11830 Corbett Ave · Detroit, MI 48213

$42,999

2 bd · 1.0 ba · 947 sqft · SingleFamily public records · 248 Days on market

Built 1942 4,792 sqft lot Est $36k · 19% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 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

The property has been completely redone from the walls in, with new drywall, painting, plumbing, electrical and a new furnace and duct work. The roof has also been replaced within the last 5 years, and all of the floors have been updated with tiled kitchen and bathroom and hardwood throughout. There is an operational fireplace in the living room, and a large basement for extra storage. The property has been outfitted with outside cameras for added security. Additionally, the lot next to the house will be included in the sale (11840 Corbett).

Key facts

• 4,792 sq ft lot
• Garage
• Built 1942

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.5% 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: 190 active listings in the ZIP; 15 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 42% of the median local income ($34k/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 $297 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $16k; list at $43k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,839 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 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 1942 — 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: 2.74% ✓
• Cap rate: 24.47%
• Cash-on-cash: 64.92%
• DSCR: 3.89
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $35,986
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12016 Elmdale St	0.09mi	2/1.0	948 (+0%)	24mo	$60,000	$63	76
12561 Maiden St	0.43mi	3/1.0 (+1)	963 (+2%)	1mo	$69,690	$72	71
12521 Chelsea St	0.45mi	2/1.0	953 (+1%)	18mo	$27,000	$28	63
12541 Camden St	0.43mi	2/1.0	1,014 (+7%)	9mo	$29,525	$29	61
12623 Wade St	0.49mi	3/1.0 (+1)	948 (+0%)	22mo	$30,000	$32	53
12389 Camden St	0.38mi	2/1.0	864 (-9%)	18mo	$40,000	$46	53
12534 Evanston St	0.47mi	3/1.0 (+1)	960 (+1%)	21mo	$65,000	$68	53
11151 Rosemary St	0.61mi	3/1.0 (+1)	1,000 (+6%)	10mo	$29,900	$30	49
13067 Wade St	0.75mi	2/1.0	910 (-4%)	16mo	$28,000	$31	45
8801 E Outer Dr	0.66mi	3/1.5 (+1)	1,047 (+11%)	1mo	$40,000	$38	44
8750 E Outer Dr	0.59mi	3/1.0 (+1)	1,070 (+13%)	7mo	$102,000	$95	40
12780 Evanston St	0.65mi	3/2.5 (+1)	1,074 (+13%)	9mo	$17,500	$16	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.1%
• Equity multiple: 3.87×
• Total profit: $34,523
• Equity at exit: $6,411

10-year hold

• IRR: 68.5%
• Equity multiple: 7.94×
• Total profit: $83,510
• Equity at exit: $3,718

Cash invested: $12,040 (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 48213

• Active inventory: 190
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,180 high
• Mortgage (P&I): −$225
• Tax from tax record: −$38 /mo · $451/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $651

Break-even live

Break-even rent $356

Max offer price $42,999

Occupancy floor 40%

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	0.26mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	15d	1	0.70mi
13067 Wade St Detroit, MI	2.0	1.0	660	$900	$1.36	5d	1	0.73mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.80mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	0.92mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	17d	1	1.05mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	1.06mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	1.15mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	1.22mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	17d	1	1.29mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	1.31mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	17d	1	1.31mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	1.40mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	17d	1	1.42mi
5076 Chalmers St Unit 5074 Detroit, MI	1.0	1.0	700	$925	$1.32	24d	1	1.46mi

Listing history 16 events

1. 2024-12-17
   status Pending
2. 2024-06-11
   status Pending 547-char remark

   Show marketing remark (547 chars)

   The property has been completely redone from the walls in, with new drywall, painting, plumbing, electrical and a new furnace and duct work. The roof has also been replaced within the last 5 years, and all of the floors have been updated with tiled kitchen and bathroom and hardwood throughout. There is an operational fireplace in the living room, and a large basement for extra storage. The property has been outfitted with outside cameras for added security. Additionally, the lot next to the house will be included in the sale (11840 Corbett).

3. 2024-06-11
   status Pending

   Show marketing remark (547 chars)

   The property has been completely redone from the walls in, with new drywall, painting, plumbing, electrical and a new furnace and duct work. The roof has also been replaced within the last 5 years, and all of the floors have been updated with tiled kitchen and bathroom and hardwood throughout. There is an operational fireplace in the living room, and a large basement for extra storage. The property has been outfitted with outside cameras for added security. Additionally, the lot next to the house will be included in the sale (11840 Corbett).

4. 2024-04-07
   price $42,999 547-char remark

   Show marketing remark (547 chars)

   The property has been completely redone from the walls in, with new drywall, painting, plumbing, electrical and a new furnace and duct work. The roof has also been replaced within the last 5 years, and all of the floors have been updated with tiled kitchen and bathroom and hardwood throughout. There is an operational fireplace in the living room, and a large basement for extra storage. The property has been outfitted with outside cameras for added security. Additionally, the lot next to the house will be included in the sale (11840 Corbett).

5. 2024-04-07
   price $42,999

   Show marketing remark (547 chars)

   The property has been completely redone from the walls in, with new drywall, painting, plumbing, electrical and a new furnace and duct work. The roof has also been replaced within the last 5 years, and all of the floors have been updated with tiled kitchen and bathroom and hardwood throughout. There is an operational fireplace in the living room, and a large basement for extra storage. The property has been outfitted with outside cameras for added security. Additionally, the lot next to the house will be included in the sale (11840 Corbett).

6. 2023-11-14
   price $36,999 547-char remark

   Show marketing remark (547 chars)

   The property has been completely redone from the walls in, with new drywall, painting, plumbing, electrical and a new furnace and duct work. The roof has also been replaced within the last 5 years, and all of the floors have been updated with tiled kitchen and bathroom and hardwood throughout. There is an operational fireplace in the living room, and a large basement for extra storage. The property has been outfitted with outside cameras for added security. Additionally, the lot next to the house will be included in the sale (11840 Corbett).

7. 2023-11-13
   price $36,999
8. 2023-10-20
   status Active 547-char remark

   Show marketing remark (547 chars)

   The property has been completely redone from the walls in, with new drywall, painting, plumbing, electrical and a new furnace and duct work. The roof has also been replaced within the last 5 years, and all of the floors have been updated with tiled kitchen and bathroom and hardwood throughout. There is an operational fireplace in the living room, and a large basement for extra storage. The property has been outfitted with outside cameras for added security. Additionally, the lot next to the house will be included in the sale (11840 Corbett).

9. 2023-10-20
   status Active

   Show marketing remark (547 chars)

   The property has been completely redone from the walls in, with new drywall, painting, plumbing, electrical and a new furnace and duct work. The roof has also been replaced within the last 5 years, and all of the floors have been updated with tiled kitchen and bathroom and hardwood throughout. There is an operational fireplace in the living room, and a large basement for extra storage. The property has been outfitted with outside cameras for added security. Additionally, the lot next to the house will be included in the sale (11840 Corbett).

10. 2023-10-18
    status Pending 547-char remark

    Show marketing remark (547 chars)

    The property has been completely redone from the walls in, with new drywall, painting, plumbing, electrical and a new furnace and duct work. The roof has also been replaced within the last 5 years, and all of the floors have been updated with tiled kitchen and bathroom and hardwood throughout. There is an operational fireplace in the living room, and a large basement for extra storage. The property has been outfitted with outside cameras for added security. Additionally, the lot next to the house will be included in the sale (11840 Corbett).

11. 2023-10-18
    status Pending

    Show marketing remark (547 chars)

    The property has been completely redone from the walls in, with new drywall, painting, plumbing, electrical and a new furnace and duct work. The roof has also been replaced within the last 5 years, and all of the floors have been updated with tiled kitchen and bathroom and hardwood throughout. There is an operational fireplace in the living room, and a large basement for extra storage. The property has been outfitted with outside cameras for added security. Additionally, the lot next to the house will be included in the sale (11840 Corbett).

12. 2023-10-06
    listed $39,900 Active 547-char remark

    Show marketing remark (547 chars)

    The property has been completely redone from the walls in, with new drywall, painting, plumbing, electrical and a new furnace and duct work. The roof has also been replaced within the last 5 years, and all of the floors have been updated with tiled kitchen and bathroom and hardwood throughout. There is an operational fireplace in the living room, and a large basement for extra storage. The property has been outfitted with outside cameras for added security. Additionally, the lot next to the house will be included in the sale (11840 Corbett).

13. 2023-10-06
    listed $39,900 Active

    Show marketing remark (547 chars)

    The property has been completely redone from the walls in, with new drywall, painting, plumbing, electrical and a new furnace and duct work. The roof has also been replaced within the last 5 years, and all of the floors have been updated with tiled kitchen and bathroom and hardwood throughout. There is an operational fireplace in the living room, and a large basement for extra storage. The property has been outfitted with outside cameras for added security. Additionally, the lot next to the house will be included in the sale (11840 Corbett).

14. 2023-10-05
    historical $39,900 547-char remark

    Show marketing remark (547 chars)

    The property has been completely redone from the walls in, with new drywall, painting, plumbing, electrical and a new furnace and duct work. The roof has also been replaced within the last 5 years, and all of the floors have been updated with tiled kitchen and bathroom and hardwood throughout. There is an operational fireplace in the living room, and a large basement for extra storage. The property has been outfitted with outside cameras for added security. Additionally, the lot next to the house will be included in the sale (11840 Corbett).

15. 2023-10-05
    historical $39,900

    Show marketing remark (547 chars)

    The property has been completely redone from the walls in, with new drywall, painting, plumbing, electrical and a new furnace and duct work. The roof has also been replaced within the last 5 years, and all of the floors have been updated with tiled kitchen and bathroom and hardwood throughout. There is an operational fireplace in the living room, and a large basement for extra storage. The property has been outfitted with outside cameras for added security. Additionally, the lot next to the house will be included in the sale (11840 Corbett).

16. 2001-07-12
    soldstatus $16,000

ⓘ 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: $451 · $38/mo
• Projected year-2 tax: $557 · $46/mo
• Expected delta: +$105/yr (+$9/mo · 23.4%)

ⓘ 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) · 27% 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: $14,162
• − Mortgage interest: −$2,409
• − Property taxes: −$451
• − Insurance: −$215
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − Depreciation: −$1,251
• Taxable income: $7,570
• Est. tax owed @ 24.0%: −$1,817
• After-tax cash flow: $5,999/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+168.7% since first listed

16 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2024-06-11 Pending — MiRealSource-MiMLS
• 2024-06-11 Pending — REALCOMP
• 2024-04-07 Price Changed $42,999 MiRealSource-MiMLS
• 2024-04-07 Price Changed $42,999 REALCOMP
• 2023-11-14 Price Changed $36,999 MiRealSource-MiMLS
• 2023-11-13 Price Changed $36,999 REALCOMP
• 2023-10-20 Relisted — MiRealSource-MiMLS
• 2023-10-20 Relisted — REALCOMP
• 2023-10-18 Pending — MiRealSource-MiMLS
• 2023-10-18 Pending — REALCOMP
• 2023-10-06 Listed $39,900 MiRealSource-MiMLS
• 2023-10-06 Listed $39,900 REALCOMP
• 2023-10-05 Coming Soon $39,900 MiRealSource-MiMLS
• 2023-10-05 Coming Soon $39,900 REALCOMP
• 2001-07-12 Sold (Public Records) $16,000 Public Records

Property tax history

-8.9%/yr

Latest (2025): $451 · -52.3% YoY. Source: county tax records.