11360 Burt Rd · Detroit, MI 48228

$84,950

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 63 Days on market

Built 1947 5,227 sqft lot Est $60k · 41% over ↓ 43% 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 +27.0/30.0
• DSCR +9.4/10.0
• 1% rule +8.5/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity on this three bedroom full brick bungalow home with a one car detached garage. Home has a good layout with a large living room. Updated kitchen with plenty of cabinets and counter space. Lots of hardwood floors. Nice sized fenced yard.

Key facts

• Full brick bungalow
• Fenced yard
• Large living room

Tags

• FULL BRICK BUNGALOW
• DETACHED GARAGE
• LARGE LIVING ROOM
• UPDATED KITCHEN
• PLENTY OF CABINETS
• FENCED YARD

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.12 acres (40 x 131.35)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Finished basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/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: $80k (6.0% 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; 38 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 45% of the median local income ($31k/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.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,853 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.35% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $60,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20627 Patton Ct	0.23mi	3/1.5	1,100 (+1%)	3mo	$105,000	$95	84
11419 Braile St	0.10mi	2/1.0 (-1)	969 (-11%)	2mo	$45,000	$46	70
9328 Patton St	0.54mi	3/1.0	1,062 (-3%)	1mo	$50,000	$47	70
9977 Evergreen Ave	0.50mi	3/1.0	1,150 (+5%)	2mo	$86,000	$75	66
9616 Braile St	0.31mi	3/1.0	958 (-12%)	4mo	$41,500	$43	62
10006 Auburn St	0.64mi	3/1.0	1,150 (+5%)	1mo	$63,000	$55	60
9116 Patton St	0.69mi	3/1.0	1,029 (-6%)	1mo	$45,000	$44	58
9534 Heyden St	0.53mi	3/1.0	960 (-12%)	3mo	$100,000	$104	53
12087 Heyden St	0.48mi	3/1.0	956 (-12%)	5mo	$46,000	$48	53
9581 Heyden St	0.48mi	3/2.0	950 (-13%)	4mo	$92,000	$97	49
11700 Auburn St	0.66mi	3/1.5	964 (-12%)	3mo	$55,000	$57	45
9253 Pierson St	0.58mi	3/1.0	936 (-14%)	5mo	$35,000	$37	45

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-1,846
• Equity at exit: $12,666

10-year hold

• IRR: 3.6%
• Equity multiple: 1.22×
• Total profit: $5,252
• Equity at exit: $7,345

Cash invested: $23,786 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$445
• Tax from tax record: −$188 /mo · $2,253/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $239

Break-even live

Break-even rent $846

Max offer price $84,950

Occupancy floor 74%

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: $21,238
• Closing costs: $2,548
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	43d	1	0.32mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.39mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.39mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.39mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.39mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.40mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.41mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	0.42mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.42mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.44mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.44mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.44mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.44mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.45mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.45mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.45mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.57mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	43d	1	0.69mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	17d	1	0.79mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	21d	1	0.79mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	0.80mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	43d	1	0.88mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	43d	6	0.98mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	43d	1	1.04mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	5d	4	1.06mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	43d	1	1.17mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	1.19mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	1.22mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	1.23mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	1.26mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	1.31mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	1.32mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	1.35mi
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	43d	1	1.38mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	1.41mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.45mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	1.47mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.49mi

Listing history 27 events

1. 2026-05-02
   status Pending

   Show marketing remark (253 chars)

   Great opportunity on this three bedroom full brick bungalow home with a one car detached garage. Home has a good layout with a large living room. Updated kitchen with plenty of cabinets and counter space. Lots of hardwood floors. Nice sized fenced yard.

2. 2026-05-02
   status Pending 253-char remark

   Show marketing remark (253 chars)

   Great opportunity on this three bedroom full brick bungalow home with a one car detached garage. Home has a good layout with a large living room. Updated kitchen with plenty of cabinets and counter space. Lots of hardwood floors. Nice sized fenced yard.

3. 2026-04-28
   status Active 253-char remark

   Show marketing remark (253 chars)

   Great opportunity on this three bedroom full brick bungalow home with a one car detached garage. Home has a good layout with a large living room. Updated kitchen with plenty of cabinets and counter space. Lots of hardwood floors. Nice sized fenced yard.

4. 2026-04-28
   status Active

   Show marketing remark (253 chars)

   Great opportunity on this three bedroom full brick bungalow home with a one car detached garage. Home has a good layout with a large living room. Updated kitchen with plenty of cabinets and counter space. Lots of hardwood floors. Nice sized fenced yard.

5. 2026-04-01
   status Pending 253-char remark

   Show marketing remark (253 chars)

   Great opportunity on this three bedroom full brick bungalow home with a one car detached garage. Home has a good layout with a large living room. Updated kitchen with plenty of cabinets and counter space. Lots of hardwood floors. Nice sized fenced yard.

6. 2026-04-01
   status Pending

   Show marketing remark (253 chars)

   Great opportunity on this three bedroom full brick bungalow home with a one car detached garage. Home has a good layout with a large living room. Updated kitchen with plenty of cabinets and counter space. Lots of hardwood floors. Nice sized fenced yard.

7. 2026-03-04
   price $84,950 253-char remark

   Show marketing remark (253 chars)

   Great opportunity on this three bedroom full brick bungalow home with a one car detached garage. Home has a good layout with a large living room. Updated kitchen with plenty of cabinets and counter space. Lots of hardwood floors. Nice sized fenced yard.

8. 2026-03-04
   price $84,950

   Show marketing remark (253 chars)

   Great opportunity on this three bedroom full brick bungalow home with a one car detached garage. Home has a good layout with a large living room. Updated kitchen with plenty of cabinets and counter space. Lots of hardwood floors. Nice sized fenced yard.

9. 2026-01-30
   listed $89,900 Active

   Show marketing remark (253 chars)

   Great opportunity on this three bedroom full brick bungalow home with a one car detached garage. Home has a good layout with a large living room. Updated kitchen with plenty of cabinets and counter space. Lots of hardwood floors. Nice sized fenced yard.

10. 2026-01-30
    listed $89,900 Active 253-char remark

    Show marketing remark (253 chars)

    Great opportunity on this three bedroom full brick bungalow home with a one car detached garage. Home has a good layout with a large living room. Updated kitchen with plenty of cabinets and counter space. Lots of hardwood floors. Nice sized fenced yard.

11. 2025-06-09
    historical
12. 2025-06-09
    historical
13. 2025-04-16
    price $137,500
14. 2025-04-16
    price $137,500
15. 2025-04-14
    listed $133,500 Active
16. 2025-04-14
    listed $133,500 Active
17. 2025-04-11
    historical
18. 2025-04-11
    historical
19. 2025-02-28
    soldstatus $165,480
20. 2025-02-12
    listed $137,500 Active
21. 2025-02-12
    listed $137,500 Active
22. 2025-02-12
    historical
23. 2025-02-12
    historical
24. 2025-01-23
    price $137,500
25. 2025-01-22
    price $137,500
26. 2024-12-20
    listed $150,000 Active
27. 2024-12-17
    listed $150,000 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: $2,253 · $188/mo
• Projected year-2 tax: $2,253 · $188/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 2/10 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: $13,786
• − Mortgage interest: −$4,759
• − Property taxes: −$2,253
• − Insurance: −$425
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,471
• Taxable income: $1,673
• Est. tax owed @ 24.0%: −$401
• After-tax cash flow: $2,466/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

-43.4% since first listed

27 events — show timeline

• 2026-05-02 Pending — REALCOMP
• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-04-28 Relisted — MiRealSource-MiMLS
• 2026-04-28 Relisted — REALCOMP
• 2026-04-01 Pending — MiRealSource-MiMLS
• 2026-04-01 Pending — REALCOMP
• 2026-03-04 Price Changed $84,950 MiRealSource-MiMLS
• 2026-03-04 Price Changed $84,950 REALCOMP
• 2026-01-30 Listed $89,900 MiRealSource-MiMLS
• 2026-01-30 Listed $89,900 REALCOMP
• 2025-06-09 Listing Removed — MiRealSource-MiMLS
• 2025-06-09 Listing Removed — REALCOMP
• 2025-04-16 Price Changed $137,500 MiRealSource-MiMLS
• 2025-04-16 Price Changed $137,500 REALCOMP
• 2025-04-14 Listed $133,500 REALCOMP
• 2025-04-14 Listed $133,500 MiRealSource-MiMLS
• 2025-04-11 Listing Removed — MiRealSource-MiMLS
• 2025-04-11 Listing Removed — REALCOMP
• 2025-02-28 Sold (Public Records) $165,480 Public Records
• 2025-02-12 Listing Removed — MiRealSource-MiMLS
• 2025-02-12 Listed $137,500 MiRealSource-MiMLS
• 2025-02-12 Listed $137,500 REALCOMP
• 2025-02-12 Listing Removed — REALCOMP
• 2025-01-23 Price Changed $137,500 MiRealSource-MiMLS
• 2025-01-22 Price Changed $137,500 REALCOMP
• 2024-12-20 Listed $150,000 MiRealSource-MiMLS
• 2024-12-17 Listed $150,000 REALCOMP

Property tax history

+3.6%/yr

Latest (2025): $2,253 · -37.8% YoY. Source: county tax records.