4093 Sturtevant St · Detroit, MI 48204

$147,500

4 bd · 2.5 ba · 2,592 sqft · SingleFamily public records · 13 Days on market

Built 1949 6,534 sqft lot $57/sqft · 37% below area Est $234k · 37% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.7/30.0
• 1% rule +6.5/10.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Unlock the potential of this historic gem in Detroit's sought-after Russell Woods neighborhood. Built during the city's architectural golden era, this spacious home showcases timeless brick craftsmanship, classic character, and generous square footage ready for transformation. Surrounded by tree-lined streets and iconic Tudor and Colonial homes, this property presents a rare opportunity to restore and capitalize in one of Detroit's most architecturally rich districts. With strong after-repair value potential and a growing wave of revitalization, this is the ideal project for investors or visionaries looking to bring a piece of history back to life.

Key facts

• Historic gem
• Tree-lined streets
• 6,534 sq ft lot

Tags

• HISTORIC GEM
• RUSSELL WOODS NEIGHBORHOOD
• TIMELESS BRICK CRAFTSMANSHIP
• TREE-LINED STREETS
• ARCHITECTURALLY RICH DISTRICTS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer (not explicitly listed but implied by public water and typical connections); Natural gas for water heater
• Home design: Single-family residence; Cape Cod / Colonial style
• Construction: Built in 1949; Brick and wood siding construction; Asphalt shingle roof
• Exterior features: Public water; Lot approximately 0.15 acres

Interior

• Kitchen: Kitchen (details not provided)
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3; Bedroom 4; Den (can be used as an additional bedroom or office)
• Bathrooms: 2 full bathrooms; 3 half bathrooms
• Heating & cooling: Radiant heating; Window air conditioning units
• Interior features: Fireplace; Five total rooms; Full basement
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (1.4% below list).
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $145k (1.4% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 244 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1,702/mo this rent would consume 59% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,384 (1.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1949 — 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. 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: 1.15% ✓
• Cap rate: 5.51%
• Cash-on-cash: -2.79%
• DSCR: 0.88
• GRM: 7.2

CMA / ARV

• ARV (median comp): $234,439
• List price: $147,500
• Delta: -37.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4093 Sturtevant St	0.00mi	4/3.5	2,592 (0%)	1mo	$147,500	$57	95
4510 Cortland St	0.18mi	4/2.0	2,584 (-0%)	10mo	$50,000	$19	81
3790 Fullerton St	0.18mi	3/2.5 (-1)	2,534 (-2%)	7mo	$248,000	$98	77
3831 Cortland St	0.13mi	4/2.5	2,800 (+8%)	6mo	$299,900	$107	76
4309 Leslie St	0.18mi	5/3.5 (+1)	2,575 (-1%)	8mo	$320,000	$124	75
12805 Broadstreet Ave	0.33mi	4/2.5	2,457 (-5%)	7mo	$145,000	$59	70
4801 Sturtevant St	0.33mi	3/2.5 (-1)	2,800 (+8%)	1mo	$295,000	$105	65
3783 Fullerton St	0.17mi	3/1.5 (-1)	2,748 (+6%)	12mo	$234,800	$85	63
3359 Leslie St	0.32mi	3/2.5 (-1)	2,288 (-12%)	10mo	$7,000	$3	52
3375 Oakman Blvd	0.62mi	4/2.5	2,776 (+7%)	10mo	$190,000	$68	51
3222 W Buena Vista St	0.51mi	5/3.5 (+1)	2,854 (+10%)	5mo	$254,000	$89	46
3510 Oakman Blvd	0.68mi	3/2.0 (-1)	2,785 (+7%)	4mo	$220,000	$79	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.80×
• Total profit: $74,497
• Equity at exit: $132,880

10-year hold

• IRR: 20.1%
• Equity multiple: 6.44×
• Total profit: $224,759
• Equity at exit: $286,560

Cash invested: $41,300 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$774
• Tax from tax record: −$606 /mo · $7,269/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-96

Break-even live

Break-even rent $1,824

Max offer price $145,384

Occupancy floor —

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	44d	1	0.24mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	4d	1	0.25mi
3747 Tyler St Detroit, MI	3.0	1.0	2600	$1,700	$0.65	23d	1	0.34mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	16d	1	0.49mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	4d	1	0.59mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	16d	1	0.63mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	1d	1	0.88mi
2286 Calvert St Detroit, MI	4.0	1.0	3402	$1,450	$0.43	14d	1	1.14mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	21d	1	1.48mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	14d	1	1.48mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	1d	1	1.48mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	10d	1	1.48mi

Listing history 12 events

1. 2026-05-07
   status Pending 656-char remark

   Show marketing remark (656 chars)

   Unlock the potential of this historic gem in Detroit's sought-after Russell Woods neighborhood. Built during the city's architectural golden era, this spacious home showcases timeless brick craftsmanship, classic character, and generous square footage ready for transformation. Surrounded by tree-lined streets and iconic Tudor and Colonial homes, this property presents a rare opportunity to restore and capitalize in one of Detroit's most architecturally rich districts. With strong after-repair value potential and a growing wave of revitalization, this is the ideal project for investors or visionaries looking to bring a piece of history back to life.

2. 2026-05-07
   status Pending 656-char remark

   Show marketing remark (656 chars)

   Unlock the potential of this historic gem in Detroit's sought-after Russell Woods neighborhood. Built during the city's architectural golden era, this spacious home showcases timeless brick craftsmanship, classic character, and generous square footage ready for transformation. Surrounded by tree-lined streets and iconic Tudor and Colonial homes, this property presents a rare opportunity to restore and capitalize in one of Detroit's most architecturally rich districts. With strong after-repair value potential and a growing wave of revitalization, this is the ideal project for investors or visionaries looking to bring a piece of history back to life.

3. 2026-05-07
   status Pending

   Show marketing remark (656 chars)

   Unlock the potential of this historic gem in Detroit's sought-after Russell Woods neighborhood. Built during the city's architectural golden era, this spacious home showcases timeless brick craftsmanship, classic character, and generous square footage ready for transformation. Surrounded by tree-lined streets and iconic Tudor and Colonial homes, this property presents a rare opportunity to restore and capitalize in one of Detroit's most architecturally rich districts. With strong after-repair value potential and a growing wave of revitalization, this is the ideal project for investors or visionaries looking to bring a piece of history back to life.

4. 2026-04-24
   listed $147,500 Active 656-char remark

   Show marketing remark (656 chars)

   Unlock the potential of this historic gem in Detroit's sought-after Russell Woods neighborhood. Built during the city's architectural golden era, this spacious home showcases timeless brick craftsmanship, classic character, and generous square footage ready for transformation. Surrounded by tree-lined streets and iconic Tudor and Colonial homes, this property presents a rare opportunity to restore and capitalize in one of Detroit's most architecturally rich districts. With strong after-repair value potential and a growing wave of revitalization, this is the ideal project for investors or visionaries looking to bring a piece of history back to life.

5. 2026-04-24
   listed $147,500 Active 656-char remark

   Show marketing remark (656 chars)

   Unlock the potential of this historic gem in Detroit's sought-after Russell Woods neighborhood. Built during the city's architectural golden era, this spacious home showcases timeless brick craftsmanship, classic character, and generous square footage ready for transformation. Surrounded by tree-lined streets and iconic Tudor and Colonial homes, this property presents a rare opportunity to restore and capitalize in one of Detroit's most architecturally rich districts. With strong after-repair value potential and a growing wave of revitalization, this is the ideal project for investors or visionaries looking to bring a piece of history back to life.

6. 2026-04-24
   listed $147,500 Active

   Show marketing remark (656 chars)

   Unlock the potential of this historic gem in Detroit's sought-after Russell Woods neighborhood. Built during the city's architectural golden era, this spacious home showcases timeless brick craftsmanship, classic character, and generous square footage ready for transformation. Surrounded by tree-lined streets and iconic Tudor and Colonial homes, this property presents a rare opportunity to restore and capitalize in one of Detroit's most architecturally rich districts. With strong after-repair value potential and a growing wave of revitalization, this is the ideal project for investors or visionaries looking to bring a piece of history back to life.

7. 2021-07-10
   soldstatus $150,000 Sold
8. 2021-07-10
   soldstatus $150,000 Closed
9. 2021-06-03
   status Pending
10. 2021-06-03
    status Pending
11. 2021-05-20
    listed $130,000 Active
12. 2021-05-20
    listed $130,000 Active

ⓘ 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: $7,269 · $606/mo
• Projected year-2 tax: $7,269 · $606/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,425
• − Mortgage interest: −$8,262
• − Property taxes: −$7,269
• − Insurance: −$738
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$4,291
• Taxable loss: −$3,403
• Est. tax savings @ 24.0%: +$817
• After-tax cash flow: $-336/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+13.5% since first listed

15 events — show timeline

• 2026-05-26 Sold (MLS) $147,500 REALCOMP
• 2026-05-26 Sold (MLS) $147,500 MiRealSource-MiMLS
• 2026-05-26 Sold (MLS) $147,500 SW Michigan MLS
• 2026-05-07 Pending — REALCOMP
• 2026-05-07 Pending — MiRealSource-MiMLS
• 2026-05-07 Pending — SW Michigan MLS
• 2026-04-24 Listed $147,500 REALCOMP
• 2026-04-24 Listed $147,500 MiRealSource-MiMLS
• 2026-04-24 Listed $147,500 SW Michigan MLS
• 2021-07-10 Sold (MLS) $150,000 MiRealSource-MiMLS
• 2021-07-10 Sold (MLS) $150,000 REALCOMP
• 2021-06-03 Pending — MiRealSource-MiMLS
• 2021-06-03 Pending — REALCOMP
• 2021-05-20 Listed $130,000 MiRealSource-MiMLS
• 2021-05-20 Listed $130,000 REALCOMP

Property tax history

+7.8%/yr

Latest (2025): $7,269 · -1.5% YoY. Source: county tax records.