11360 Minock St · Detroit, MI 48228

$94,900

3 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 11 Days on market

Built 1949 5,227 sqft lot Est $82k · 16% 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful brick home with all new carpet and paint throughout, three bedrooms with garage, living room with picture window opens to dining area with plenty of space for meals with family and friends. Spacious kitchen With newer Counter top and sink. Salad full ceramic bathroom, upstairs you'll find a larger private bedroom with separate room for home office, study Etc. Full, clean basement with glass block windows, Newer roof, circuit breaker Electric. Some newer vinyl windows, Steel Doors, fenced yard features garage with electric, .. House is priced to sell, pee approved buyers come & see. .. real value here. ..

Key facts

• 5,227 sq ft lot
• Garage
• Built 1949

Property features AI

Exterior

• Parking: Detached 1-car garage; Detached parking
• Utilities: Public water
• Home design: Single family residence; Residential property; Built in 1949
• Construction: Brick construction; Built in 1949
• Exterior features: Brick exterior; Lot size approximately 0.12 acres

Interior

• Kitchen: Kitchen (standard appliances not specified)
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Den (could serve as an additional bedroom or office)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heating present
• Interior features: Full basement; 6 total rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

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 soft (-2.3%/yr); 367 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).
• At $1,204/mo this rent would consume 47% of the median local household income ($31k/yr) (locally 4144% 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 $656 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.
• Current owner paid $9k; list at $95k implies a 1004% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1949 — 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: 1.27% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.07%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $81,807
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10006 Auburn St	0.13mi	3/1.0	1,150 (-6%)	1mo	$63,000	$55	83
9570 Westwood St	0.32mi	3/1.0	1,188 (-3%)	1mo	$80,000	$67	80
9977 Evergreen Ave	0.26mi	3/1.0	1,150 (-6%)	2mo	$86,000	$75	76
11320 Artesian St	0.31mi	4/1.0 (+1)	1,200 (-2%)	4mo	$60,000	$50	74
9639 Minock St	0.25mi	3/2.0	1,154 (-6%)	6mo	$119,900	$104	70
11380 Plainview Ave	0.13mi	3/1.5	1,076 (-12%)	6mo	$40,000	$37	67
11646 Glastonbury Ave	0.46mi	3/2.0	1,189 (-3%)	4mo	$50,000	$42	66
11706 Auburn St	0.23mi	3/2.0	1,092 (-11%)	6mo	$85,000	$78	63
12011 Evergreen Ave	0.35mi	2/1.0 (-1)	1,112 (-9%)	6mo	$39,000	$35	58
9608 Piedmont St	0.34mi	3/1.0	1,048 (-14%)	4mo	$74,900	$71	57
20627 Patton Ct	0.54mi	3/1.5	1,100 (-10%)	3mo	$105,000	$95	54
9328 Patton St	0.70mi	3/1.0	1,062 (-13%)	1mo	$50,000	$47	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $948
• Equity at exit: $14,150

10-year hold

• IRR: 7.4%
• Equity multiple: 1.48×
• Total profit: $12,780
• Equity at exit: $8,205

Cash invested: $26,572 (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 48228

• Rents YoY: -2.3%
• Active inventory: 367
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,204 high
• Mortgage (P&I): −$498
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $312

Break-even live

Break-even rent $809

Max offer price $94,900

Occupancy floor 69%

Sensitivity live

Price	-10% $365	-5% $338	+0% $312	+5% $285	+10% $258
Rent	-10% $216	-5% $264	+0% $312	+5% $359	+10% $407
Rate	-1.0pp $359	-0.5pp $336	base $312	+0.5pp $287	+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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	19d	1	0.34mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	23d	1	0.34mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	45d	1	0.38mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.46mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	45d	1	0.50mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	25d	1	0.54mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.61mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.62mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.62mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.63mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.63mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.63mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.64mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.64mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	18d	1	0.64mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	0.64mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.65mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	45d	1	0.67mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	0.73mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.84mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.85mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.85mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.86mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.86mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	0.88mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	45d	1	0.99mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	45d	1	1.01mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	6d	1	1.02mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	45d	1	1.03mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.04mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	1.04mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	19d	1	1.05mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.06mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	12d	1	1.10mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	45d	1	1.11mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	6d	1	1.16mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	45d	1	1.18mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	1.18mi
13581 Penrod St Detroit, MI	4.0	1.0	1152	$1,200	$1.04	45d	1	1.20mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	1.22mi

Listing history 14 events

1. 2026-06-02
   statusdays on market $94,900 Pending 11 DOM
2. 2026-06-01
   days on market $94,900 Active 10 DOM
3. 2026-05-31
   days on market $94,900 Active 9 DOM
4. 2026-05-22
   listed $94,900 Active 627-char remark

   Show marketing remark (627 chars)

   Wonderful brick home with all new carpet and paint throughout, three bedrooms with garage, living room with picture window opens to dining area with plenty of space for meals with family and friends. Spacious kitchen With newer Counter top and sink. Salad full ceramic bathroom, upstairs you'll find a larger private bedroom with separate room for home office, study Etc. Full, clean basement with glass block windows, Newer roof, circuit breaker Electric. Some newer vinyl windows, Steel Doors, fenced yard features garage with electric, .. House is priced to sell, pee approved buyers come & see. .. real value here. ..

5. 2026-05-22
   listed $94,900 Active 627-char remark

   Show marketing remark (627 chars)

   Wonderful brick home with all new carpet and paint throughout, three bedrooms with garage, living room with picture window opens to dining area with plenty of space for meals with family and friends. Spacious kitchen With newer Counter top and sink. Salad full ceramic bathroom, upstairs you'll find a larger private bedroom with separate room for home office, study Etc. Full, clean basement with glass block windows, Newer roof, circuit breaker Electric. Some newer vinyl windows, Steel Doors, fenced yard features garage with electric, .. House is priced to sell, pee approved buyers come & see. .. real value here. ..

6. 2026-05-22
   listed $94,900 Active

   Show marketing remark (627 chars)

   Wonderful brick home with all new carpet and paint throughout, three bedrooms with garage, living room with picture window opens to dining area with plenty of space for meals with family and friends. Spacious kitchen With newer Counter top and sink. Salad full ceramic bathroom, upstairs you'll find a larger private bedroom with separate room for home office, study Etc. Full, clean basement with glass block windows, Newer roof, circuit breaker Electric. Some newer vinyl windows, Steel Doors, fenced yard features garage with electric, .. House is priced to sell, pee approved buyers come & see. .. real value here. ..

7. 2010-09-28
   soldstatus $8,599
8. 2010-08-20
   listed $6,000
9. 1999-03-25
   soldstatus $63,500
10. 1999-03-09
    historical
11. 1998-11-09
    listed $65,000
12. 1996-04-16
    soldstatus $44,000
13. 1993-04-15
    soldstatus $36,500
14. 1992-10-02
    soldstatus $22,000

ⓘ 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: $1,225 · $102/mo
• Projected year-2 tax: $1,343 · $112/mo
• Expected delta: +$118/yr (+$10/mo · 9.7%)

ⓘ 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 ≥99°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: $14,443
• − Mortgage interest: −$5,316
• − Property taxes: −$1,225
• − Insurance: −$474
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$2,761
• Taxable income: $2,357
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $3,173/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+331.4% since first listed

11 events — show timeline

• 2026-05-22 Listed $94,900 SW Michigan MLS
• 2026-05-22 Listed $94,900 MiRealSource-MiMLS
• 2026-05-22 Listed $94,900 REALCOMP
• 2010-09-28 Sold (MLS) $8,599 REALCOMP
• 2010-08-20 Listed $6,000 REALCOMP
• 1999-03-25 Sold (Public Records) $63,500 Public Records
• 1999-03-09 Listing Removed — REALCOMP
• 1998-11-09 Listed $65,000 REALCOMP
• 1996-04-16 Sold (Public Records) $44,000 Public Records
• 1993-04-15 Sold (Public Records) $36,500 Public Records
• 1992-10-02 Sold (Public Records) $22,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,225 · -53.9% YoY. Source: county tax records.