11921 Riad St · Detroit, MI 48224

$84,900

2 bd · 1.0 ba · 690 sqft · SingleFamily public records · 223 Days on market

Built 1940 4,356 sqft lot $123/sqft · 78% above area

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new beginning in Detroit's vibrant 48224 community! Perfectly located near the conveniences of local shopping, dining, and major roadways, this home offers both comfort and long-term value. Inside, you'll find a bright and inviting layout featuring two cozy bedrooms and a full bathroom - ideal for first-time buyers, downsizers, or anyone looking for manageable living with room to grow. Beyond its welcoming feel, this property is also a smart investment in one of Detroit's most active real estate markets, where homes are known to move quickly. Whether you're ready to settle into homeownership for the very first time or add to your portfolio, this home offers a wonderful balance of lifestyle and financial opportunity.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($979 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

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 flat; 484 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 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.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 4y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $85k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 223 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 1940 — 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: 1.15% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (median comp): $51,815
• List price: $84,900
• Delta: 63.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11974 Duchess St	0.13mi	2/1.0	724 (+5%)	5mo	$37,000	$51	82
14981 Flanders St	0.44mi	2/1.0	755 (+9%)	1mo	$30,005	$40	63
11624 Wayburn St	0.40mi	3/1.0 (+1)	756 (+10%)	3mo	$17,000	$22	58
15001 Flanders St	0.42mi	2/1.0	769 (+11%)	6mo	$80,000	$104	56
11330 Stockwell St	0.31mi	2/1.0	766 (+11%)	18mo	$83,000	$108	52
12505 Laing St	0.62mi	3/1.0 (+1)	752 (+9%)	3mo	$54,600	$73	48
18714 Kelly Rd	0.66mi	2/1.0	706 (+2%)	24mo	$42,500	$60	45
18716 Kelly Rd	0.67mi	2/1.0	706 (+2%)	24mo	$42,500	$60	45
14915 Troester St	0.50mi	3/1.0 (+1)	755 (+9%)	14mo	$78,000	$103	44
11415 Stockwell St	0.34mi	2/2.0	768 (+11%)	20mo	$80,000	$104	44
10851 Somerset Ave	0.69mi	2/1.0	775 (+12%)	23mo	$84,500	$109	28

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-2,982
• Equity at exit: $12,659

10-year hold

• IRR: 3.6%
• Equity multiple: 1.23×
• Total profit: $5,532
• Equity at exit: $7,341

Cash invested: $23,772 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $979 high
• Mortgage (P&I): −$445
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $203

Break-even live

Break-even rent $722

Max offer price $84,900

Occupancy floor 74%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	0.36mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	0.54mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	0.64mi
16241 Seven Mile E Unit 4 Detroit, MI	1.0	1.0	650	$650	$1.00	44d	1	0.89mi
14103 Rochelle Ave Unit 3 Detroit, MI	1.0	1.0	700	$800	$1.14	44d	1	1.06mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	44d	1	1.06mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	1.20mi
13503 E McNichols Rd Unit 7 Detroit, MI	1.0	1.0	750	$800	$1.07	18d	1	1.38mi
15030 Rossini Dr Unit 2 Detroit, MI	1.0	1.0	720	$800	$1.11	44d	1	1.39mi
13067 Wade St Detroit, MI	2.0	1.0	660	$900	$1.36	5d	1	1.47mi

Listing history 40 events

1. 2026-05-06
   status Pending 741-char remark

   Show marketing remark (769 chars)

   Welcome to your new beginning in Detroit’s vibrant 48224 community! Perfectly located near the conveniences of local shopping, dining, and major roadways, this home offers both comfort and long-term value. Inside, you’ll find a bright and inviting layout featuring two cozy bedrooms and a full bathroom—ideal for first-time buyers, downsizers, or anyone looking for manageable living with room to grow. Beyond its welcoming feel, this property is also a smart investment in one of Detroit’s most active real estate markets, where homes are known to move quickly. Whether you’re ready to settle into homeownership for the very first time or add to your portfolio, this home offers a wonderful balance of lifestyle and financial opportunity.

2. 2026-05-06
   status Pending 769-char remark

   Show marketing remark (769 chars)

   Welcome to your new beginning in Detroit’s vibrant 48224 community! Perfectly located near the conveniences of local shopping, dining, and major roadways, this home offers both comfort and long-term value. Inside, you’ll find a bright and inviting layout featuring two cozy bedrooms and a full bathroom—ideal for first-time buyers, downsizers, or anyone looking for manageable living with room to grow. Beyond its welcoming feel, this property is also a smart investment in one of Detroit’s most active real estate markets, where homes are known to move quickly. Whether you’re ready to settle into homeownership for the very first time or add to your portfolio, this home offers a wonderful balance of lifestyle and financial opportunity.

3. 2025-11-05
   price $84,900 741-char remark

   Show marketing remark (741 chars)

   Welcome to your new beginning in Detroit's vibrant 48224 community! Perfectly located near the conveniences of local shopping, dining, and major roadways, this home offers both comfort and long-term value. Inside, you'll find a bright and inviting layout featuring two cozy bedrooms and a full bathroom - ideal for first-time buyers, downsizers, or anyone looking for manageable living with room to grow. Beyond its welcoming feel, this property is also a smart investment in one of Detroit's most active real estate markets, where homes are known to move quickly. Whether you're ready to settle into homeownership for the very first time or add to your portfolio, this home offers a wonderful balance of lifestyle and financial opportunity.

4. 2025-11-04
   price $84,900 769-char remark

   Show marketing remark (769 chars)

   Welcome to your new beginning in Detroit’s vibrant 48224 community! Perfectly located near the conveniences of local shopping, dining, and major roadways, this home offers both comfort and long-term value. Inside, you’ll find a bright and inviting layout featuring two cozy bedrooms and a full bathroom—ideal for first-time buyers, downsizers, or anyone looking for manageable living with room to grow. Beyond its welcoming feel, this property is also a smart investment in one of Detroit’s most active real estate markets, where homes are known to move quickly. Whether you’re ready to settle into homeownership for the very first time or add to your portfolio, this home offers a wonderful balance of lifestyle and financial opportunity.

5. 2025-10-22
   price $88,900 741-char remark

   Show marketing remark (741 chars)

   Welcome to your new beginning in Detroit's vibrant 48224 community! Perfectly located near the conveniences of local shopping, dining, and major roadways, this home offers both comfort and long-term value. Inside, you'll find a bright and inviting layout featuring two cozy bedrooms and a full bathroom - ideal for first-time buyers, downsizers, or anyone looking for manageable living with room to grow. Beyond its welcoming feel, this property is also a smart investment in one of Detroit's most active real estate markets, where homes are known to move quickly. Whether you're ready to settle into homeownership for the very first time or add to your portfolio, this home offers a wonderful balance of lifestyle and financial opportunity.

6. 2025-10-21
   price $88,900 769-char remark

   Show marketing remark (769 chars)

   Welcome to your new beginning in Detroit’s vibrant 48224 community! Perfectly located near the conveniences of local shopping, dining, and major roadways, this home offers both comfort and long-term value. Inside, you’ll find a bright and inviting layout featuring two cozy bedrooms and a full bathroom—ideal for first-time buyers, downsizers, or anyone looking for manageable living with room to grow. Beyond its welcoming feel, this property is also a smart investment in one of Detroit’s most active real estate markets, where homes are known to move quickly. Whether you’re ready to settle into homeownership for the very first time or add to your portfolio, this home offers a wonderful balance of lifestyle and financial opportunity.

7. 2025-10-09
   price $98,900 741-char remark

   Show marketing remark (741 chars)

   Welcome to your new beginning in Detroit's vibrant 48224 community! Perfectly located near the conveniences of local shopping, dining, and major roadways, this home offers both comfort and long-term value. Inside, you'll find a bright and inviting layout featuring two cozy bedrooms and a full bathroom - ideal for first-time buyers, downsizers, or anyone looking for manageable living with room to grow. Beyond its welcoming feel, this property is also a smart investment in one of Detroit's most active real estate markets, where homes are known to move quickly. Whether you're ready to settle into homeownership for the very first time or add to your portfolio, this home offers a wonderful balance of lifestyle and financial opportunity.

8. 2025-10-08
   price $98,900 769-char remark

   Show marketing remark (769 chars)

   Welcome to your new beginning in Detroit’s vibrant 48224 community! Perfectly located near the conveniences of local shopping, dining, and major roadways, this home offers both comfort and long-term value. Inside, you’ll find a bright and inviting layout featuring two cozy bedrooms and a full bathroom—ideal for first-time buyers, downsizers, or anyone looking for manageable living with room to grow. Beyond its welcoming feel, this property is also a smart investment in one of Detroit’s most active real estate markets, where homes are known to move quickly. Whether you’re ready to settle into homeownership for the very first time or add to your portfolio, this home offers a wonderful balance of lifestyle and financial opportunity.

9. 2025-09-25
   listed $99,900 Active 769-char remark

   Show marketing remark (741 chars)

   Welcome to your new beginning in Detroit's vibrant 48224 community! Perfectly located near the conveniences of local shopping, dining, and major roadways, this home offers both comfort and long-term value. Inside, you'll find a bright and inviting layout featuring two cozy bedrooms and a full bathroom - ideal for first-time buyers, downsizers, or anyone looking for manageable living with room to grow. Beyond its welcoming feel, this property is also a smart investment in one of Detroit's most active real estate markets, where homes are known to move quickly. Whether you're ready to settle into homeownership for the very first time or add to your portfolio, this home offers a wonderful balance of lifestyle and financial opportunity.

10. 2025-09-25
    listed $99,900 Active 741-char remark

    Show marketing remark (741 chars)

    Welcome to your new beginning in Detroit's vibrant 48224 community! Perfectly located near the conveniences of local shopping, dining, and major roadways, this home offers both comfort and long-term value. Inside, you'll find a bright and inviting layout featuring two cozy bedrooms and a full bathroom - ideal for first-time buyers, downsizers, or anyone looking for manageable living with room to grow. Beyond its welcoming feel, this property is also a smart investment in one of Detroit's most active real estate markets, where homes are known to move quickly. Whether you're ready to settle into homeownership for the very first time or add to your portfolio, this home offers a wonderful balance of lifestyle and financial opportunity.

11. 2025-04-26
    historical
12. 2025-04-26
    historical
13. 2025-03-03
    listed $48,900 Active
14. 2025-03-03
    listed $48,900 Active
15. 2025-03-01
    historical
16. 2025-03-01
    historical
17. 2024-12-10
    price $49,800
18. 2024-12-09
    price $49,800
19. 2024-08-09
    listed $49,900 Active
20. 2024-08-09
    listed $49,900 Active
21. 2024-08-01
    historical
22. 2024-07-31
    historical
23. 2024-01-18
    listed $38,500 Active
24. 2024-01-18
    listed $38,500 Active
25. 2023-12-01
    historical
26. 2023-11-30
    historical
27. 2023-10-27
    price $38,500
28. 2023-10-27
    price $38,500
29. 2023-08-08
    price $39,000
30. 2023-08-07
    price $39,000
31. 2023-05-04
    listed $39,500 Active
32. 2023-05-04
    listed $39,500 Active
33. 2023-04-30
    historical
34. 2023-04-30
    historical
35. 2023-02-02
    price $39,500
36. 2023-02-01
    price $39,500
37. 2022-12-06
    listed $39,900 Active
38. 2022-12-06
    listed $39,900 Active
39. 1995-07-21
    soldstatus $33,900
40. 1994-11-16
    soldstatus $13,000

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,190 · $99/mo
• Expected delta: +$117/yr (+$10/mo · 10.9%)

ⓘ 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 ≥95°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: $11,748
• − Mortgage interest: −$4,756
• − Property taxes: −$1,073
• − Insurance: −$424
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,470
• Taxable income: $1,146
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $2,166/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+553.1% since first listed

40 events — show timeline

• 2026-05-06 Pending — MiRealSource-MiMLS
• 2026-05-06 Pending — REALCOMP
• 2025-11-05 Price Changed $84,900 MiRealSource-MiMLS
• 2025-11-04 Price Changed $84,900 REALCOMP
• 2025-10-22 Price Changed $88,900 MiRealSource-MiMLS
• 2025-10-21 Price Changed $88,900 REALCOMP
• 2025-10-09 Price Changed $98,900 MiRealSource-MiMLS
• 2025-10-08 Price Changed $98,900 REALCOMP
• 2025-09-25 Listed $99,900 REALCOMP
• 2025-09-25 Listed $99,900 MiRealSource-MiMLS
• 2025-04-26 Listing Removed — MiRealSource-MiMLS
• 2025-04-26 Listing Removed — REALCOMP
• 2025-03-03 Listed $48,900 REALCOMP
• 2025-03-03 Listed $48,900 MiRealSource-MiMLS
• 2025-03-01 Listing Removed — MiRealSource-MiMLS
• 2025-03-01 Listing Removed — REALCOMP
• 2024-12-10 Price Changed $49,800 MiRealSource-MiMLS
• 2024-12-09 Price Changed $49,800 REALCOMP
• 2024-08-09 Listed $49,900 REALCOMP
• 2024-08-09 Listed $49,900 MiRealSource-MiMLS
• 2024-08-01 Listing Removed — MiRealSource-MiMLS
• 2024-07-31 Listing Removed — REALCOMP
• 2024-01-18 Listed $38,500 MiRealSource-MiMLS
• 2024-01-18 Listed $38,500 REALCOMP
• 2023-12-01 Listing Removed — MiRealSource-MiMLS
• 2023-11-30 Listing Removed — REALCOMP
• 2023-10-27 Price Changed $38,500 MiRealSource-MiMLS
• 2023-10-27 Price Changed $38,500 REALCOMP
• 2023-08-08 Price Changed $39,000 MiRealSource-MiMLS
• 2023-08-07 Price Changed $39,000 REALCOMP
• 2023-05-04 Listed $39,500 MiRealSource-MiMLS
• 2023-05-04 Listed $39,500 REALCOMP
• 2023-04-30 Listing Removed — MiRealSource-MiMLS
• 2023-04-30 Listing Removed — REALCOMP
• 2023-02-02 Price Changed $39,500 MiRealSource-MiMLS
• 2023-02-01 Price Changed $39,500 REALCOMP
• 2022-12-06 Listed $39,900 MiRealSource-MiMLS
• 2022-12-06 Listed $39,900 REALCOMP
• 1995-07-21 Sold (Public Records) $33,900 Public Records
• 1994-11-16 Sold (Public Records) $13,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,073 · -8.4% YoY. Source: county tax records.