3795 Kendall St · Detroit, MI 48238

$110,000

12 bd · 2.0 ba · 2,100 sqft · MultiFamily public records · 10 Days on market

Built 1929 4,792 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• 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: 3 units. confirmed

Listing remarks MLS

This triplex is a great opportunity for Value Add and Cash Flow investors alike, with Gross Potential Rents between $2,500 and $2,900 per month and ARVs in the 180K to 230K range. Features include an all brick exterior and major cosmetic updates previously done to the units such as new kitchens and flooring. The lower unit is a 2 bed / 1 bath and there are two 1 bed / 1 bath upper units. The upper units are in very good condition whereas the lower unit needs a little work. There are multiple entries for each unit and a shared basement space. Separate electric and gas meters. Some repairs are needed such as new HVAC, plumbing repairs, and minor cosmetics. Property is being sold as-is and buyer is to assume any needed repairs.

Key facts

• New kitchens
• Multiple entries
• New flooring

Tags

• ALL BRICK EXTERIOR
• NEW KITCHENS
• NEW FLOORING
• MULTIPLE ENTRIES
• SHARED BASEMENT SPACE
• SEPARATE ELECTRIC METERS

Property features AI

Finance

• Other: Lot approximately 0.11 acres (40 x 115); Zoned residential
• Financial info: Tax annual amount approximately $1,993

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential income property; Multifamily; Two levels
• Construction: Brick construction; Block foundation; Built area above grade approximately 2,100
• Exterior features: Paved road access; Pets not allowed

Interior

• Bedrooms: One 1-bedroom unit (800 sq ft)
• Bathrooms: Two full bathrooms total; One bathroom in the 1-bedroom unit
• Heating & cooling: Forced air heating; Hot water heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 2×1bd/1ba units multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $423/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Cap rate 20.1% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+6.1%/yr); 346 active listings in the ZIP; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,603/mo this rent would consume 94% of the median local household income ($33k/yr) (locally 2172% 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 $761 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 + 6.1% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 13y 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 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 2.37% ✓
• Cap rate: 20.12%
• Cash-on-cash: 49.39%
• DSCR: 3.20
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 50.6%
• Equity multiple: 3.32×
• Total profit: $71,447
• Equity at exit: $16,401

10-year hold

• IRR: 57.3%
• Equity multiple: 7.61×
• Total profit: $203,529
• Equity at exit: $9,511

Cash invested: $30,800 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,603 high
• Mortgage (P&I): −$577
• Tax from tax record: −$166 /mo · $1,993/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $1,268

Break-even live

Break-even rent $998

Max offer price $110,000

Occupancy floor 46%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$898
▸ 2× units	1	1	$1,704
Total (3 units)			$2,603

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-01
   days on market $110,000 Active 10 DOM
2. 2026-05-31
   days on market $110,000 Active 9 DOM
3. 2026-05-22
   listed $110,000 Active 734-char remark

   Show marketing remark (734 chars)

   This triplex is a great opportunity for Value Add and Cash Flow investors alike, with Gross Potential Rents between $2,500 and $2,900 per month and ARVs in the 180K to 230K range. Features include an all brick exterior and major cosmetic updates previously done to the units such as new kitchens and flooring. The lower unit is a 2 bed / 1 bath and there are two 1 bed / 1 bath upper units. The upper units are in very good condition whereas the lower unit needs a little work. There are multiple entries for each unit and a shared basement space. Separate electric and gas meters. Some repairs are needed such as new HVAC, plumbing repairs, and minor cosmetics. Property is being sold as-is and buyer is to assume any needed repairs.

4. 2026-05-22
   listed $110,000 Active

   Show marketing remark (734 chars)

   This triplex is a great opportunity for Value Add and Cash Flow investors alike, with Gross Potential Rents between $2,500 and $2,900 per month and ARVs in the 180K to 230K range. Features include an all brick exterior and major cosmetic updates previously done to the units such as new kitchens and flooring. The lower unit is a 2 bed / 1 bath and there are two 1 bed / 1 bath upper units. The upper units are in very good condition whereas the lower unit needs a little work. There are multiple entries for each unit and a shared basement space. Separate electric and gas meters. Some repairs are needed such as new HVAC, plumbing repairs, and minor cosmetics. Property is being sold as-is and buyer is to assume any needed repairs.

5. 2023-11-16
   historical
6. 2023-11-15
   historical
7. 2023-06-08
   price $150,000
8. 2023-06-08
   price $150,000
9. 2023-05-15
   listed $155,000 Active
10. 2023-05-15
    historical
11. 2023-05-15
    listed $155,000 Active
12. 2023-05-15
    historical
13. 2023-02-27
    listed $155,000 Active
14. 2023-02-27
    listed $155,000 Active
15. 2021-07-13
    soldstatus $144,900
16. 2016-06-17
    soldstatus $50,000
17. 2016-05-12
    historical
18. 2016-05-10
    soldstatus $27,500 Sold
19. 2016-05-10
    soldstatus $27,500 Closed
20. 2016-04-05
    status Pending
21. 2016-04-05
    historical
22. 2016-03-10
    listed $26,500 Active
23. 2015-09-10
    listed $26,500
24. 2015-07-01
    historical
25. 2015-06-30
    historical
26. 2015-02-27
    price $27,500
27. 2015-02-02
    price $30,000
28. 2015-01-14
    price $36,500
29. 2014-12-31
    listed $33,500 Active
30. 2014-12-30
    listed $27,500
31. 2013-02-20
    soldstatus $16,000
32. 2013-02-20
    soldstatus $16,000
33. 2013-02-12
    historical
34. 2013-02-12
    historical
35. 2013-01-30
    listed $17,500
36. 2013-01-30
    listed $17,500

ⓘ 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: $1,993 · $166/mo
• Projected year-2 tax: $1,993 · $166/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 ≥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: $31,236
• − Mortgage interest: −$6,162
• − Property taxes: −$1,993
• − Insurance: −$550
• − Repairs & maintenance: −$2,499
• − Management: −$2,499
• − Depreciation: −$3,200
• Taxable income: $14,333
• Est. tax owed @ 24.0%: −$3,440
• After-tax cash flow: $11,771/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+528.6% since first listed

34 events — show timeline

• 2026-05-22 Listed $110,000 REALCOMP
• 2026-05-22 Listed $110,000 MiRealSource-MiMLS
• 2023-11-16 Listing Removed — MiRealSource-MiMLS
• 2023-11-15 Listing Removed — REALCOMP
• 2023-06-08 Price Changed $150,000 MiRealSource-MiMLS
• 2023-06-08 Price Changed $150,000 REALCOMP
• 2023-05-15 Listing Removed — MiRealSource-MiMLS
• 2023-05-15 Listed $155,000 MiRealSource-MiMLS
• 2023-05-15 Listing Removed — REALCOMP
• 2023-05-15 Listed $155,000 REALCOMP
• 2023-02-27 Listed $155,000 MiRealSource-MiMLS
• 2023-02-27 Listed $155,000 REALCOMP
• 2021-07-13 Sold (Public Records) $144,900 Public Records
• 2016-06-17 Sold (Public Records) $50,000 Public Records
• 2016-05-12 Listing Removed — MiRealSource-MiMLS
• 2016-05-10 Sold (MLS) $27,500 MiRealSource-MiMLS
• 2016-05-10 Sold (MLS) $27,500 REALCOMP
• 2016-04-05 Pending — REALCOMP
• 2016-04-05 Listing Removed — MiRealSource-MiMLS
• 2016-03-10 Listed $26,500 REALCOMP
• 2015-09-10 Listed $26,500 MiRealSource-MiMLS
• 2015-07-01 Listing Removed — REALCOMP
• 2015-06-30 Listing Removed — MiRealSource-MiMLS
• 2015-02-27 Price Changed $27,500 REALCOMP
• 2015-02-02 Price Changed $30,000 REALCOMP
• 2015-01-14 Price Changed $36,500 REALCOMP
• 2014-12-31 Listed $33,500 REALCOMP
• 2014-12-30 Listed $27,500 MiRealSource-MiMLS
• 2013-02-20 Sold (MLS) $16,000 MiRealSource-MiMLS
• 2013-02-20 Sold (MLS) $16,000 REALCOMP
• 2013-02-12 Listing Removed — MiRealSource-MiMLS
• 2013-02-12 Listing Removed — REALCOMP
• 2013-01-30 Listed $17,500 MiRealSource-MiMLS
• 2013-01-30 Listed $17,500 REALCOMP

Property tax history

+2.5%/yr

Latest (2025): $1,993 · -10.0% YoY. Source: county tax records.