11437 Kenmoor St · Detroit, MI 48205

$85,000

3 bd · 1.5 ba · 1,603 sqft · SingleFamily public records · 32 Days on market

Built 1938 5,227 sqft lot $53/sqft · 13% above area Est $75k · 13% over ↓ 11% since listing

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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 +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's a cash-flowing tenant occupied brick rental with strong fundamentals already in place. Priced at $85,000 and currently rented at $1,448/month until June 2027, this 3-bedroom, 2-bath single-family home offers investors immediate income and attractive rent-to-price performance. From an investor standpoint, the numbers are strong. At the current rent, the property produces $17,376/year in gross rental income, which equals approximately a 20.4% gross rent-to-price return. For DSCR-focused buyers, the rental income gives this property attractive coverage potential. Based on an estimated 75% LTV loan, the current rent produces a strong estimated DSCR before taxes and insurance, and the scheduled rent increase improves that position even further. Final DSCR will depend on lender rate, taxes, insurance, and underwriting guidelines. The home also offers several ownership advantages investors look for. Brick construction, a good roof, a new furnace in 2024, and a new hot water heater in 2024 help reduce near-term capital concerns. The 1,603 sq ft layout includes 3 bedrooms, 2 full baths, a fireplace, and newer windows, giving tenants the comfort and functionality that support long-term occupancy. This is the kind of asset investors want in a buy-and-hold portfolio: already rented, solid monthly income, durable brick construction, and recent mechanical updates. Please do not disturb the tenants. Contact us for details and showing instructions.

Key facts

• New furnace
• New hot water heater
• Newer windows

Tags

• BRICK CONSTRUCTION
• NEW FURNACE
• NEW HOT WATER HEATER
• NEWER WINDOWS
• FIREPLACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Pets allowed

Interior

• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: High-speed internet; Wood-burning fireplace in the living room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 10.1% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising (+1.3%/yr); 376 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 43% of the median local income ($39k/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 $588 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 + 1.3% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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 2.9% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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: 1.64% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.65%
• DSCR: 1.92
• GRM: 5.1

CMA / ARV

• ARV (median comp): $75,417
• List price: $85,000
• Delta: 19.20%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12016 Nashville St	0.39mi	4/1.0 (+1)	1,590 (-1%)	4mo	$65,000	$41	70
11457 Nashville St	0.13mi	3/1.5	1,464 (-9%)	12mo	$75,000	$51	70
11062 Kenmoor St	0.23mi	3/2.0	1,670 (+4%)	13mo	$55,000	$33	69
11867 Engleside St	0.32mi	3/1.0	1,500 (-6%)	9mo	$60,000	$40	65
17170 Bradford Ave	0.39mi	3/1.0	1,450 (-10%)	7mo	$27,000	$19	58
11058 Minden St	0.35mi	4/1.5 (+1)	1,510 (-6%)	15mo	$30,000	$20	57
11829 Engleside St	0.28mi	3/1.0	1,479 (-8%)	19mo	$80,000	$54	56
11450 Minden St	0.28mi	3/1.0	1,419 (-12%)	13mo	$120,000	$85	55
11860 College St	0.38mi	3/1.5	1,395 (-13%)	9mo	$71,000	$51	54
17613 Rowe St	0.44mi	3/1.5	1,391 (-13%)	6mo	$71,000	$51	52
17380 Runyon St	0.38mi	3/1.5	1,406 (-12%)	12mo	$69,500	$49	52
12082 Engleside St	0.42mi	3/1.0	1,758 (+10%)	14mo	$40,000	$23	50

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.42×
• Total profit: $10,091
• Equity at exit: $12,674

10-year hold

• IRR: 18.5%
• Equity multiple: 2.41×
• Total profit: $33,583
• Equity at exit: $7,349

Cash invested: $23,800 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$446
• Tax from tax record: −$209 /mo · $2,505/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $409

Break-even live

Break-even rent $873

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $458	-5% $434	+0% $409	+5% $385	+10% $361
Rent	-10% $300	-5% $355	+0% $409	+5% $464	+10% $519
Rate	-1.0pp $452	-0.5pp $431	base $409	+0.5pp $387	+1.0pp $365

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	45d	1	0.22mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	0.27mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	0.27mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	0.32mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	0.66mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	45d	1	0.76mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	3d	1	0.81mi
18457 Hoover St Unit 57 Detroit, MI	2.0	1.0	1950	$850	$0.44	16d	1	0.83mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	18d	1	0.94mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	18d	1	1.01mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	19d	1	1.06mi
18947 Runyon St Detroit, MI	3.0	1.0	1614	$1,100	$0.68	45d	1	1.06mi
18961 Teppert St Detroit, MI	3.0	1.5	2015	$1,250	$0.62	13d	1	1.08mi
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	25d	1	1.13mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	1.14mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	19d	1	1.29mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	1.39mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	18d	1	1.41mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	18d	1	1.43mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	45d	1	1.47mi

Listing history 21 events

1. 2026-06-21
   days on market $85,000 Active 32 DOM
2. 2026-06-18
   days on market $85,000 Active 29 DOM
3. 2026-06-17
   days on market $85,000 Active 28 DOM
4. 2026-06-15
   days on market $85,000 Active 26 DOM
5. 2026-06-13
   days on market $85,000 Active 24 DOM
6. 2026-06-13
   days on market $85,000 Active 23 DOM
7. 2026-06-09
   days on market $85,000 Active 20 DOM
8. 2026-06-08
   days on market $85,000 Active 19 DOM
9. 2026-06-07
   days on market $85,000 Active 18 DOM
10. 2026-06-04
    days on market $85,000 Active 15 DOM
11. 2026-06-03
    days on market $85,000 Active 14 DOM
12. 2026-06-02
    days on market $85,000 Active 13 DOM
13. 2026-06-01
    days on market $85,000 Active 12 DOM
14. 2026-05-31
    days on market $85,000 Active 11 DOM
15. 2026-05-17
    historical
16. 2026-05-17
    historical
17. 2026-04-10
    listed $89,900 Active
18. 2026-04-10
    listed $89,900 Active
19. 2025-04-29
    historical
20. 2025-02-21
    listed $95,000 Active
21. 2025-02-17
    listed $95,000 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: $2,505 · $209/mo
• Projected year-2 tax: $2,505 · $209/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 ≥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: $16,700
• − Mortgage interest: −$4,761
• − Property taxes: −$2,505
• − Insurance: −$425
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$2,473
• Taxable income: $3,864
• Est. tax owed @ 24.0%: −$927
• After-tax cash flow: $3,987/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

-10.5% since first listed

9 events — show timeline

• 2026-05-20 Listed $85,000 REALCOMP
• 2026-05-20 Listed $85,000 MiRealSource-MiMLS
• 2026-05-17 Listing Removed — MiRealSource-MiMLS
• 2026-05-17 Listing Removed — REALCOMP
• 2026-04-10 Listed $89,900 REALCOMP
• 2026-04-10 Listed $89,900 MiRealSource-MiMLS
• 2025-04-29 Listing Removed — MiRealSource-MiMLS
• 2025-02-21 Listed $95,000 MiRealSource-MiMLS
• 2025-02-17 Listed $95,000 REALCOMP

Property tax history

+3.0%/yr

Latest (2025): $2,505 · -49.2% YoY. Source: county tax records.