9326 Ward St · Detroit, MI 48228

$44,900

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 15 Days on market

Built 1926 5,663 sqft lot Est $77k · 41% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Opportunity!!! Attention investors and builders! 9326 Ward St presents a compelling opportunity in an established neighborhood with strong long-term upside. This property offers solid fundamentals for a buy-and-hold, value-add, or redevelopment strategy, making it ideal for both seasoned and first-time investors. Sold as-is

Key facts

• 5,663 sq ft lot
• Built 1926
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.8% 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 soft (-2.3%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $1,251/mo this rent would consume 49% 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 $310 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 + 0.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $16k; list at $45k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,226 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — 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: 2.79% ✓
• Cap rate: 23.81%
• Cash-on-cash: 62.56%
• DSCR: 3.78
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $76,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9222 Hartwell St	0.22mi	3/1.0	1,000 (-6%)	5mo	$70,000	$70	76
8938 Hartwell St	0.31mi	3/1.5	1,042 (-2%)	7mo	$100,000	$96	75
9393 Meyers Rd	0.23mi	3/1.5	1,108 (+4%)	8mo	$75,000	$68	73
9180 Hartwell St	0.24mi	3/1.5	1,174 (+10%)	5mo	$62,000	$53	66
10300 Orangelawn St	0.64mi	3/1.0	1,092 (+3%)	4mo	$52,000	$48	62
9982 Littlefield St	0.40mi	3/1.0	1,152 (+8%)	8mo	$47,000	$41	61
10123 Crocuslawn St	0.66mi	3/1.0	1,107 (+4%)	7mo	$104,999	$95	57
8875 Manor St	0.41mi	3/1.0	1,176 (+10%)	8mo	$125,000	$106	56
11437 Manor St	0.67mi	3/1.0	1,006 (-6%)	5mo	$53,900	$54	56
8234 Meyers Rd	0.72mi	3/1.5	1,087 (+2%)	8mo	$78,000	$72	54
8590 Littlefield St	0.48mi	3/1.5	1,218 (+14%)	1mo	$100,000	$82	51
8999 Griggs St	0.58mi	3/2.0	1,196 (+12%)	0mo	$190,000	$159	48

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: 58.0%
• Equity multiple: 3.45×
• Total profit: $30,835
• Equity at exit: $6,695

10-year hold

• IRR: 61.8%
• Equity multiple: 6.29×
• Total profit: $66,566
• Equity at exit: $3,882

Cash invested: $12,572 (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: 363
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$235
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $655

Break-even live

Break-even rent $422

Max offer price $44,900

Occupancy floor 43%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	0.07mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	0.22mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	0.30mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	0.52mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.52mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	43d	1	0.52mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	43d	1	0.55mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	43d	1	0.55mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	43d	1	0.56mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	43d	1	0.64mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.69mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	17d	1	0.76mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	0.86mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	0.90mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	43d	1	0.92mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	16d	1	1.05mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	1.05mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	1.06mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	1.11mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	43d	1	1.12mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	1.12mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	43d	1	1.12mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	1d	1	1.14mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	1.16mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	17d	1	1.18mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	16d	1	1.18mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	1.18mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	43d	1	1.18mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	1.18mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.23mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	43d	1	1.24mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	1.24mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.30mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	43d	1	1.31mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	1.32mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	1.32mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	1.36mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	1.37mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	1.40mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	1.42mi

Listing history 18 events

1. 2026-05-18
   status Pending 334-char remark

   Show marketing remark (334 chars)

   Investor Opportunity!!! Attention investors and builders! 9326 Ward St presents a compelling opportunity in an established neighborhood with strong long-term upside. This property offers solid fundamentals for a buy-and-hold, value-add, or redevelopment strategy, making it ideal for both seasoned and first-time investors. Sold as-is

2. 2026-05-18
   status Pending

   Show marketing remark (334 chars)

   Investor Opportunity!!! Attention investors and builders! 9326 Ward St presents a compelling opportunity in an established neighborhood with strong long-term upside. This property offers solid fundamentals for a buy-and-hold, value-add, or redevelopment strategy, making it ideal for both seasoned and first-time investors. Sold as-is

3. 2026-04-22
   status Pending
4. 2026-02-04
   status Pending 334-char remark

   Show marketing remark (334 chars)

   Investor Opportunity!!! Attention investors and builders! 9326 Ward St presents a compelling opportunity in an established neighborhood with strong long-term upside. This property offers solid fundamentals for a buy-and-hold, value-add, or redevelopment strategy, making it ideal for both seasoned and first-time investors. Sold as-is

5. 2026-02-04
   status Pending

   Show marketing remark (334 chars)

   Investor Opportunity!!! Attention investors and builders! 9326 Ward St presents a compelling opportunity in an established neighborhood with strong long-term upside. This property offers solid fundamentals for a buy-and-hold, value-add, or redevelopment strategy, making it ideal for both seasoned and first-time investors. Sold as-is

6. 2026-01-30
   historical 334-char remark

   Show marketing remark (334 chars)

   Investor Opportunity!!! Attention investors and builders! 9326 Ward St presents a compelling opportunity in an established neighborhood with strong long-term upside. This property offers solid fundamentals for a buy-and-hold, value-add, or redevelopment strategy, making it ideal for both seasoned and first-time investors. Sold as-is

7. 2026-01-20
   listed $44,900 Active
8. 2026-01-19
   listed $44,900 Active 334-char remark

   Show marketing remark (334 chars)

   Investor Opportunity!!! Attention investors and builders! 9326 Ward St presents a compelling opportunity in an established neighborhood with strong long-term upside. This property offers solid fundamentals for a buy-and-hold, value-add, or redevelopment strategy, making it ideal for both seasoned and first-time investors. Sold as-is

9. 2023-07-28
   historical
10. 2023-07-28
    historical
11. 2023-03-27
    price $49,000
12. 2023-03-27
    price $49,000
13. 2023-01-02
    listed $59,900 Active
14. 2023-01-02
    listed $59,900 Active
15. 2022-12-27
    historical
16. 2022-12-27
    historical
17. 2000-03-03
    soldstatus $16,000
18. 1993-01-04
    soldstatus $35,900

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $947 · $79/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 ≥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: $15,015
• − Mortgage interest: −$2,515
• − Property taxes: −$947
• − Insurance: −$224
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$1,306
• Taxable income: $7,620
• Est. tax owed @ 24.0%: −$1,829
• After-tax cash flow: $6,036/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

+25.1% since first listed

18 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-04-22 Pending — REALCOMP
• 2026-02-04 Pending — MiRealSource-MiMLS
• 2026-02-04 Pending — REALCOMP
• 2026-01-30 Listing Removed — MiRealSource-MiMLS
• 2026-01-20 Listed $44,900 REALCOMP
• 2026-01-19 Listed $44,900 MiRealSource-MiMLS
• 2023-07-28 Listing Removed — MiRealSource-MiMLS
• 2023-07-28 Listing Removed — REALCOMP
• 2023-03-27 Price Changed $49,000 MiRealSource-MiMLS
• 2023-03-27 Price Changed $49,000 REALCOMP
• 2023-01-02 Listed $59,900 MiRealSource-MiMLS
• 2023-01-02 Listed $59,900 REALCOMP
• 2022-12-27 Coming Soon — MiRealSource-MiMLS
• 2022-12-27 Coming Soon — REALCOMP
• 2000-03-03 Sold (Public Records) $16,000 Public Records
• 1993-01-04 Sold (Public Records) $35,900 Public Records

Property tax history

-1.6%/yr

Latest (2025): $947 · -55.0% YoY. Source: county tax records.