11159 Findlay St · Detroit, MI 48205

$62,020

3 bd · 1.0 ba · 1,005 sqft · SingleFamily public records · 54 Days on market

Built 1954 3,920 sqft lot $62/sqft · 38% above area Est $45k · 38% over

---

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

Presenting an amazing investment opportunity. This property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1954

Property features AI

Finance

• Other: Property listed as residential single-family
• Financial info: Tax amount listed (financial details excluded)
• HOA & community: HOA details not specified

Exterior

• Parking: Detached garage with 1 garage space
• Security: Security details not specified
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Aluminum siding exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 35 x 108.62; Lot about 0.09 acres

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Total of 3 rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 10.2% 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); 373 active listings in the ZIP; 26 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 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 $429 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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: property tax is 4.6% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,159 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.16% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.18%
• DSCR: 2.43
• GRM: 3.9

CMA / ARV

• ARV (median comp): $45,075
• List price: $62,020
• Delta: 37.59%
• 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
11147 Findlay St	0.00mi	2/1.0 (-1)	1,028 (+2%)	3mo	$35,000	$34	88
11454 Sanford St	0.17mi	3/1.0	1,018 (+1%)	6mo	$35,000	$34	85
11566 Sanford St	0.25mi	3/1.0	1,048 (+4%)	2mo	$55,000	$52	80
11053 Flanders St	0.22mi	2/1.0 (-1)	968 (-4%)	2mo	$20,000	$21	77
12000 Findlay St	0.42mi	3/1.0	1,000 (-0%)	4mo	$62,500	$63	76
11294 Engleside St	0.28mi	2/1.0 (-1)	986 (-2%)	4mo	$85,000	$86	76
11085 Kenmoor St	0.39mi	3/1.0	1,025 (+2%)	6mo	$66,300	$65	73
12112 Findlay St	0.54mi	3/1.0	1,026 (+2%)	0mo	$23,000	$22	71
11455 Kenmoor St	0.38mi	3/1.5	955 (-5%)	4mo	$119,000	$125	69
12019 Sanford St	0.45mi	3/1.0	1,149 (+14%)	2mo	$31,500	$27	54
17130 Beland St	0.61mi	3/1.5	1,096 (+9%)	8mo	$42,500	$39	48
12802 Dresden St	0.63mi	3/1.0	1,152 (+15%)	5mo	$25,000	$22	42

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: 25.1%
• Equity multiple: 2.01×
• Total profit: $17,523
• Equity at exit: $9,247

10-year hold

• IRR: 31.6%
• Equity multiple: 3.60×
• Total profit: $45,172
• Equity at exit: $5,362

Cash invested: $17,366 (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: 373
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,337 high
• Mortgage (P&I): −$325
• Tax from tax record: −$239 /mo · $2,871/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $466

Break-even live

Break-even rent $747

Max offer price $62,020

Occupancy floor 60%

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: $15,505
• Closing costs: $1,861
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	17d	1	0.33mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	0.34mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	0.37mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	0.41mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	15d	1	0.44mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	17d	1	0.52mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.52mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	17d	1	0.65mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	17d	1	0.86mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	0.95mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	0.95mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	1.00mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	1.07mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	17d	1	1.12mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	18d	1	1.15mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	17d	1	1.16mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	2d	1	1.17mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	17d	1	1.21mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	18d	1	1.23mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	1.30mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	17d	1	1.36mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	1.37mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	1.41mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	1.43mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	1.43mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	1.49mi

Listing history 38 events

1. 2026-06-18
   days on market $62,020 Active 54 DOM
2. 2026-06-17
   days on market $62,020 Active 53 DOM
3. 2026-06-15
   days on market $62,020 Active 51 DOM
4. 2026-06-13
   days on market $62,020 Active 49 DOM
5. 2026-06-13
   days on market $62,020 Active 48 DOM
6. 2026-06-09
   days on market $62,020 Active 45 DOM
7. 2026-06-08
   days on market $62,020 Active 44 DOM
8. 2026-06-07
   days on market $62,020 Active 43 DOM
9. 2026-06-04
   days on market $62,020 Active 40 DOM
10. 2026-06-03
    days on market $62,020 Active 39 DOM
11. 2026-06-02
    days on market $62,020 Active 38 DOM
12. 2026-06-01
    days on market $62,020 Active 37 DOM
13. 2026-05-31
    days on market $62,020 Active 36 DOM
14. 2026-04-25
    listed $62,020 Active 289-char remark

    Show marketing remark (289 chars)

    Presenting an amazing investment opportunity. This property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

15. 2026-04-25
    listed $62,020 Active 289-char remark

    Show marketing remark (289 chars)

    Presenting an amazing investment opportunity. This property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

16. 2025-10-15
    historical Accepting Backup Offers
17. 2025-10-15
    historical Active Under Contract
18. 2025-10-15
    historical
19. 2025-10-15
    historical
20. 2025-09-20
    price $65,000
21. 2025-09-19
    price $65,000
22. 2025-09-18
    listed $6,500 Active
23. 2025-09-18
    listed $6,500 Active
24. 2025-03-14
    soldstatus $58,000 Closed
25. 2025-03-14
    soldstatus $58,000 Closed
26. 2025-01-24
    status Pending
27. 2025-01-24
    status Pending
28. 2024-11-28
    price $58,000
29. 2024-11-28
    price $58,000
30. 2024-11-07
    listed $65,000 Active
31. 2024-11-07
    listed $65,000 Active
32. 2008-08-30
    historical
33. 2008-06-03
    listed $35,000
34. 2006-12-30
    historical
35. 2006-03-30
    listed $55,000
36. 2005-10-11
    historical
37. 2005-07-11
    listed $49,900
38. 2002-08-19
    soldstatus $23,500

ⓘ 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: $2,871 · $239/mo
• Projected year-2 tax: $2,871 · $239/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 ≥96°F today · 14 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: $16,041
• − Mortgage interest: −$3,474
• − Property taxes: −$2,871
• − Insurance: −$310
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$1,804
• Taxable income: $5,015
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $4,385/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

+163.9% since first listed

25 events — show timeline

• 2026-04-25 Listed $62,020 REALCOMP
• 2026-04-25 Listed $62,020 MiRealSource-MiMLS
• 2025-10-15 Contingent — MiRealSource-MiMLS
• 2025-10-15 Contingent — REALCOMP
• 2025-10-15 Listing Removed — REALCOMP
• 2025-10-15 Listing Removed — MiRealSource-MiMLS
• 2025-09-20 Price Changed $65,000 MiRealSource-MiMLS
• 2025-09-19 Price Changed $65,000 REALCOMP
• 2025-09-18 Listed $6,500 REALCOMP
• 2025-09-18 Listed $6,500 MiRealSource-MiMLS
• 2025-03-14 Sold (MLS) $58,000 MiRealSource-MiMLS
• 2025-03-14 Sold (MLS) $58,000 REALCOMP
• 2025-01-24 Pending — MiRealSource-MiMLS
• 2025-01-24 Pending — REALCOMP
• 2024-11-28 Price Changed $58,000 MiRealSource-MiMLS
• 2024-11-28 Price Changed $58,000 REALCOMP
• 2024-11-07 Listed $65,000 MiRealSource-MiMLS
• 2024-11-07 Listed $65,000 REALCOMP
• 2008-08-30 Listing Removed — MiRealSource-MiMLS
• 2008-06-03 Listed $35,000 MiRealSource-MiMLS
• 2006-12-30 Listing Removed — MiRealSource-MiMLS
• 2006-03-30 Listed $55,000 MiRealSource-MiMLS
• 2005-10-11 Listing Removed — MiRealSource-MiMLS
• 2005-07-11 Listed $49,900 MiRealSource-MiMLS
• 2002-08-19 Sold (Public Records) $23,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,871 · +207.7% YoY. Source: county tax records.