11528 Wayburn St · Detroit, MI 48224

$75,000

3 bd · 1.0 ba · 1,165 sqft · SingleFamily public records · 2 Days on market

Built 1941 5,227 sqft lot $64/sqft · 22% above area Est $62k · 22% 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 +2.7/5.0
• 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

This charming brick bungalow in the established Lincoln Gardens neighborhood offers a fantastic opportunity for investors, first-time buyers, or those seeking a solid project home in Detroit 3 Bedrooms 1 Full bath. This is a classic fixer-upper perfect for investors or handy buyers. It needs cosmetic and mechanical updates to shine, offering strong potential for sweat equity, rental income (popular in the area), or resale after renovation. Previously listed higher and now priced to sell quickly Located in the Lincoln Gardens subdivision of Detroit's East Side / Conners Creek area (near 7 Mile and Mack), the property sits in a residential neighborhood with convenient access to major roads, public transportation, schools, parks, and amenities. It's close to the Detroit Riverfront, shopping, and employment centers, making it ideal for commuters or Section 8 / long-term rental investors. The neighborhood features many similar brick homes and ongoing revitalization efforts.

Key facts

• Brick bungalow
• Detroit riverfront
• Convenient access

Tags

• BRICK BUNGALOW
• LINCOLN GARDENS NEIGHBORHOOD
• FIXER-UPPER
• CONVENIENT ACCESS
• DETROIT RIVERFRONT

Property features AI

Finance

• Other: Pets not allowed

Exterior

• Parking: Attached garage with 1 parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Private maintained road; Private road frontage; Lot dimensions approximately 40 x 130

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

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 flat; 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 36% of the median local income ($45k/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 $519 of loan paydown is wiped out by about $2k 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 + 0.7% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y 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 $6k; list at $75k implies a 1264% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.80% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.06%
• DSCR: 1.89
• GRM: 4.6

CMA / ARV

• ARV (median comp): $61,694
• List price: $75,000
• Delta: 29.67%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11742 Whitehill St	0.15mi	3/1.5	1,228 (+5%)	1mo	$61,000	$50	81
12519 Riad St	0.47mi	3/1.0	1,135 (-3%)	0mo	$100,000	$88	74
9722 Everts St	0.61mi	3/1.0	1,178 (+1%)	0mo	$147,000	$125	69
10318 Beaconsfield St	0.58mi	3/1.5	1,146 (-2%)	1mo	$78,000	$68	67
11545 Roxbury St	0.31mi	3/1.0	1,003 (-14%)	1mo	$65,000	$65	62
10830 Mckinney St	0.52mi	3/1.0	1,066 (-8%)	1mo	$40,199	$38	61
9988 Somerset Ave	0.73mi	3/1.0	1,206 (+4%)	1mo	$130,000	$108	59
10901 Worden St	0.63mi	3/1.5	1,271 (+9%)	1mo	$43,000	$34	52
10904 N Mogul St	0.67mi	3/1.0	1,045 (-10%)	0mo	$113,000	$108	51
10319 Mckinney St	0.50mi	4/1.0 (+1)	990 (-15%)	1mo	$25,000	$25	46
11640 Somerset Ave	0.70mi	3/2.0	1,028 (-12%)	0mo	$70,000	$68	44
15430 Mapleridge St	0.66mi	4/1.5 (+1)	1,320 (+13%)	1mo	$123,000	$93	39

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.35×
• Total profit: $7,333
• Equity at exit: $11,183

10-year hold

• IRR: 16.0%
• Equity multiple: 2.14×
• Total profit: $23,930
• Equity at exit: $6,485

Cash invested: $21,000 (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 48224

• Rents YoY: 0.7%
• Active inventory: 492
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$393
• Tax from tax record: −$291 /mo · $3,493/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $351

Break-even live

Break-even rent $906

Max offer price $75,000

Occupancy floor 69%

Sensitivity live

Price	-10% $600	-5% $372	+0% $351	+5% $330	+10% $309
Rent	-10% $244	-5% $298	+0% $351	+5% $404	+10% $458
Rate	-1.0pp $389	-0.5pp $370	base $351	+0.5pp $332	+1.0pp $312

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	44d	1	0.16mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	0.16mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	44d	1	0.20mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	18d	1	0.20mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	0.24mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	0.32mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	21d	1	0.32mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	0.33mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	0.46mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	12d	1	0.50mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	0.54mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	44d	1	0.55mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	0.55mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	16d	1	0.55mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.56mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	13d	1	0.57mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	0.58mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	0.59mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	0.62mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	0.62mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	18d	1	0.64mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.64mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.65mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	19d	1	0.67mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	0.68mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	44d	1	0.69mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	0.75mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	18d	1	0.77mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	0.77mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	0.78mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	18d	1	0.79mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	0.80mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	18d	1	0.80mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	6d	1	0.80mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	16d	1	0.81mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	16d	1	0.82mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	44d	1	0.84mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	18d	1	0.86mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	18d	1	0.86mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	4d	1	0.88mi

Listing history 39 events

1. 2026-06-21
   remarks 693-char remark
2. 2026-06-21
   pricedays on marketlisting id $75,000 Active 2 DOM
3. 2026-06-18
   days on market $80,000 Active 303 DOM
4. 2026-06-17
   days on market $80,000 Active 302 DOM
5. 2026-06-15
   days on market $80,000 Active 300 DOM
6. 2026-06-13
   days on market $80,000 Active 298 DOM
7. 2026-06-13
   days on market $80,000 Active 297 DOM
8. 2026-06-09
   days on market $80,000 Active 294 DOM
9. 2026-06-08
   days on market $80,000 Active 293 DOM
10. 2026-06-07
    days on market $80,000 Active 292 DOM
11. 2026-06-04
    days on market $80,000 Active 289 DOM
12. 2026-06-03
    days on market $80,000 Active 288 DOM
13. 2026-06-01
    days on market $80,000 Active 286 DOM
14. 2026-05-31
    days on market $80,000 Active 285 DOM
15. 2026-03-26
    price $80,000 61-char remark
16. 2026-03-26
    price $80,000 61-char remark
17. 2025-12-27
    price $85,000 61-char remark
18. 2025-12-26
    price $85,000 61-char remark
19. 2025-08-19
    listed $90,000 Active 61-char remark
20. 2025-08-19
    listed $90,000 Active 61-char remark
21. 2022-02-18
    soldstatus $5,500 Sold
22. 2022-02-18
    soldstatus $5,500 Closed
23. 2021-10-15
    status Pending
24. 2021-10-12
    historical
25. 2021-09-20
    status Pending
26. 2021-09-14
    historical
27. 2021-05-03
    soldstatus $79,900
28. 2021-03-05
    status Pending
29. 2021-03-02
    historical
30. 2020-05-08
    status Pending
31. 2020-05-05
    historical
32. 2020-02-14
    status Pending
33. 2020-02-13
    historical
34. 2019-09-19
    status Pending
35. 2019-09-19
    status Pending
36. 2018-11-19
    listed $5,500 Active
37. 2018-11-19
    listed $5,500 Active
38. 2006-01-10
    soldstatus $126,000
39. 1998-11-04
    soldstatus $68,000

ⓘ 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: $3,493 · $291/mo
• Projected year-2 tax: $3,493 · $291/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 ≥95°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: $16,204
• − Mortgage interest: −$4,201
• − Property taxes: −$3,493
• − Insurance: −$375
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,182
• Taxable income: $3,360
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $3,407/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+10.3% since first listed

29 events — show timeline

• 2026-06-19 Listing Removed — REALCOMP
• 2026-06-19 Listing Removed — MiRealSource-MiMLS
• 2026-06-19 Listed $75,000 MiRealSource-MiMLS
• 2026-06-19 Listed $75,000 REALCOMP
• 2026-03-26 Price Changed $80,000 MiRealSource-MiMLS
• 2026-03-26 Price Changed $80,000 REALCOMP
• 2025-12-27 Price Changed $85,000 MiRealSource-MiMLS
• 2025-12-26 Price Changed $85,000 REALCOMP
• 2025-08-19 Listed $90,000 REALCOMP
• 2025-08-19 Listed $90,000 MiRealSource-MiMLS
• 2022-02-18 Sold (MLS) $5,500 MiRealSource-MiMLS
• 2022-02-18 Sold (MLS) $5,500 REALCOMP
• 2021-10-15 Pending — REALCOMP
• 2021-10-12 Listing Removed — REALCOMP
• 2021-09-20 Pending — REALCOMP
• 2021-09-14 Listing Removed — REALCOMP
• 2021-05-03 Sold (Public Records) $79,900 Public Records
• 2021-03-05 Pending — REALCOMP
• 2021-03-02 Listing Removed — REALCOMP
• 2020-05-08 Pending — REALCOMP
• 2020-05-05 Listing Removed — REALCOMP
• 2020-02-14 Pending — REALCOMP
• 2020-02-13 Listing Removed — REALCOMP
• 2019-09-19 Pending — MiRealSource-MiMLS
• 2019-09-19 Pending — REALCOMP
• 2018-11-19 Listed $5,500 MiRealSource-MiMLS
• 2018-11-19 Listed $5,500 REALCOMP
• 2006-01-10 Sold (Public Records) $126,000 Public Records
• 1998-11-04 Sold (Public Records) $68,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,493 · +0.7% YoY. Source: county tax records.