3443 Saint Clair St · Detroit, MI 48214

$99,000

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 1 Days on market

Built 1914 3,920 sqft lot Est $66k · 49% over ↓ 38% since listing

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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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! This 2-bedroom, 1 and a half bath home has been taken down to the studs and is ready for its next chapter. The previous owner started the renovation but didn't finish, giving you the chance to design and complete the home your way. The property features a living room, dining room, kitchen and a large backyard with a brand-new deck. Major updates already completed include a new roof and new windows, providing a great head start on the project. Located near downtown Detroit, the Marina District, Marrow, Sister Pie, and other popular restaurants and attractions. Walk to Hutchinson Elementary and bike to Indian Village, West Village, and Grosse Pointe. Bonus opportunity: The neighboring property at 3437 is owned by the Detroit Land Bank, which may offer the chance to acquire the adjacent property and expand your footprint. Perfect for investors, flippers, or buyers looking for a project with plenty of upside. Sold as-is. Call or text for more information or to schedule a showing! * * PROPERTY SOLD AS IS * *

Key facts

• Brand new deck
• Large backyard
• New roof

Tags

• LARGE BACKYARD
• BRAND NEW DECK
• NEW ROOF
• NEW WINDOWS
• NEAR DOWNTOWN DETROIT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Aluminum siding
• Construction: Asphalt roof; Block foundation; Built with aluminum siding
• Exterior features: Deck; Porch; Paved road access

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

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: 298 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 39% of the median local income ($34k/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 $684 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 2y 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 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1914 — 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: 1.11% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.74%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $66,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3789 Montclair St	0.29mi	3/1.0 (+1)	1,110 (+2%)	7mo	$32,000	$29	72
3486 Belvidere St	0.49mi	3/1.0 (+1)	1,104 (+2%)	4mo	$30,000	$27	66
3459 Saint Clair St	0.02mi	3/2.0 (+1)	1,250 (+15%)	7mo	$119,900	$96	60
4012 Lemay St	0.44mi	3/1.0 (+1)	1,150 (+6%)	7mo	$70,000	$61	59
3855 Harding St	0.30mi	3/1.0 (+1)	986 (-9%)	8mo	$45,000	$46	58
3504 Beniteau St	0.43mi	3/1.0 (+1)	1,185 (+9%)	7mo	$13,950	$12	55
2254 Lillibridge St	0.55mi	3/1.0 (+1)	1,184 (+9%)	2mo	$105,000	$89	53
4673 French Rd	0.74mi	3/1.0 (+1)	1,060 (-3%)	7mo	$16,500	$16	50
4143 Holcomb St	0.66mi	3/1.0 (+1)	962 (-12%)	1mo	$15,000	$16	44
4472 French Rd	0.56mi	3/1.0 (+1)	1,245 (+14%)	4mo	$98,000	$79	42
4533 Mcclellan St	0.70mi	3/1.0 (+1)	1,194 (+10%)	7mo	$86,000	$72	40
4046 Beniteau St	0.60mi	3/1.5 (+1)	1,223 (+12%)	15mo	$85,000	$70	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-3,180
• Equity at exit: $14,761

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $13,816
• Equity at exit: $8,560

Cash invested: $27,720 (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 48214

• Active inventory: 298
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,103 high
• Mortgage (P&I): −$519
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $202

Break-even live

Break-even rent $848

Max offer price $99,000

Occupancy floor 77%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	44d	1	0.05mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	24d	1	0.05mi
3049 Montclair St Unit 1 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	0.19mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	4d	1	0.22mi
3954 Saint Clair St Unit 2 Detroit, MI	1.0	1.0	1080	$650	$0.60	11d	1	0.36mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	15d	1	0.38mi
2544 Cadillac Blvd Unit 2 Detroit, MI	2.0	1.0	973	$825	$0.85	24d	1	0.44mi
3937 Beniteau St Detroit, MI	2.0	1.0	900	$950	$1.06	15d	1	0.50mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	44d	1	0.50mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	17d	1	0.57mi
15111 E Vernor Hwy Unit 6 Detroit, MI	2.0	1.0	900	$1,200	$1.33	24d	1	0.63mi
2282 Belvidere St Unit 102 Detroit, MI	2.0	2.0	1000	$1,250	$1.25	44d	1	0.64mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	44d	1	0.68mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	44d	1	0.87mi
4735 Rohns St Unit 2A Detroit, MI	1.0	1.0	700	$900	$1.29	2d	1	0.89mi
4735 Rohns St Unit 4A Detroit, MI	2.0	1.0	850	$1,000	$1.18	2d	1	0.89mi
4735 Rohns St Unit 6A Detroit, MI	2.0	1.0	850	$1,100	$1.29	2d	1	0.89mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	1.05mi
1341 Crane St Detroit, MI	1.0	1.0	750	$995	$1.33	2d	1	1.09mi
1130 Holcomb St Detroit, MI	2.0	1.0	550	$1,095	$1.99	2d	18	1.09mi
8925 E Jefferson Ave Detroit, MI	1.0–2.0	1.0–2.0	1050	$1,945	$1.85	44d	9	1.14mi
8845 E Jefferson Apt 208 Detroit, MI	2.0	1.5	992	$1,635	$1.65	44d	1	1.17mi
8845 E Jefferson Ave Unit 205 Detroit, MI	2.0	1.5	960	$1,425	$1.48	44d	1	1.17mi
8845 E Jefferson Ave Unit 206 Detroit, MI	2.0	1.5	1230	$1,660	$1.35	44d	1	1.17mi
8845 E Jefferson Ave Unit 204 Detroit, MI	2.0	1.5	1150	$2,350	$2.04	44d	1	1.17mi
8845 E Jefferson Ave Unit 207 Detroit, MI	2.0	1.5	1500	$1,695	$1.13	44d	1	1.17mi
8845 E Jefferson Ave Unit 203 Detroit, MI	2.0	1.5	1024	$1,515	$1.48	44d	1	1.17mi
8845 E Jefferson Ave Unit 302 Detroit, MI	2.0	2.0	885	$1,460	$1.65	44d	1	1.17mi
8845 E Jefferson Ave Unit 102 Detroit, MI	1.0	1.5	800	$1,350	$1.69	44d	1	1.17mi
450 Marquette Dr Detroit, MI	2.0	1.0	972	$1,200	$1.23	20d	1	1.21mi
8001 Kercheval Ave Detroit, MI	1.0–2.0	1.0–2.0	984	$2,270	$2.31	2d	3	1.26mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	17d	1	1.41mi
3460 Field St Detroit, MI	2.0	1.0	1000	$1,260	$1.26	5d	1	1.44mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	18d	1	1.44mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	17d	1	1.46mi
1000 Van Dyke St Unit 205 Detroit, MI	2.0	1.0	863	$1,495	$1.73	15d	1	1.50mi
1000 Van Dyke St Unit B02 Detroit, MI	2.0	1.0	871	$1,295	$1.49	24d	1	1.50mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $99,000 Active 1 DOM

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$106/yr (+$9/mo · 8.1%)

ⓘ 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 ≥96°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: $13,240
• − Mortgage interest: −$5,546
• − Property taxes: −$1,312
• − Insurance: −$495
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,880
• Taxable income: $888
• Est. tax owed @ 24.0%: −$213
• After-tax cash flow: $2,209/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 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: ▼ -367.43%
• Current HPI: 102.0969
• Rent YoY: —
• 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

-38.1% since first listed

24 events — show timeline

• 2026-06-18 Listed $99,000 REALCOMP
• 2026-06-18 Listed $99,000 MiRealSource-MiMLS
• 2024-12-13 Listing Removed — MiRealSource-MiMLS
• 2024-12-13 Listing Removed — REALCOMP
• 2024-11-12 Listed $139,000 MiRealSource-MiMLS
• 2024-11-12 Listed $139,000 REALCOMP
• 2024-11-11 Listing Removed — MiRealSource-MiMLS
• 2024-11-11 Listing Removed — REALCOMP
• 2024-11-01 Price Changed $139,000 MiRealSource-MiMLS
• 2024-11-01 Price Changed $139,000 REALCOMP
• 2024-10-22 Listed $149,000 MiRealSource-MiMLS
• 2024-10-22 Listed $149,000 REALCOMP
• 2024-10-11 Pending — REALCOMP
• 2024-10-11 Pending — MiRealSource-MiMLS
• 2024-10-11 Listing Removed — MiRealSource-MiMLS
• 2024-10-11 Listing Removed — REALCOMP
• 2024-09-21 Price Changed $145,000 MiRealSource-MiMLS
• 2024-09-21 Price Changed $145,000 REALCOMP
• 2024-09-05 Listed $155,000 MiRealSource-MiMLS
• 2024-09-05 Listed $155,000 REALCOMP
• 2024-09-04 Listing Removed — MiRealSource-MiMLS
• 2024-09-04 Listing Removed — REALCOMP
• 2024-08-02 Listed $160,000 REALCOMP
• 2024-08-01 Listed $160,000 MiRealSource-MiMLS

Property tax history

+7.2%/yr

Latest (2025): $1,312 · -53.0% YoY. Source: county tax records.