9925 Mcquade St · Detroit, MI 48206

$169,000

6 bd · 2.0 ba · 2,304 sqft · MultiFamily public records · 10 Days on market

Built 1926 3,485 sqft lot ↓ 15% since listing

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to 9925 McQuade, near Russell Woods, Boston Edison, and the Dexter/Davison corridor. Ideal for house hackers or investors, this property offers access to set your own rents or occupy one unit while generating income from the other. Features two 3 bedroom units with separate entrances, supporting demand for affordable housing. Located in an area seeing ongoing revitalization and community investment, this property also presents a solid ARV and value-add potential for investors looking to build equity. Motivated seller. Schedule your showing today! Land Contract/Seller financing terms negotiable.

Key facts

• Build equity
• Two 3 bedroom units
• Value add potential

Tags

• TWO 3 BEDROOM UNITS
• SEPARATE ENTRANCES
• AFFORDABLE HOUSING
• VALUE ADD POTENTIAL
• BUILD EQUITY

Property features AI

Exterior

• Parking: 2 parking spaces; Paved parking; Shared driveway
• Utilities: Public water; Public or private sewer; Natural gas connected
• Home design: Multi-family residential income property
• Construction: Brick and vinyl siding exterior; Composition roof
• Exterior features: Paved road; Sidewalks

Interior

• Bedrooms: Lower unit: 3 bedrooms; Upper unit: 3 bedrooms
• Bathrooms: Lower unit: 1 bathroom; Upper unit: 1 bathroom
• Heating & cooling: Baseboard heating; Electric heating; Natural gas heating
• Interior features: Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $169k.

Deal economics

• At list price, monthly cash flow is $644 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).

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 fast (+5.2%/yr); 271 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,103/mo this rent would consume 56% of the median local household income ($45k/yr) (locally 646% 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 $1k of loan paydown is wiped out by about $5k 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 + 5.2% rent growth), your $47k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 22 sale attempts since 3y 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: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,000

Questions for the listing agent

1. Built in 1926 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.34%
• DSCR: 1.73
• GRM: 6.7

CMA / ARV

• ARV (median comp): $77,054
• List price: $169,000
• Delta: 119.33%
• 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
10053 Quincy St	0.16mi	6/2.0	2,200 (-4%)	5mo	$80,000	$36	81
2959 Tuxedo St	0.55mi	6/2.0	2,264 (-2%)	3mo	$181,000	$80	69
9662 Broadstreet Ave	0.35mi	6/2.0	2,502 (+9%)	2mo	$146,000	$58	68
11357 Broadstreet Ave	0.42mi	6/2.0	2,358 (+2%)	15mo	$155,000	$66	64
3785 Blaine St	0.72mi	6/2.5	2,330 (+1%)	1mo	$40,000	$17	61
2931 Tuxedo St	0.57mi	6/2.0	2,510 (+9%)	3mo	$50,000	$20	56
3757 Blaine St	0.72mi	6/2.5	2,362 (+2%)	8mo	$205,000	$87	54
3025 Tuxedo St	0.51mi	6/2.5	2,548 (+11%)	5mo	$150,000	$59	52
12066 N Martindale St	0.59mi	6/2.0	2,112 (-8%)	8mo	$125,000	$59	52
4275 S Duane St	0.53mi	6/2.0	2,112 (-8%)	16mo	$72,000	$34	48
2701 Tuxedo St	0.64mi	6/2.0	2,624 (+14%)	10mo	$247,000	$94	38
8665 Quincy St	0.73mi	6/2.0	2,526 (+10%)	14mo	$142,500	$56	38

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.39×
• Total profit: $18,359
• Equity at exit: $25,198

10-year hold

• IRR: 20.4%
• Equity multiple: 2.88×
• Total profit: $89,014
• Equity at exit: $14,612

Cash invested: $47,320 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,103 high
• Mortgage (P&I): −$886
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $644

Break-even live

Break-even rent $1,287

Max offer price $169,000

Occupancy floor 64%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,104
Total (2 units)			$2,103

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	16d	1	0.86mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	14d	1	0.92mi
2509 Gladstone St Unit NA Detroit, MI	6.0	3.0	3008	$2,000	$0.66	10d	1	0.93mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	3d	1	1.17mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	21d	1	1.18mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	5d	1	1.22mi

Listing history 50 events

1. 2026-06-18
   days on market $169,000 Active 10 DOM
2. 2026-06-17
   days on market $169,000 Active 9 DOM
3. 2026-06-16
   days on market $169,000 Active 8 DOM
4. 2026-06-15
   days on market $169,000 Active 7 DOM
5. 2026-06-13
   days on market $169,000 Active 5 DOM
6. 2026-06-13
   days on market $169,000 Active 4 DOM
7. 2026-06-09
   remarks 609-char remark
8. 2026-06-09
   days on marketlisting id $169,000 Active 1 DOM
9. 2026-05-02
   historical
10. 2026-05-01
    historical
11. 2026-04-18
    price $169,000
12. 2026-04-18
    price $169,000
13. 2026-04-17
    price $169,000
14. 2026-04-17
    price $169,000
15. 2026-04-17
    price $169,000
16. 2026-04-09
    listed $179,900 Active
17. 2026-04-09
    listed $179,900 Active
18. 2026-04-01
    listed $179,900 Active
19. 2026-04-01
    listed $179,900 Active
20. 2026-03-01
    historical
21. 2026-03-01
    historical
22. 2026-01-15
    listed $195,000 Active
23. 2026-01-15
    listed $195,000 Active
24. 2026-01-05
    historical
25. 2026-01-05
    historical
26. 2025-12-05
    listed $196,000 Active
27. 2025-12-04
    listed $196,000 Active
28. 2025-10-09
    historical
29. 2025-10-09
    historical
30. 2025-10-09
    historical
31. 2025-10-09
    historical
32. 2025-09-18
    price $215,000
33. 2025-09-18
    price $215,000
34. 2025-09-18
    price $215,000
35. 2025-09-18
    price $215,000
36. 2025-09-09
    price $219,000
37. 2025-09-09
    price $219,000
38. 2025-09-09
    price $219,000
39. 2025-09-09
    price $219,000
40. 2025-08-31
    status Active
41. 2025-08-30
    historical
42. 2025-08-20
    price $229,000
43. 2025-08-20
    price $229,000
44. 2025-08-20
    price $229,000
45. 2025-08-20
    price $229,000
46. 2025-08-02
    listed $235,000 Active
47. 2025-08-02
    listed $235,000 Active
48. 2025-07-23
    listed $235,000 Active
49. 2025-07-23
    listed $235,000 Active
50. 2025-01-15
    historical $1,100

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,663 · $139/mo
• Expected delta: +$940/yr (+$78/mo · 130.1%)

ⓘ 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: $25,236
• − Mortgage interest: −$9,467
• − Property taxes: −$723
• − Insurance: −$845
• − Repairs & maintenance: −$2,019
• − Management: −$2,019
• − Depreciation: −$4,916
• Taxable income: $5,248
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $6,474/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

-15.5% since first listed

69 events — show timeline

• 2026-06-08 Listed $169,000 REALCOMP
• 2026-06-08 Listed $169,000 MiRealSource-MiMLS
• 2026-05-31 Listing Removed — MiRealSource-MiMLS
• 2026-05-30 Listing Removed — REALCOMP
• 2026-05-02 Listing Removed — MiRealSource-MiMLS
• 2026-05-01 Listing Removed — REALCOMP
• 2026-04-18 Price Changed $169,000 MiRealSource-MiMLS
• 2026-04-18 Price Changed $169,000 MiRealSource-MiMLS
• 2026-04-17 Price Changed $169,000 REALCOMP
• 2026-04-17 Price Changed $169,000 REALCOMP
• 2026-04-17 Price Changed $169,000 SW Michigan MLS
• 2026-04-09 Listed $179,900 REALCOMP
• 2026-04-09 Listed $179,900 MiRealSource-MiMLS
• 2026-04-01 Listed $179,900 REALCOMP
• 2026-04-01 Listed $179,900 MiRealSource-MiMLS
• 2026-03-01 Listing Removed — REALCOMP
• 2026-03-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-15 Listed $195,000 REALCOMP
• 2026-01-15 Listed $195,000 MiRealSource-MiMLS
• 2026-01-05 Listing Removed — REALCOMP
• 2026-01-05 Listing Removed — MiRealSource-MiMLS
• 2025-12-05 Listed $196,000 REALCOMP
• 2025-12-04 Listed $196,000 MiRealSource-MiMLS
• 2025-10-09 Listing Removed — MiRealSource-MiMLS
• 2025-10-09 Listing Removed — REALCOMP
• 2025-10-09 Listing Removed — REALCOMP
• 2025-10-09 Listing Removed — MiRealSource-MiMLS
• 2025-09-18 Price Changed $215,000 MiRealSource-MiMLS
• 2025-09-18 Price Changed $215,000 MiRealSource-MiMLS
• 2025-09-18 Price Changed $215,000 REALCOMP
• 2025-09-18 Price Changed $215,000 REALCOMP
• 2025-09-09 Price Changed $219,000 MiRealSource-MiMLS
• 2025-09-09 Price Changed $219,000 MiRealSource-MiMLS
• 2025-09-09 Price Changed $219,000 REALCOMP
• 2025-09-09 Price Changed $219,000 REALCOMP
• 2025-08-31 Relisted — REALCOMP
• 2025-08-30 Listing Removed — REALCOMP
• 2025-08-20 Price Changed $229,000 MiRealSource-MiMLS
• 2025-08-20 Price Changed $229,000 MiRealSource-MiMLS
• 2025-08-20 Price Changed $229,000 REALCOMP
• 2025-08-20 Price Changed $229,000 REALCOMP
• 2025-08-02 Listed $235,000 REALCOMP
• 2025-08-02 Listed $235,000 MiRealSource-MiMLS
• 2025-07-23 Listed $235,000 REALCOMP
• 2025-07-23 Listed $235,000 MiRealSource-MiMLS
• 2025-01-15 Rental Removed $1,100 REALCOMP
• 2024-12-18 Listed for Rent $1,100 REALCOMP
• 2024-12-18 Rental Removed $1,100 REALSOURCE
• 2024-12-14 Price Changed $1,100 REALSOURCE
• 2024-11-30 Price Changed $1,150 REALSOURCE
• 2024-11-23 Listed for Rent $1,225 REALSOURCE
• 2024-11-19 Rental Removed $1,225 REALSOURCE
• 2024-11-08 Price Changed $1,225 REALSOURCE
• 2024-10-19 Listed for Rent $1,250 REALSOURCE
• 2024-10-07 Rental Removed $1,400 Avail
• 2024-09-06 Listed for Rent $1,400 Avail
• 2023-12-11 Rental Removed $1,000 REALCOMP
• 2023-11-27 Price Changed $1,000 REALCOMP
• 2023-10-31 Listed for Rent $1,100 REALCOMP
• 2023-05-15 Listing Removed — MiRealSource-MiMLS
• 2023-05-15 Listing Removed — REALCOMP
• 2023-04-26 Price Changed $169,999 MiRealSource-MiMLS
• 2023-04-25 Price Changed $169,999 REALCOMP
• 2023-04-06 Price Changed $175,000 MiRealSource-MiMLS
• 2023-04-06 Price Changed $175,000 REALCOMP
• 2023-03-31 Price Changed $195,999 MiRealSource-MiMLS
• 2023-03-31 Price Changed $195,999 REALCOMP
• 2023-02-19 Listed $199,999 REALCOMP
• 2023-02-18 Listed $199,999 MiRealSource-MiMLS

Property tax history

+0.4%/yr

Latest (2025): $723 · +2.1% YoY. Source: county tax records.