3839 Doris St · Detroit, MI 48238

$89,000

2 bd · 1.0 ba · 844 sqft · SingleFamily public records · 145 Days on market

Built 1937 4,792 sqft lot $105/sqft · 146% above area

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Listing remarks MLS

Turnkey Brick Investment Property! Welcome to 3839 Doris, a beautifully maintained 2-bedroom brick home that's perfect for investors looking for a reliable, cash-flowing addition to their portfolio or for a first time home buyer looking for an amazing starter home. The home has been recently renovated and features laminate flooring throughout, fresh neutral paint, and a clean, well-kept interior. The layout offers a comfortable flow with spacious bedrooms, a bright living area, and great curb appeal. Property is currently being rented out for $1200 cash. Annual $14,400 and 16.18% GROSS ROI. Key Features: 2 Bedrooms / 1 Bathroom Brick Construction Laminate Flooring Throughout Fresh Paint Conveniently located near local schools, shopping, and public transit - making it attractive for long-term tenants or a first time home buyer looking for a starter home.

Key facts

• Cash flow ready
• Laminate flooring
• Fresh paint

Tags

• BRICK CONSTRUCTION
• LAMINATE FLOORING
• FRESH PAINT
• TURNKEY
• CASH FLOW READY
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% 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 rising fast (+6.1%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 36% of the median local income ($33k/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 $615 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $18k; list at $89k implies a 394% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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: 1.14% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.12%
• DSCR: 1.45
• GRM: 7.3

CMA / ARV

• ARV (median comp): $36,250
• List price: $89,000
• Delta: 145.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14601 San Juan Dr	0.50mi	3/1.5 (+1)	816 (-3%)	4mo	$37,000	$45	60
7300 Ellsworth St	0.64mi	2/1.0	836 (-1%)	10mo	$30,000	$36	60
14890 Holmur St	0.41mi	2/1.0	779 (-8%)	10mo	$40,598	$52	60
14619 Greenlawn St	0.73mi	2/1.0	804 (-5%)	5mo	$52,000	$65	54
2075 Ewald Cir	0.26mi	2/1.0	949 (+12%)	19mo	$70,000	$74	51
2081 Ewald Cir	0.25mi	2/1.0	957 (+13%)	20mo	$65,000	$68	49
7326 Ellsworth St	0.66mi	2/1.0	756 (-10%)	13mo	$35,000	$46	41
13503 Monica St	0.62mi	3/1.0 (+1)	953 (+13%)	7mo	$47,500	$50	39
14668 Greenlawn St	0.72mi	3/2.0 (+1)	870 (+3%)	22mo	$73,000	$84	34

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,254
• Equity at exit: $13,270

10-year hold

• IRR: 14.6%
• Equity multiple: 2.35×
• Total profit: $33,621
• Equity at exit: $7,695

Cash invested: $24,920 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,012 high
• Mortgage (P&I): −$467
• Tax from tax record: −$86 /mo · $1,027/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $210

Break-even live

Break-even rent $746

Max offer price $89,000

Occupancy floor 74%

Sensitivity live

Price	-10% $260	-5% $235	+0% $210	+5% $185	+10% $160
Rent	-10% $130	-5% $170	+0% $210	+5% $250	+10% $290
Rate	-1.0pp $255	-0.5pp $233	base $210	+0.5pp $187	+1.0pp $164

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3808 Kendall St Unit 3 Detroit, MI	1.0	1.0	550	$700	$1.27	44d	1	0.05mi
2341 Ewald Cir Unit 3 Detroit, MI	1.0	1.0	600	$900	$1.50	44d	1	0.10mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	0.27mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	0.30mi
3266 Pasadena St Unit 3 Detroit, MI	1.0	1.0	696	$700	$1.01	44d	1	0.35mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	44d	1	0.36mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	24d	1	0.36mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	24d	4	0.37mi
1875 Ewald Cir Unit 2E Detroit, MI	1.0	1.0	725	$875	$1.21	5d	1	0.44mi
14950 Stoepel St Detroit, MI	2.0	1.0	600	$900	$1.50	24d	1	0.47mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	0.49mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.52mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	0.54mi
1705 Oakman Blvd Unit 10 Detroit, MI	1.0	1.0	650	$895	$1.38	24d	1	0.60mi
1705 Oakman Blvd Unit 5 Detroit, MI	1.0	1.0	650	$895	$1.38	44d	1	0.60mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	18d	1	0.62mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.76mi
12728 Monica St Unit 2 Detroit, MI	1.0	1.0	620	$750	$1.21	44d	1	0.81mi
2433 Pasadena St Unit 2435 Detroit, MI	2.0	1.0	700	$1,025	$1.46	44d	1	0.82mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.83mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	18d	1	0.84mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	0.84mi
13639 La Salle Blvd Detroit, MI	1.0	1.0	800	$775	$0.97	44d	1	0.86mi
13639 La Salle Blvd Detroit, MI	2.0	1.0	800	$695	$0.87	11d	1	0.86mi
13641 La Salle Blvd Detroit, MI	1.0	1.0	800	$775	$0.97	24d	1	0.86mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.88mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	13d	1	0.89mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.95mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	4d	1	0.97mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	24d	1	0.98mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	1.10mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.10mi
2630 Richton St Apt 105 Detroit, MI	1.0	1.0	700	$1,250	$1.79	44d	1	1.11mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	17d	1	1.11mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	1.21mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	5d	1	1.22mi
16174 Princeton St Unit 2 Detroit, MI	2.0	1.0	985	$1,100	$1.12	44d	1	1.27mi
16174 Princeton St Detroit, MI	2.0	1.0	985	$1,100	$1.12	19d	1	1.27mi
2285 Cortland St Detroit, MI	2.0	1.0	900	$1,000	$1.11	17d	1	1.32mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	1.37mi

Listing history 26 events

1. 2026-06-18
   days on market $89,000 Active 145 DOM
2. 2026-06-17
   days on market $89,000 Active 144 DOM
3. 2026-06-15
   days on market $89,000 Active 142 DOM
4. 2026-06-13
   days on market $89,000 Active 140 DOM
5. 2026-06-13
   days on market $89,000 Active 139 DOM
6. 2026-06-09
   days on market $89,000 Active 136 DOM
7. 2026-06-08
   days on market $89,000 Active 135 DOM
8. 2026-06-07
   days on market $89,000 Active 134 DOM
9. 2026-06-04
   days on market $89,000 Active 131 DOM
10. 2026-06-03
    days on market $89,000 Active 130 DOM
11. 2026-06-01
    days on market $89,000 Active 128 DOM
12. 2026-05-31
    days on market $89,000 Active 127 DOM
13. 2026-01-24
    listed $89,000 Active 867-char remark

    Show marketing remark (879 chars)

    Turnkey Brick Investment Property! Welcome to 3839 Doris, a beautifully maintained 2-bedroom brick home that’s perfect for investors looking for a reliable, cash-flowing addition to their portfolio or for a first time home buyer looking for an amazing starter home. The home has been recently renovated and features laminate flooring throughout, fresh neutral paint, and a clean, well-kept interior. The layout offers a comfortable flow with spacious bedrooms, a bright living area, and great curb appeal. Property is currently being rented out for $1200 cash. Annual $14,400 and 16.18% GROSS ROI. Key Features: 2 Bedrooms / 1 Bathroom Brick Construction Laminate Flooring Throughout Fresh Paint Conveniently located near local schools, shopping, and public transit — making it attractive for long-term tenants or a first time home buyer looking for a starter home.

14. 2026-01-24
    listed $89,000 Active 879-char remark

    Show marketing remark (879 chars)

    Turnkey Brick Investment Property! Welcome to 3839 Doris, a beautifully maintained 2-bedroom brick home that’s perfect for investors looking for a reliable, cash-flowing addition to their portfolio or for a first time home buyer looking for an amazing starter home. The home has been recently renovated and features laminate flooring throughout, fresh neutral paint, and a clean, well-kept interior. The layout offers a comfortable flow with spacious bedrooms, a bright living area, and great curb appeal. Property is currently being rented out for $1200 cash. Annual $14,400 and 16.18% GROSS ROI. Key Features: 2 Bedrooms / 1 Bathroom Brick Construction Laminate Flooring Throughout Fresh Paint Conveniently located near local schools, shopping, and public transit — making it attractive for long-term tenants or a first time home buyer looking for a starter home.

15. 2025-10-17
    historical
16. 2025-10-17
    historical
17. 2025-10-05
    listed $89,000 Active
18. 2025-10-05
    listed $89,000 Active
19. 2023-05-08
    soldstatus $18,000 Sold
20. 2023-05-08
    soldstatus $18,000 Closed
21. 2023-04-27
    status Pending
22. 2023-04-27
    status Pending
23. 2023-04-19
    price $23,000
24. 2023-04-19
    price $23,000
25. 2023-04-10
    listed $29,000 Active
26. 2023-04-05
    listed $29,000 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: $1,027 · $86/mo
• Projected year-2 tax: $1,199 · $100/mo
• Expected delta: +$172/yr (+$14/mo · 16.8%)

ⓘ 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: $12,143
• − Mortgage interest: −$4,985
• − Property taxes: −$1,027
• − Insurance: −$445
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,589
• Taxable income: $1,154
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,244/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

+206.9% since first listed

14 events — show timeline

• 2026-01-24 Listed $89,000 REALCOMP
• 2026-01-24 Listed $89,000 MiRealSource-MiMLS
• 2025-10-17 Listing Removed — MiRealSource-MiMLS
• 2025-10-17 Listing Removed — REALCOMP
• 2025-10-05 Listed $89,000 REALCOMP
• 2025-10-05 Listed $89,000 MiRealSource-MiMLS
• 2023-05-08 Sold (MLS) $18,000 MiRealSource-MiMLS
• 2023-05-08 Sold (MLS) $18,000 REALCOMP
• 2023-04-27 Pending — MiRealSource-MiMLS
• 2023-04-27 Pending — REALCOMP
• 2023-04-19 Price Changed $23,000 MiRealSource-MiMLS
• 2023-04-19 Price Changed $23,000 REALCOMP
• 2023-04-10 Listed $29,000 REALCOMP
• 2023-04-05 Listed $29,000 MiRealSource-MiMLS

Property tax history

+0.5%/yr

Latest (2025): $1,027 · -55.1% YoY. Source: county tax records.