9553 Auburn St · Detroit, MI 48228

$95,000

3 bd · 1.0 ba · 857 sqft · SingleFamily public records · 414 Days on market

Built 1946 5,227 sqft lot $111/sqft · 97% above area

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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 special , very well maintained houses. Buy it by itself or as a bundle with these listings :7661 Penrod, 18651 Warwick , 16559 Mansfield , 18699 Forrer . .BATVAI

Key facts

• 5,227 sq ft lot
• Garage
• Built 1946

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $315 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

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); 65% 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 $1,195/mo this rent would consume 47% 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 $657 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.

Negotiation context

• It's been on market 414 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $95k implies a 1627% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 414 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.26% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (median comp): $48,113
• List price: $95,000
• Delta: 97.45%
• 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
9634 Evergreen Ave	0.12mi	3/1.0	912 (+6%)	3mo	$23,000	$25	81
11329 Minock St	0.31mi	3/1.0	816 (-5%)	4mo	$50,000	$61	75
9244 Heyden	0.33mi	2/1.0 (-1)	801 (-6%)	0mo	$35,000	$44	68
9534 Heyden St	0.23mi	3/1.0	960 (+12%)	3mo	$100,000	$104	67
8686 Artesian St	0.71mi	3/1.0	864 (+1%)	2mo	$35,000	$41	64
9109 Stahelin Ave	0.54mi	2/1.0 (-1)	836 (-2%)	3mo	$25,000	$30	64
9252 Fielding St	0.42mi	4/1.0 (+1)	807 (-6%)	3mo	$50,000	$62	63
9221 Grandville Ave	0.32mi	3/1.0	971 (+13%)	2mo	$135,000	$139	61
9012 Pierson St	0.68mi	3/1.0	910 (+6%)	0mo	$60,000	$66	58
9072 Burt Rd	0.70mi	3/1.0	906 (+6%)	2mo	$57,000	$63	56
11700 Auburn St	0.54mi	3/1.5	964 (+12%)	3mo	$55,000	$57	49
11419 Braile St	0.64mi	2/1.0 (-1)	969 (+13%)	2mo	$45,000	$46	42

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: 1.2%
• Equity multiple: 1.04×
• Total profit: $1,158
• Equity at exit: $14,165

10-year hold

• IRR: 7.6%
• Equity multiple: 1.50×
• Total profit: $13,299
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,195 high
• Mortgage (P&I): −$498
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $315

Break-even live

Break-even rent $797

Max offer price $95,000

Occupancy floor 69%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	0.14mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.40mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.40mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.40mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.41mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.41mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.42mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.42mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.42mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.43mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	0.45mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	43d	1	0.59mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	0.59mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	0.63mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.65mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	0.66mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.66mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.67mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.67mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.67mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.68mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	43d	1	0.74mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.79mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.88mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	4d	1	0.89mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	17d	1	0.93mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	4d	1	1.02mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	1.07mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	43d	1	1.10mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	1.14mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.14mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	4d	1	1.18mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	43d	1	1.27mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	43d	1	1.29mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	1.30mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	4d	1	1.32mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	1.34mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.35mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	1.40mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	43d	1	1.40mi

Listing history 24 events

1. 2026-06-18
   days on market $95,000 Active 414 DOM
2. 2026-06-17
   days on market $95,000 Active 413 DOM
3. 2026-06-15
   days on market $95,000 Active 411 DOM
4. 2026-06-13
   days on market $95,000 Active 409 DOM
5. 2026-06-13
   days on market $95,000 Active 408 DOM
6. 2026-06-09
   days on market $95,000 Active 405 DOM
7. 2026-06-08
   days on market $95,000 Active 404 DOM
8. 2026-06-07
   days on market $95,000 Active 403 DOM
9. 2026-06-04
   days on market $95,000 Active 400 DOM
10. 2026-06-03
    days on market $95,000 Active 399 DOM
11. 2026-06-01
    days on market $95,000 Active 397 DOM
12. 2026-05-31
    days on market $95,000 Active 396 DOM
13. 2025-04-30
    listed $95,000 Active 171-char remark

    Show marketing remark (170 chars)

    Investor special , very well maintained houses. Buy it by itself or as a bundle with these listings :7661 Penrod, 18651 Warwick , 16559 Mansfield , 18699 Forrer . .BATVAI

14. 2025-04-30
    listed $95,000 Active 170-char remark

    Show marketing remark (170 chars)

    Investor special , very well maintained houses. Buy it by itself or as a bundle with these listings :7661 Penrod, 18651 Warwick , 16559 Mansfield , 18699 Forrer . .BATVAI

15. 2025-04-29
    historical $95,000 170-char remark

    Show marketing remark (170 chars)

    Investor special , very well maintained houses. Buy it by itself or as a bundle with these listings :7661 Penrod, 18651 Warwick , 16559 Mansfield , 18699 Forrer . .BATVAI

16. 2011-12-20
    historical
17. 2011-10-04
    listed $650
18. 2011-08-30
    soldstatus $5,500
19. 2011-08-30
    soldstatus $5,500
20. 2011-08-30
    soldstatus $5,500
21. 2011-08-24
    historical
22. 2011-04-24
    listed $19,900
23. 2011-04-24
    listed $19,900
24. 2011-04-24
    listed $19,900

ⓘ 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: $1,101 · $92/mo
• Projected year-2 tax: $1,282 · $107/mo
• Expected delta: +$181/yr (+$15/mo · 16.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 6% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $14,345
• − Mortgage interest: −$5,321
• − Property taxes: −$1,101
• − Insurance: −$475
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,764
• Taxable income: $2,389
• Est. tax owed @ 24.0%: −$573
• After-tax cash flow: $3,205/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

+377.4% since first listed

12 events — show timeline

• 2025-04-30 Listed $95,000 REALCOMP
• 2025-04-30 Listed $95,000 MiRealSource-MiMLS
• 2025-04-29 Coming Soon $95,000 MiRealSource-MiMLS
• 2011-12-20 Listing Removed — MiRealSource-MiMLS
• 2011-10-04 Listed $650 MiRealSource-MiMLS
• 2011-08-30 Sold (MLS) $5,500 REALCOMP
• 2011-08-30 Sold (MLS) $5,500 MiRealSource-MiMLS
• 2011-08-30 Sold (MLS) $5,500 MiRealSource-MiMLS
• 2011-08-24 Listing Removed — MiRealSource-MiMLS
• 2011-04-24 Listed $19,900 REALCOMP
• 2011-04-24 Listed $19,900 MiRealSource-MiMLS
• 2011-04-24 Listed $19,900 MiRealSource-MiMLS

Property tax history

-3.3%/yr

Latest (2025): $1,101 · -8.6% YoY. Source: county tax records.