11382 Rossiter St St · Detroit, MI 48224

$140,000

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 6 Days on market

Built 1947 6,534 sqft lot

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Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.6/10.0
• 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

Beautifully updated modern home featuring 3 spacious bedrooms and 2 full bathrooms. Enjoy a stylish kitchen with marble countertops, a cozy living room with fireplace, and a partially finished basement perfect for entertaining. Complete with a fenced backyard and garage - move-in ready!

Key facts

• 6,534 sq ft lot
• Garage
• Built 1947

Property features AI

Exterior

• Parking: Detached garage (about 1.5 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Brick construction; Block foundation; Asphalt roof; Built-up living area above grade and finished lower level
• Exterior features: Porch; Paved road access; Pets allowed

Interior

• Bedrooms: Total of 3 rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Fireplace in the living room; Partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $54 ($646/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (3.7% below list).
• Recommended offer: $135k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Carleton Elementary School (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 392 students, 96% FRL); Fisher Magnet Upper Academy (math 15% / reading 44%, grade F, #341 of 493 statewide, top 69%, 378 students, 93% FRL); Denby High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 537 students, 88% FRL) — zoned schools at 92% FRL track the district average.
• Market conditions: Rents flat; 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $968 of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 21y 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 $65k; list at $140k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,855 (3.7% below list)

Questions for the listing agent

1. Built in 1947 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.96% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $77,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11742 Whitehill St	0.19mi	3/1.5	1,228 (+8%)	1mo	$61,000	$50	76
12519 Riad St	0.54mi	3/1.0	1,135 (-0%)	0mo	$100,000	$88	74
10318 Beaconsfield St	0.52mi	3/1.5	1,146 (+0%)	1mo	$78,000	$68	72
9722 Everts St	0.54mi	3/1.0	1,178 (+3%)	1mo	$147,000	$125	69
10830 Mckinney St	0.47mi	3/1.0	1,066 (-6%)	1mo	$40,199	$38	66
11545 Roxbury St	0.32mi	3/1.0	1,003 (-12%)	1mo	$65,000	$65	64
9988 Somerset Ave	0.67mi	3/1.0	1,206 (+6%)	1mo	$130,000	$108	58
10904 N Mogul St	0.66mi	3/1.0	1,045 (-8%)	0mo	$113,000	$108	55
10319 Mckinney St	0.42mi	4/1.0 (+1)	990 (-13%)	1mo	$25,000	$25	53
10901 Worden St	0.61mi	3/1.5	1,271 (+12%)	1mo	$43,000	$34	49
12893 Payton St	0.74mi	3/1.0	1,020 (-10%)	2mo	$75,000	$74	47
11640 Somerset Ave	0.70mi	3/2.0	1,028 (-10%)	0mo	$70,000	$68	47

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: -16.3%
• Equity multiple: 0.43×
• Total profit: $-22,224
• Equity at exit: $20,874

10-year hold

• IRR: -12.9%
• Equity multiple: 0.32×
• Total profit: $-26,558
• Equity at exit: $12,105

Cash invested: $39,200 (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: 492
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$734
• Tax from tax record: −$219 /mo · $2,629/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $54

Break-even live

Break-even rent $1,280

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $133	-5% $93	+0% $54	+5% $14	+10% $-25
Rent	-10% $-53	-5% $1	+0% $54	+5% $107	+10% $160
Rate	-1.0pp $124	-0.5pp $89	base $54	+0.5pp $18	+1.0pp $-19

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	19d	1	0.10mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	45d	1	0.22mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	19d	1	0.22mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	45d	1	0.26mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	22d	1	0.26mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	45d	1	0.27mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	14d	1	0.32mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	13d	1	0.36mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	5d	1	0.38mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	45d	1	0.47mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	45d	1	0.47mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	12d	1	0.48mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	0.49mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	14d	1	0.51mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	0.51mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	19d	1	0.56mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	45d	1	0.59mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	16d	1	0.59mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	45d	1	0.60mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	45d	1	0.61mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	19d	1	0.61mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	0.62mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	19d	1	0.65mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	19d	1	0.65mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.69mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	45d	1	0.70mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	45d	1	0.72mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	45d	1	0.73mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	45d	1	0.76mi
15238 Seymour St Detroit, MI	3.0	1.0	1064	$1,300	$1.22	0d	1	0.76mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	16d	1	0.77mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	6d	1	0.78mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	45d	1	0.78mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	19d	1	0.79mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	19d	1	0.82mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	19d	1	0.82mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	19d	1	0.84mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	16d	1	0.84mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	6d	1	0.86mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	5d	1	0.86mi

Listing history 40 events

1. 2026-05-01
   status Pending 287-char remark

   Show marketing remark (287 chars)

   Beautifully updated modern home featuring 3 spacious bedrooms and 2 full bathrooms. Enjoy a stylish kitchen with marble countertops, a cozy living room with fireplace, and a partially finished basement perfect for entertaining. Complete with a fenced backyard and garage - move-in ready!

2. 2026-05-01
   status Pending

   Show marketing remark (287 chars)

   Beautifully updated modern home featuring 3 spacious bedrooms and 2 full bathrooms. Enjoy a stylish kitchen with marble countertops, a cozy living room with fireplace, and a partially finished basement perfect for entertaining. Complete with a fenced backyard and garage - move-in ready!

3. 2026-04-26
   listed $140,000 Active 287-char remark

   Show marketing remark (287 chars)

   Beautifully updated modern home featuring 3 spacious bedrooms and 2 full bathrooms. Enjoy a stylish kitchen with marble countertops, a cozy living room with fireplace, and a partially finished basement perfect for entertaining. Complete with a fenced backyard and garage - move-in ready!

4. 2026-04-26
   listed $140,000 Active

   Show marketing remark (287 chars)

   Beautifully updated modern home featuring 3 spacious bedrooms and 2 full bathrooms. Enjoy a stylish kitchen with marble countertops, a cozy living room with fireplace, and a partially finished basement perfect for entertaining. Complete with a fenced backyard and garage - move-in ready!

5. 2026-04-25
   historical $140,000 287-char remark

   Show marketing remark (287 chars)

   Beautifully updated modern home featuring 3 spacious bedrooms and 2 full bathrooms. Enjoy a stylish kitchen with marble countertops, a cozy living room with fireplace, and a partially finished basement perfect for entertaining. Complete with a fenced backyard and garage - move-in ready!

6. 2026-02-17
   historical
7. 2026-02-17
   historical
8. 2026-02-13
   price $139,999
9. 2026-02-12
   price $139,999
10. 2026-02-03
    historical
11. 2026-02-03
    historical
12. 2025-12-03
    price $150,000
13. 2025-12-02
    price $150,000
14. 2025-10-02
    listed $150,000 Active
15. 2025-10-02
    listed $150,000 Active
16. 2025-10-02
    listed $169,000 Active
17. 2025-10-02
    listed $169,000 Active
18. 2025-01-30
    soldstatus $65,000
19. 2022-03-14
    soldstatus $65,000
20. 2022-02-11
    soldstatus $45,000
21. 2020-02-14
    historical
22. 2019-11-05
    status Pending
23. 2019-11-05
    status Pending
24. 2019-11-05
    historical
25. 2019-10-24
    price $45,000
26. 2019-10-23
    price $45,000
27. 2019-10-23
    status Active
28. 2019-10-23
    status Active
29. 2019-10-01
    status Pending
30. 2019-09-30
    status Pending
31. 2019-08-08
    listed $50,000 Active
32. 2019-08-08
    listed $50,000 Active
33. 2016-06-18
    historical
34. 2016-06-18
    historical
35. 2016-06-02
    listed $18,500 Active
36. 2016-06-02
    listed $18,500 Active
37. 2006-06-08
    soldstatus $85,000
38. 2006-05-06
    historical
39. 2005-11-06
    listed $99,900
40. 2005-11-06
    listed $99,900

ⓘ 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: $2,629 · $219/mo
• Projected year-2 tax: $2,629 · $219/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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,183
• − Mortgage interest: −$7,842
• − Property taxes: −$2,629
• − Insurance: −$700
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$4,073
• Taxable loss: −$1,650
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $1,042/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

+40.1% since first listed

40 events — show timeline

• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-05-01 Pending — REALCOMP
• 2026-04-26 Listed $140,000 MiRealSource-MiMLS
• 2026-04-26 Listed $140,000 REALCOMP
• 2026-04-25 Coming Soon $140,000 MiRealSource-MiMLS
• 2026-02-17 Listing Removed — REALCOMP
• 2026-02-17 Listing Removed — MiRealSource-MiMLS
• 2026-02-13 Price Changed $139,999 MiRealSource-MiMLS
• 2026-02-12 Price Changed $139,999 REALCOMP
• 2026-02-03 Listing Removed — MiRealSource-MiMLS
• 2026-02-03 Listing Removed — REALCOMP
• 2025-12-03 Price Changed $150,000 MiRealSource-MiMLS
• 2025-12-02 Price Changed $150,000 REALCOMP
• 2025-10-02 Listed $169,000 MiRealSource-MiMLS
• 2025-10-02 Listed $169,000 REALCOMP
• 2025-10-02 Listed $150,000 REALCOMP
• 2025-10-02 Listed $150,000 MiRealSource-MiMLS
• 2025-01-30 Sold (Public Records) $65,000 Public Records
• 2022-03-14 Sold (Public Records) $65,000 Public Records
• 2022-02-11 Sold (Public Records) $45,000 Public Records
• 2020-02-14 Listing Removed — REALCOMP
• 2019-11-05 Pending — MiRealSource-MiMLS
• 2019-11-05 Pending — REALCOMP
• 2019-11-05 Listing Removed — MiRealSource-MiMLS
• 2019-10-24 Price Changed $45,000 MiRealSource-MiMLS
• 2019-10-23 Price Changed $45,000 REALCOMP
• 2019-10-23 Relisted — MiRealSource-MiMLS
• 2019-10-23 Relisted — REALCOMP
• 2019-10-01 Pending — MiRealSource-MiMLS
• 2019-09-30 Pending — REALCOMP
• 2019-08-08 Listed $50,000 MiRealSource-MiMLS
• 2019-08-08 Listed $50,000 REALCOMP
• 2016-06-18 Listing Removed — MiRealSource-MiMLS
• 2016-06-18 Listing Removed — REALCOMP
• 2016-06-02 Listed $18,500 MiRealSource-MiMLS
• 2016-06-02 Listed $18,500 REALCOMP
• 2006-06-08 Sold (MLS) $85,000 REALCOMP
• 2006-05-06 Listing Removed — MiRealSource-MiMLS
• 2005-11-06 Listed $99,900 MiRealSource-MiMLS
• 2005-11-06 Listed $99,900 REALCOMP

Property tax history

+3.2%/yr

Latest (2025): $2,629 · -54.6% YoY. Source: county tax records.