9911 Littlefield St · Detroit, MI 48227

$90,000

6 bd · 1.5 ba · 1,807 sqft · SingleFamily public records · 64 Days on market

Built 1939 5,227 sqft lot $50/sqft · at area comps Est $91k · at est.

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Why this score? — see what drove the B- 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
• ARV discount +8.2/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great addition to your portfolio! This 2-unit multi-family property at 9911 Littlefield offers a solid footprint and excellent value-add potential. Each unit features a functional layout, perfect for maximizing rental income once refreshed. The property is being sold As-Is, and the buyer will need to install both furnaces and both water tanks. Cash offers only. Bring your contractor and your vision to turn this diamond in the rough into a high-performing income generator. Schedule your showing today!

Key facts

• 5,227 sq ft lot
• Built 1939
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 6-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $695 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 10.0% 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: 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.
• Zoned schools: Mackenzie Elementarymiddle School (math 2% / reading 2%, grade F, #1,384 of 1,397 statewide, top 100%, 909 students, 88% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 393 active listings in the ZIP; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,764/mo this rent would consume 58% of the median local household income ($37k/yr) (locally 2371% 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 $622 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.96% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.10%
• DSCR: 2.47
• GRM: 4.3

CMA / ARV

• ARV (median comp): $91,336
• List price: $90,000
• Delta: -1.46%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10054 Littlefield St	0.14mi	5/2.0 (-1)	1,562 (-14%)	17mo	$60,000	$38	50
8860 Appoline St	0.71mi	5/1.5 (-1)	1,561 (-14%)	4mo	$61,272	$39	36

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.37×
• Total profit: $34,476
• Equity at exit: $13,419

10-year hold

• IRR: 40.1%
• Equity multiple: 5.28×
• Total profit: $107,735
• Equity at exit: $7,782

Cash invested: $25,200 (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 48227

• Rents YoY: 5.6%
• Active inventory: 393
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$189 /mo · $2,270/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $695

Break-even live

Break-even rent $884

Max offer price $90,000

Occupancy floor 56%

Sensitivity live

Price	-10% $746	-5% $721	+0% $695	+5% $670	+10% $644
Rent	-10% $556	-5% $625	+0% $695	+5% $765	+10% $834
Rate	-1.0pp $740	-0.5pp $718	base $695	+0.5pp $672	+1.0pp $648

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-08
   historical
2. 2026-03-22
   price $90,000
3. 2026-03-21
   price $90,000
4. 2026-03-10
   listed $100,000 Active
5. 2026-03-10
   listed $100,000 Active
6. 2022-08-12
   soldstatus $120,000
7. 2022-08-11
   soldstatus $120,000 Sold
8. 2022-08-11
   soldstatus $120,000 Closed
9. 2022-06-23
   status Pending
10. 2022-06-23
    status Pending
11. 2022-06-13
    price $118,900
12. 2022-06-13
    price $118,900
13. 2022-05-25
    listed $119,900 Active
14. 2022-05-25
    listed $119,900 Active
15. 2018-09-24
    soldstatus $82,250
16. 2014-02-11
    historical
17. 2014-02-11
    historical
18. 2014-01-19
    listed $15,000
19. 2014-01-19
    listed $15,000

ⓘ 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: $2,270 · $189/mo
• Projected year-2 tax: $2,270 · $189/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,170
• − Mortgage interest: −$5,041
• − Property taxes: −$2,270
• − Insurance: −$450
• − Repairs & maintenance: −$1,694
• − Management: −$1,694
• − Depreciation: −$2,618
• Taxable income: $7,404
• Est. tax owed @ 24.0%: −$1,777
• After-tax cash flow: $6,564/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+500.0% since first listed

19 events — show timeline

• 2026-05-08 Listing Removed — MiRealSource-MiMLS
• 2026-03-22 Price Changed $90,000 MiRealSource-MiMLS
• 2026-03-21 Price Changed $90,000 REALCOMP
• 2026-03-10 Listed $100,000 MiRealSource-MiMLS
• 2026-03-10 Listed $100,000 REALCOMP
• 2022-08-12 Sold (Public Records) $120,000 Public Records
• 2022-08-11 Sold (MLS) $120,000 MiRealSource-MiMLS
• 2022-08-11 Sold (MLS) $120,000 REALCOMP
• 2022-06-23 Pending — MiRealSource-MiMLS
• 2022-06-23 Pending — REALCOMP
• 2022-06-13 Price Changed $118,900 MiRealSource-MiMLS
• 2022-06-13 Price Changed $118,900 REALCOMP
• 2022-05-25 Listed $119,900 MiRealSource-MiMLS
• 2022-05-25 Listed $119,900 REALCOMP
• 2018-09-24 Sold (Public Records) $82,250 Public Records
• 2014-02-11 Listing Removed — REALCOMP
• 2014-02-11 Listing Removed — MiRealSource-MiMLS
• 2014-01-19 Listed $15,000 REALCOMP
• 2014-01-19 Listed $15,000 MiRealSource-MiMLS

Property tax history

+8.3%/yr

Latest (2025): $2,270 · -37.8% YoY. Source: county tax records.