo	$32,500	$37	69
9775 Petoskey Ave	0.15mi	3/1.5	922 (+9%)	15mo	$120,000	$130	64
9311 Yellowstone St	0.52mi	2/1.0 (-1)	859 (+1%)	7mo	$79,150	$92	62
9901 Yellowstone St	0.39mi	3/1.0	937 (+11%)	3mo	$78,000	$83	62
4900 Elmhurst St	0.55mi	3/1.0	934 (+10%)	2mo	$45,000	$48	56
9926 Yosemite St	0.41mi	2/1.0 (-1)	787 (-7%)	20mo	$10,000	$13	47
11418 Yosemite St	0.46mi	3/1.0	952 (+12%)	15mo	$60,000	$63	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 3.23×
• Total profit: $74,399
• Equity at exit: $107,205

10-year hold

• IRR: 24.6%
• Equity multiple: 7.35×
• Total profit: $211,462
• Equity at exit: $231,191

Cash invested: $33,320 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 248
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,130 high
• Mortgage (P&I): −$624
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $151

Break-even live

Break-even rent $939

Max offer price $119,000

Occupancy floor 82%

Sensitivity live

Price	-10% $218	-5% $185	+0% $151	+5% $117	+10% $84
Rent	-10% $62	-5% $106	+0% $151	+5% $196	+10% $240
Rate	-1.0pp $211	-0.5pp $181	base $151	+0.5pp $120	+1.0pp $89

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9376 Otsego St Detroit, MI	3.0	1.0	873	$1,396	$1.60	44d	1	0.32mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	782	$850	$1.09	44d	1	0.34mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	800	$1,000	$1.25	5d	1	0.34mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	13d	1	0.36mi
3759 Atkinson St Unit 2 Detroit, MI	2.0	1.0	919	$1,200	$1.31	25d	1	0.45mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.60mi
3242 Clairmount St Detroit, MI	2.0	1.0	530	$1,300	$2.45	44d	1	0.61mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	6d	1	0.64mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	44d	1	0.75mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	6d	1	0.80mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	6d	1	0.82mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.84mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	25d	1	0.89mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	0.92mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.93mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	18d	1	0.94mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	0.94mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	0.96mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	1.00mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	25d	1	1.09mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	44d	1	1.09mi
2531 Pingree St Unit 2 (FL 2) Detroit, MI	3.0	1.0	893	$1,100	$1.23	3d	1	1.11mi
2285 Cortland St Detroit, MI	2.0	1.0	900	$1,000	$1.11	17d	1	1.12mi
2023 Tuxedo St Detroit, MI	2.0	1.0	950	$1,050	$1.11	25d	1	1.13mi
8762 Epworth St Unit 8768 Detroit, MI	2.0	1.0	900	$1,000	$1.11	25d	1	1.16mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	1.19mi
5101 Oregon St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	1.29mi
2021 Blaine St Detroit, MI	1.0–2.0	1.0	684	$1,200	$1.75	44d	1	1.34mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	18d	1	1.38mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	25d	4	1.40mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	6d	1	1.41mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	1.41mi
13639 La Salle Blvd Detroit, MI	2.0	1.0	800	$695	$0.87	11d	1	1.43mi
2433 Pasadena St Unit 2435 Detroit, MI	2.0	1.0	700	$1,025	$1.46	44d	1	1.46mi
5398 Allendale St Detroit, MI	2.0	1.0	1100	$1,200	$1.09	24d	1	1.47mi

Listing history 13 events

1. 2026-06-21
   days on market $119,000 Active 15 DOM
2. 2026-06-18
   days on market $119,000 Active 12 DOM
3. 2026-06-17
   days on market $119,000 Active 11 DOM
4. 2026-06-16
   days on market $119,000 Active 10 DOM
5. 2026-06-15
   days on market $119,000 Active 9 DOM
6. 2026-06-13
   days on market $119,000 Active 7 DOM
7. 2026-06-13
   days on market $119,000 Active 6 DOM
8. 2026-06-09
   days on market $119,000 Active 3 DOM
9. 2026-06-08
   days on market $119,000 Active 2 DOM
10. 2026-06-07
    statusdays on marketlisting id $119,000 Active 1 DOM
11. 2026-06-04
    days on market $119,000 Coming Soon 2 DOM
12. 2026-06-02
    remarks 695-char remark
13. 2026-06-02
    listed $119,000 Coming Soon 1 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: $814 · $68/mo
• Projected year-2 tax: $1,324 · $110/mo
• Expected delta: +$509/yr (+$42/mo · 62.5%)

ⓘ 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: $13,558
• − Mortgage interest: −$6,666
• − Property taxes: −$814
• − Insurance: −$595
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$3,462
• Taxable loss: −$148
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $1,848/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

1 event — show timeline

• 2026-06-02 Coming Soon $119,000 MiRealSource-MiMLS

Property tax history

-2.0%/yr

Latest (2025): $814 · -36.3% YoY. Source: county tax records.