1423 Sunset Blvd · Detroit Beach, MI 48162

$229,900

4 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 4 Days on market

Built 1954 6,098 sqft lot Est $227k · at est.

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Why this score? — see what drove the D 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 +15.3/30.0
• ARV discount +6.9/15.0
• DSCR +4.7/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home in State Park Subdivision is ready for a new owner. Lots of natural light in the living room and newer flooring. Hardwood floors on main level. Large eat in kitchen with lots of cupboard space. Stove and refrigerator stay. Around the corner can be a dining room or a mud room. First floor laundry. 2 bedrooms on the first floor. 1 has a walk in closet with storage space behind it. 2 large bedrooms upstairs with a sitting area or play room area. Lots of uses for that space. 2 full bathrooms. 1 on the main recently remodeled and 1 upstairs. Furnace 2 years old. Back deck with a hot tub room or enclosed porch. You will love sitting on the long front porch and socializing with the neighbors.

Key facts

• Large eat in kitchen
• Recently remodeled
• Walk in closet

Tags

• HARDWOOD FLOORS
• LARGE EAT IN KITCHEN
• LOTS OF CUPBOARD SPACE
• WALK IN CLOSET
• SITTING AREA
• RECENTLY REMODELED

Property features AI

Finance

• Other: Lot dimensions approximately 60 x 102 (0.14 acres); Subdivision: STATE PARK; Cross street: N Dixie Hwy / James
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Vinyl siding; Crawl space foundation; Built above grade finished area of 1,596 (square feet)
• Exterior features: Porch; Fenced yard; Shed(s)

Interior

• Kitchen: Oven, Refrigerator, Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Therapeutic whirlpool; Oven, Refrigerator, Range

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (21.2% below list).
• Recommended offer: $181k (21.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#292 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Jefferson Schools (Monroe) (rural): math 19% / reading 38% proficiency, ranked #358 of 540 in MI (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 123 active listings in the ZIP; 264 units permitted in Monroe County in 2024 (40 in 5+ unit buildings).
• This rent runs 32% of the median local income ($68k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 19y 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 $155k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,127 (21.2% below list)

Questions for the listing agent

1. Built in 1954 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $226,632
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1423 Sunset Blvd	0.00mi	4/2.0	1,596 (0%)	0mo	$235,000	$147	100
1579 Sunset Blvd	0.07mi	3/2.5 (-1)	1,688 (+6%)	3mo	$217,500	$129	78
1455 Sunrise Blvd	0.16mi	4/2.0	1,680 (+5%)	9mo	$284,500	$169	77
1342 Sunset St	0.27mi	3/2.5 (-1)	1,600 (+0%)	6mo	$226,900	$142	74
1530 Sunset Blvd	0.03mi	3/1.0 (-1)	1,624 (+2%)	23mo	$230,000	$142	67
1189 Sunset Blvd	0.40mi	3/2.0 (-1)	1,662 (+4%)	5mo	$199,900	$120	65
1542 Sunrise Blvd	0.07mi	3/1.5 (-1)	1,475 (-8%)	22mo	$165,000	$112	59
2844 1st St	0.64mi	3/2.0 (-1)	1,568 (-2%)	9mo	$275,000	$175	54
1651 Sunset St	0.20mi	4/1.0	1,412 (-12%)	22mo	$105,000	$74	49

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-31,964
• Equity at exit: $34,279

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-21,360
• Equity at exit: $19,878

Cash invested: $64,372 (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 48162

• Active inventory: 123
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$45 /mo · $534/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $85

Break-even live

Break-even rent $1,704

Max offer price $229,900

Occupancy floor 90%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-05
   status Pending

   Show marketing remark (704 chars)

   This home in State Park Subdivision is ready for a new owner. Lots of natural light in the living room and newer flooring. Hardwood floors on main level. Large eat in kitchen with lots of cupboard space. Stove and refrigerator stay. Around the corner can be a dining room or a mud room. First floor laundry. 2 bedrooms on the first floor. 1 has a walk in closet with storage space behind it. 2 large bedrooms upstairs with a sitting area or play room area. Lots of uses for that space. 2 full bathrooms. 1 on the main recently remodeled and 1 upstairs. Furnace 2 years old. Back deck with a hot tub room or enclosed porch. You will love sitting on the long front porch and socializing with the neighbors.

2. 2026-05-05
   status Pending 704-char remark

   Show marketing remark (704 chars)

   This home in State Park Subdivision is ready for a new owner. Lots of natural light in the living room and newer flooring. Hardwood floors on main level. Large eat in kitchen with lots of cupboard space. Stove and refrigerator stay. Around the corner can be a dining room or a mud room. First floor laundry. 2 bedrooms on the first floor. 1 has a walk in closet with storage space behind it. 2 large bedrooms upstairs with a sitting area or play room area. Lots of uses for that space. 2 full bathrooms. 1 on the main recently remodeled and 1 upstairs. Furnace 2 years old. Back deck with a hot tub room or enclosed porch. You will love sitting on the long front porch and socializing with the neighbors.

3. 2026-05-01
   listed $229,900 Active

   Show marketing remark (704 chars)

   This home in State Park Subdivision is ready for a new owner. Lots of natural light in the living room and newer flooring. Hardwood floors on main level. Large eat in kitchen with lots of cupboard space. Stove and refrigerator stay. Around the corner can be a dining room or a mud room. First floor laundry. 2 bedrooms on the first floor. 1 has a walk in closet with storage space behind it. 2 large bedrooms upstairs with a sitting area or play room area. Lots of uses for that space. 2 full bathrooms. 1 on the main recently remodeled and 1 upstairs. Furnace 2 years old. Back deck with a hot tub room or enclosed porch. You will love sitting on the long front porch and socializing with the neighbors.

4. 2026-05-01
   listed $229,900 Active 704-char remark

   Show marketing remark (704 chars)

   This home in State Park Subdivision is ready for a new owner. Lots of natural light in the living room and newer flooring. Hardwood floors on main level. Large eat in kitchen with lots of cupboard space. Stove and refrigerator stay. Around the corner can be a dining room or a mud room. First floor laundry. 2 bedrooms on the first floor. 1 has a walk in closet with storage space behind it. 2 large bedrooms upstairs with a sitting area or play room area. Lots of uses for that space. 2 full bathrooms. 1 on the main recently remodeled and 1 upstairs. Furnace 2 years old. Back deck with a hot tub room or enclosed porch. You will love sitting on the long front porch and socializing with the neighbors.

5. 2007-10-16
   soldstatus $155,100
6. 2007-10-12
   soldstatus $155,100 368-char remark

   Show marketing remark (368 chars)

   BACK YARD BACKS UP TO GOLF COURSE - 2 BDRMS DOWN + 2 BDRMS UP - EACH FLOOR HAS A FULL BATH - EAT IN KITCHEN - A NICE BACK YARD WITH A DECK, ENCLOSED FORMER HOT TUB AREA - LOTS OF ATTIC STORAGE - UPSTAIRS HAS A NICE PLAY AREA, TV COMPUTER AREA - MAIN FLR LAUNDRY - CLOSE TO X-WAYS, SHOPPING, SCHOOLS - PARTIAL BASEMENT USED AS A STORM SHELTER - HOUSE REMODELED IN 1994.

7. 2007-10-12
   soldstatus $155,100

   Show marketing remark (368 chars)

   BACK YARD BACKS UP TO GOLF COURSE - 2 BDRMS DOWN + 2 BDRMS UP - EACH FLOOR HAS A FULL BATH - EAT IN KITCHEN - A NICE BACK YARD WITH A DECK, ENCLOSED FORMER HOT TUB AREA - LOTS OF ATTIC STORAGE - UPSTAIRS HAS A NICE PLAY AREA, TV COMPUTER AREA - MAIN FLR LAUNDRY - CLOSE TO X-WAYS, SHOPPING, SCHOOLS - PARTIAL BASEMENT USED AS A STORM SHELTER - HOUSE REMODELED IN 1994.

8. 2007-10-12
   soldstatus $155,100

   Show marketing remark (368 chars)

   BACK YARD BACKS UP TO GOLF COURSE - 2 BDRMS DOWN + 2 BDRMS UP - EACH FLOOR HAS A FULL BATH - EAT IN KITCHEN - A NICE BACK YARD WITH A DECK, ENCLOSED FORMER HOT TUB AREA - LOTS OF ATTIC STORAGE - UPSTAIRS HAS A NICE PLAY AREA, TV COMPUTER AREA - MAIN FLR LAUNDRY - CLOSE TO X-WAYS, SHOPPING, SCHOOLS - PARTIAL BASEMENT USED AS A STORM SHELTER - HOUSE REMODELED IN 1994.

9. 2007-10-12
   soldstatus $155,100

   Show marketing remark (368 chars)

   BACK YARD BACKS UP TO GOLF COURSE - 2 BDRMS DOWN + 2 BDRMS UP - EACH FLOOR HAS A FULL BATH - EAT IN KITCHEN - A NICE BACK YARD WITH A DECK, ENCLOSED FORMER HOT TUB AREA - LOTS OF ATTIC STORAGE - UPSTAIRS HAS A NICE PLAY AREA, TV COMPUTER AREA - MAIN FLR LAUNDRY - CLOSE TO X-WAYS, SHOPPING, SCHOOLS - PARTIAL BASEMENT USED AS A STORM SHELTER - HOUSE REMODELED IN 1994.

10. 2007-10-11
    historical
11. 2007-10-03
    historical
12. 2007-07-11
    listed $149,900
13. 2007-07-11
    listed $149,900
14. 2007-07-09
    listed $159,900
15. 2007-07-08
    listed $159,900 368-char remark

    Show marketing remark (368 chars)

    BACK YARD BACKS UP TO GOLF COURSE - 2 BDRMS DOWN + 2 BDRMS UP - EACH FLOOR HAS A FULL BATH - EAT IN KITCHEN - A NICE BACK YARD WITH A DECK, ENCLOSED FORMER HOT TUB AREA - LOTS OF ATTIC STORAGE - UPSTAIRS HAS A NICE PLAY AREA, TV COMPUTER AREA - MAIN FLR LAUNDRY - CLOSE TO X-WAYS, SHOPPING, SCHOOLS - PARTIAL BASEMENT USED AS A STORM SHELTER - HOUSE REMODELED IN 1994.

ⓘ 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: $534 · $45/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$1,503/yr (+$125/mo · 281.4%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,735
• − Mortgage interest: −$12,878
• − Property taxes: −$534
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$6,688
• Taxable loss: −$2,992
• Est. tax savings @ 24.0%: +$718
• After-tax cash flow: $1,738/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: Jefferson Schools (Monroe)
• NCES district ID: 2619800
• Math proficiency: 19% ▼ -11.00%
• Reading proficiency: 38% ▼ -7.00%
• Median HH income: $60,701
• Composite: 25.91/100
• National rank: #7338
• State rank: #358 of 540 in MI

Livability — Detroit Beach

• Score: 71/100
• State rank: #292
• US rank: #7318

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment C+ Housing A+ Health & safety C- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 54,460 people
• Metro: Monroe, MI
• Population (ZIP): 28,156
• Household income: $67,876
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 828.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 144,439 people
• By 2030: 140,033 · -3.1%
• By 2040: 128,408 · -11.1%
• By 2050: 115,024 · -20.4%
• By 2075: 87,273 · -39.6%
• By 2100: 63,110 · -56.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% Romanian 6% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+27.1) · D 35.7% · R 62.9% · Other 1.4%
• 2008→2024 swing: -31.5pp toward R · 2008: 4.3pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+22.6 2016: R+22.1 2012: D+1.0 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -171.11%
• Current HPI: 138.1795
• Rent YoY: —
• Metro: Monroe, 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

+43.8% since first listed

15 events — show timeline

• 2026-05-05 Pending — REALCOMP
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-01 Listed $229,900 MiRealSource-MiMLS
• 2026-05-01 Listed $229,900 REALCOMP
• 2007-10-16 Sold (Public Records) $155,100 Public Records
• 2007-10-12 Sold (MLS) $155,100 REALCOMP
• 2007-10-12 Sold (MLS) $155,100 MiRealSource-MiMLS
• 2007-10-12 Sold (MLS) $155,100 MiRealSource-MiMLS
• 2007-10-12 Sold (MLS) $155,100 REALCOMP
• 2007-10-11 Listing Removed — MiRealSource-MiMLS
• 2007-10-03 Listing Removed — MiRealSource-MiMLS
• 2007-07-11 Listed $149,900 REALCOMP
• 2007-07-11 Listed $149,900 MiRealSource-MiMLS
• 2007-07-09 Listed $159,900 MiRealSource-MiMLS
• 2007-07-08 Listed $159,900 REALCOMP

Property tax history

+3.0%/yr

Latest (2025): $534 · -65.9% YoY. Source: county tax records.