5137 Saint Clair St · Detroit, MI 48213

$99,900

3 bd · 1.0 ba · 1,331 sqft · SingleFamily public records · 6 Days on market

Built 1919 3,485 sqft lot Est $96k · at est.

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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 +28.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +5.6/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

5137 Saint Clair Street is a cash-flowing single-family home in Detroit offered with income in place. It is currently rented via Section 8 at $1,256 per month with a lease in force through 05/31/2027, making it a strong option for buy-and-hold investors seeking stability and reduced near-term vacancy risk. Great for rental financing such as a DSCR loan. Please do not disturb tenants. Inside, the home features 3 bedrooms, 1 bath, and 1,728 sq ft, providing comfortable living space that supports long-term occupancy. Recent updates focus on key operational items, including a new roof, a new furnace, and a new hot water tank. The kitchen includes Diamond Arcadia cabinetry with granite for a durable, modern finish, and the newer bathroom helps keep the interior feeling refreshed. New carpet, vinyl windows, and additional improvements throughout contribute to a clean presentation and everyday comfort. The 3,354 sq ft lot offers manageable outdoor space while still allowing room for typical use. With major systems already addressed and a tenant in place, this property is positioned as a low-drama hold that delivers day-one income. If you are building a long-term rental portfolio and want a Detroit single-family home with Section 8 rent in place at $1,256 per month through 05/31/2027, reach out to request the lease and property details and to discuss next steps for a tenant-occupied showing.

Key facts

• New furnace
• New hot water tank
• Newer bathroom

Tags

• NEW ROOF
• NEW FURNACE
• NEW HOT WATER TANK
• DIAMOND ARCADIA CABINETRY
• GRANITE
• NEWER BATHROOM

Property features AI

Finance

• Other: Subdivision: LEBOTS; Cross streets: Warren Ave and Cadillac Ave; Directions: Take East Warren Avenue to St. Clair Street North
• Financial info: Financial details not provided
• HOA & community: HOA information not provided

Exterior

• Parking: No garage
• Security: Security details not provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding; Brick/mortar foundation
• Exterior features: Paved road access; Lot dimensions approximately 30 x 112 (0.08 acres)

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: Total of 6 rooms (bedrooms and living spaces combined)
• Flooring: Flooring details not provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: Washer/dryer not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

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 $100k).

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: 192 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $1,325/mo this rent would consume 47% of the median local household income ($34k/yr) (locally 1202% 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 $691 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 + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 20y 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 $30k; list at $100k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1919 — 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: 1.33% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.39%
• DSCR: 1.60
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $95,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5113 Bewick St	0.12mi	3/2.0	1,368 (+3%)	13mo	$60,000	$44	75
5855 Hurlbut St	0.45mi	3/1.0	1,296 (-3%)	5mo	$119,900	$93	70
4472 French Rd	0.41mi	3/1.0	1,245 (-6%)	4mo	$98,000	$79	67
4688 French Rd	0.23mi	4/2.0 (+1)	1,458 (+10%)	4mo	$170,000	$117	61
4780 Hurlbut St	0.30mi	4/2.0 (+1)	1,489 (+12%)	2mo	$155,000	$104	55
5239 Crane St	0.72mi	3/1.0	1,404 (+6%)	4mo	$24,500	$17	54
5832 Garland St	0.44mi	3/1.0	1,169 (-12%)	6mo	$29,900	$26	54
4533 Mcclellan St	0.60mi	3/1.0	1,194 (-10%)	7mo	$86,000	$72	49
5326 Belvidere St	0.50mi	4/1.5 (+1)	1,469 (+10%)	5mo	$82,500	$56	48
4012 Lemay St	0.62mi	3/1.0	1,150 (-14%)	7mo	$70,000	$61	43
4046 Beniteau St	0.68mi	3/1.5	1,223 (-8%)	15mo	$85,000	$70	40
6080 Beniteau St	0.72mi	4/2.5 (+1)	1,437 (+8%)	10mo	$185,000	$129	34

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: 3.5%
• Equity multiple: 1.13×
• Total profit: $3,743
• Equity at exit: $14,895

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $29,053
• Equity at exit: $8,638

Cash invested: $27,972 (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: 192
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$524
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $312

Break-even live

Break-even rent $930

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $369	-5% $340	+0% $312	+5% $284	+10% $256
Rent	-10% $208	-5% $260	+0% $312	+5% $365	+10% $417
Rate	-1.0pp $362	-0.5pp $338	base $312	+0.5pp $286	+1.0pp $260

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	45d	1	0.32mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	25d	1	0.36mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	45d	1	0.41mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	16d	1	0.60mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	18d	1	0.67mi
3937 Beniteau St Detroit, MI	2.0	1.0	900	$950	$1.06	16d	1	0.76mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	45d	1	0.76mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	45d	1	0.82mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	25d	1	0.91mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	45d	1	0.92mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	19d	1	0.95mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	18d	1	1.00mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	25d	1	1.02mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	19d	1	1.04mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	4d	1	1.09mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	45d	1	1.18mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	18d	1	1.19mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	18d	1	1.26mi
2544 Cadillac Blvd Unit 2 Detroit, MI	2.0	1.0	973	$825	$0.85	25d	1	1.33mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	45d	1	1.42mi
8215 Badger St Detroit, MI	2.0	1.0	1000	$1,000	$1.00	16d	1	1.42mi
15111 E Vernor Hwy Unit 6 Detroit, MI	2.0	1.0	900	$1,200	$1.33	25d	1	1.43mi
2282 Belvidere St Unit 102 Detroit, MI	2.0	2.0	1000	$1,250	$1.25	45d	1	1.45mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	1.48mi

Listing history 5 events

1. 2026-06-21
   days on market $99,900 Active 6 DOM
2. 2026-06-18
   days on market $99,900 Active 3 DOM
3. 2026-06-17
   days on market $99,900 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $99,900 Active 1 DOM

ⓘ 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: $2,028 · $169/mo
• Projected year-2 tax: $2,028 · $169/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 ≥96°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: $15,899
• − Mortgage interest: −$5,596
• − Property taxes: −$2,028
• − Insurance: −$500
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,906
• Taxable income: $2,326
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $3,188/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

+570.5% since first listed

21 events — show timeline

• 2026-06-16 Listed $99,900 REALCOMP
• 2026-06-15 Listed $99,900 MiRealSource-MiMLS
• 2026-03-30 Sold (MLS) $30,000 REALCOMP
• 2026-03-30 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2026-03-28 Pending — MiRealSource-MiMLS
• 2026-03-28 Pending — REALCOMP
• 2026-02-03 Listed $49,000 REALCOMP
• 2026-02-02 Listed $49,000 MiRealSource-MiMLS
• 2026-01-07 Listing Removed — MiRealSource-MiMLS
• 2026-01-07 Listing Removed — REALCOMP
• 2025-10-23 Price Changed $49,000 MiRealSource-MiMLS
• 2025-10-22 Price Changed $49,000 REALCOMP
• 2025-09-18 Listed $55,000 MiRealSource-MiMLS
• 2025-09-18 Listed $55,000 REALCOMP
• 2021-08-17 Sold (Public Records) $79,900 Public Records
• 2008-04-24 Sold (Public Records) $70,000 Public Records
• 2006-07-19 Sold (MLS) $14,900 MiRealSource-MiMLS
• 2006-07-17 Sold (MLS) $14,900 REALCOMP
• 2006-06-01 Listing Removed — MiRealSource-MiMLS
• 2006-02-11 Listed $14,900 REALCOMP
• 2006-02-10 Listed $14,900 MiRealSource-MiMLS

Property tax history

+13.2%/yr

Latest (2025): $2,028 · +100.8% YoY. Source: county tax records.