11609 Beaconsfield St · Detroit, MI 48224

$105,000

3 bd · 1.0 ba · 1,376 sqft · SingleFamily public records · 106 Days on market

Built 1942 4,356 sqft lot Est $125k · 16% under

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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 +27.5/30.0
• ARV discount +14.8/15.0
• DSCR +9.6/10.0
• 1% rule +7.9/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sale is subject to probate court approval. Property is occupied - please do not approach the property or occupants without an appointment. No showings without an accepted offer. Property is being sold as-is. Buyer and buyer's agent to verify all information. Great opportunity for investors or buyers looking for a property with potential in Detroit.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1942

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% 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 flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 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 $726 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 106 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 32y 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 $10k; list at $105k implies a 950% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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: 1.29% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.66%
• DSCR: 1.56
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $125,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12230 Lansdowne St	0.28mi	3/1.0	1,426 (+4%)	3mo	$56,000	$39	79
11090 Mckinney St	0.27mi	3/1.5	1,270 (-8%)	2mo	$154,000	$121	71
10901 Worden St	0.30mi	3/1.5	1,271 (-8%)	1mo	$43,000	$34	70
12058 Wayburn St	0.22mi	3/1.5	1,566 (+14%)	2mo	$143,000	$91	63
11323 Lansdowne St	0.73mi	3/1.5	1,397 (+2%)	2mo	$133,282	$95	60
11160 Worden St	0.41mi	3/2.0	1,234 (-10%)	1mo	$156,000	$126	59
9922 Yorkshire Rd	0.67mi	3/2.0	1,342 (-2%)	2mo	$75,000	$56	59
18981 Kenosha St	0.62mi	3/1.5	1,290 (-6%)	2mo	$77,500	$60	57
19130 Kenosha St	0.55mi	3/1.5	1,502 (+9%)	2mo	$110,000	$73	55
11742 Whitehill St	0.57mi	3/1.5	1,228 (-11%)	1mo	$61,000	$50	53
18933 Kenosha St	0.64mi	3/1.5	1,258 (-9%)	2mo	$145,000	$115	52
9155 Grayton St	0.73mi	3/1.5	1,554 (+13%)	0mo	$170,000	$109	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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-244
• Equity at exit: $15,656

10-year hold

• IRR: 6.8%
• Equity multiple: 1.46×
• Total profit: $13,514
• Equity at exit: $9,078

Cash invested: $29,400 (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: 484
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$551
• Tax from tax record: −$169 /mo · $2,023/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $310

Break-even live

Break-even rent $966

Max offer price $105,000

Occupancy floor 72%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.15mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.22mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	0.26mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.26mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	44d	1	0.31mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.33mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	44d	1	0.35mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	0.35mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	13d	1	0.36mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.37mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.40mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	0.42mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	0.42mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.42mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.44mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	15d	1	0.46mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.49mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.53mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.56mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.57mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	44d	1	0.60mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	0.60mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	44d	1	0.63mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.64mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	0.66mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	0.73mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.73mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	44d	1	0.73mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.73mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	0.80mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	0.83mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	44d	1	0.84mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	0.84mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	3d	1	0.86mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	0.86mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	0.87mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	3d	1	0.87mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	0.90mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	44d	1	0.91mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	44d	1	0.91mi

Listing history 47 events

1. 2026-02-04
   status Pending 352-char remark

   Show marketing remark (352 chars)

   Sale is subject to probate court approval. Property is occupied - please do not approach the property or occupants without an appointment. No showings without an accepted offer. Property is being sold as-is. Buyer and buyer's agent to verify all information. Great opportunity for investors or buyers looking for a property with potential in Detroit.

2. 2026-02-04
   status Pending

   Show marketing remark (352 chars)

   Sale is subject to probate court approval. Property is occupied - please do not approach the property or occupants without an appointment. No showings without an accepted offer. Property is being sold as-is. Buyer and buyer's agent to verify all information. Great opportunity for investors or buyers looking for a property with potential in Detroit.

3. 2025-10-22
   listed $105,000 Active
4. 2025-10-21
   listed $105,000 Active 352-char remark

   Show marketing remark (352 chars)

   Sale is subject to probate court approval. Property is occupied - please do not approach the property or occupants without an appointment. No showings without an accepted offer. Property is being sold as-is. Buyer and buyer's agent to verify all information. Great opportunity for investors or buyers looking for a property with potential in Detroit.

5. 2020-06-07
   historical
6. 2020-06-07
   historical
7. 2020-01-16
   price $49,500
8. 2020-01-15
   price $49,500
9. 2020-01-10
   listed $55,000 Active
10. 2020-01-10
    listed $55,000 Active
11. 2019-05-30
    status Pending
12. 2019-05-30
    status Pending
13. 2019-05-30
    soldstatus $10,000 Sold
14. 2019-05-30
    soldstatus $10,000 Closed
15. 2019-05-09
    listed $15,000 Active
16. 2019-05-09
    listed $15,000 Active
17. 2016-10-09
    historical
18. 2016-10-09
    historical
19. 2016-10-08
    historical
20. 2016-07-08
    listed $55,000 Active
21. 2016-07-08
    listed $55,000 Active
22. 2016-07-08
    listed $55,000 Active
23. 2014-04-21
    soldstatus $11,000
24. 2014-04-21
    soldstatus $11,000
25. 2014-03-25
    historical
26. 2014-01-14
    listed $10,900
27. 2014-01-14
    listed $10,900
28. 2008-08-22
    historical
29. 2008-05-09
    listed $79,900
30. 2008-05-09
    historical
31. 2008-05-09
    historical
32. 2008-03-17
    listed $85,000
33. 2008-03-17
    listed $85,000
34. 2007-10-20
    historical
35. 2007-09-13
    listed $89,900
36. 2007-09-12
    historical
37. 2007-04-20
    listed $99,900
38. 2007-04-16
    historical
39. 2007-01-16
    historical
40. 2006-10-18
    listed $99,900
41. 2006-09-30
    historical
42. 2006-07-01
    listed $105,000
43. 2005-10-15
    listed $99,900
44. 1994-07-30
    historical
45. 1994-07-29
    soldstatus $38,000
46. 1994-07-19
    soldstatus $38,000
47. 1994-03-07
    listed $39,500

ⓘ 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: $2,023 · $169/mo
• Projected year-2 tax: $2,023 · $169/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,302
• − Mortgage interest: −$5,882
• − Property taxes: −$2,023
• − Insurance: −$525
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,055
• Taxable income: $2,210
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $3,193/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

+165.8% since first listed

47 events — show timeline

• 2026-02-04 Pending — MiRealSource-MiMLS
• 2026-02-04 Pending — REALCOMP
• 2025-10-22 Listed $105,000 REALCOMP
• 2025-10-21 Listed $105,000 MiRealSource-MiMLS
• 2020-06-07 Listing Removed — MiRealSource-MiMLS
• 2020-06-07 Listing Removed — REALCOMP
• 2020-01-16 Price Changed $49,500 MiRealSource-MiMLS
• 2020-01-15 Price Changed $49,500 REALCOMP
• 2020-01-10 Listed $55,000 MiRealSource-MiMLS
• 2020-01-10 Listed $55,000 REALCOMP
• 2019-05-30 Pending — MiRealSource-MiMLS
• 2019-05-30 Pending — REALCOMP
• 2019-05-30 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2019-05-30 Sold (MLS) $10,000 REALCOMP
• 2019-05-09 Listed $15,000 MiRealSource-MiMLS
• 2019-05-09 Listed $15,000 REALCOMP
• 2016-10-09 Listing Removed — MiRealSource-MiMLS
• 2016-10-09 Listing Removed — REALCOMP
• 2016-10-08 Listing Removed — MiRealSource-MiMLS
• 2016-07-08 Listed $55,000 MiRealSource-MiMLS
• 2016-07-08 Listed $55,000 MiRealSource-MiMLS
• 2016-07-08 Listed $55,000 REALCOMP
• 2014-04-21 Sold (MLS) $11,000 REALCOMP
• 2014-04-21 Sold (MLS) $11,000 MiRealSource-MiMLS
• 2014-03-25 Listing Removed — MiRealSource-MiMLS
• 2014-01-14 Listed $10,900 REALCOMP
• 2014-01-14 Listed $10,900 MiRealSource-MiMLS
• 2008-08-22 Listing Removed — REALCOMP
• 2008-05-09 Listing Removed — REALCOMP
• 2008-05-09 Listing Removed — MiRealSource-MiMLS
• 2008-05-09 Listed $79,900 REALCOMP
• 2008-03-17 Listed $85,000 REALCOMP
• 2008-03-17 Listed $85,000 MiRealSource-MiMLS
• 2007-10-20 Listing Removed — REALCOMP
• 2007-09-13 Listed $89,900 REALCOMP
• 2007-09-12 Listing Removed — REALCOMP
• 2007-04-20 Listed $99,900 REALCOMP
• 2007-04-16 Listing Removed — REALCOMP
• 2007-01-16 Listing Removed — MiRealSource-MiMLS
• 2006-10-18 Listed $99,900 MiRealSource-MiMLS
• 2006-09-30 Listing Removed — REALCOMP
• 2006-07-01 Listed $105,000 REALCOMP
• 2005-10-15 Listed $99,900 REALCOMP
• 1994-07-30 Listing Removed — MiRealSource-MiMLS
• 1994-07-29 Sold (MLS) $38,000 MiRealSource-MiMLS
• 1994-07-19 Sold (Public Records) $38,000 Public Records
• 1994-03-07 Listed $39,500 MiRealSource-MiMLS

Property tax history

-0.5%/yr

Latest (2025): $2,023 · -54.3% YoY. Source: county tax records.