9529 Auburn St · Detroit, MI 48228

$50,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 57 Days on market

Built 1942 8,276 sqft lot $52/sqft · 15% below area Est $59k · 15% under ↓ 17% since listing

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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
• ARV discount +14.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Presenting an amazing investment opportunity. This property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

Key facts

• 8,276 sq ft lot
• Built 1942
• Listed 57 days

Property features AI

Finance

• Financial info: Annual tax approximately $850

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation; 960 above-grade finished square feet
• Exterior features: Paved road access; Lot dimensions approximately 62 x 133 (0.19 acres)

Interior

• Bedrooms: 3 total rooms (includes all rooms)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.8% vs local median 10.0% 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 soft (-2.3%/yr); 367 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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).
• At $1,202/mo this rent would consume 47% of the median local household income ($31k/yr) (locally 4144% 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 $346 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 2.40% ✓
• Cap rate: 19.80%
• Cash-on-cash: 48.24%
• DSCR: 3.15
• GRM: 3.5

CMA / ARV

• ARV (median comp): $58,772
• List price: $50,000
• Delta: -14.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9534 Heyden St	0.22mi	3/1.0	960 (0%)	3mo	$100,000	$104	87
9221 Grandville Ave	0.30mi	3/1.0	971 (+1%)	2mo	$135,000	$139	82
9934 Warwick St	0.38mi	3/1.0	1,018 (+6%)	2mo	$70,000	$69	71
9317 Artesian St	0.39mi	2/1.0 (-1)	994 (+4%)	1mo	$25,000	$25	70
8854 Stout St	0.55mi	3/1.0	989 (+3%)	2mo	$66,250	$67	67
9116 Patton St	0.51mi	3/1.0	1,029 (+7%)	1mo	$45,000	$44	64
11419 Braile St	0.65mi	2/1.0 (-1)	969 (+1%)	2mo	$45,000	$46	62
9328 Patton St	0.43mi	3/1.0	1,062 (+11%)	1mo	$50,000	$47	61
9012 Pierson St	0.67mi	3/1.0	910 (-5%)	0mo	$60,000	$66	60
9072 Burt Rd	0.69mi	3/1.0	906 (-6%)	2mo	$57,000	$63	57
8686 Artesian St	0.69mi	3/1.0	864 (-10%)	2mo	$35,000	$41	50
20627 Patton Ct	0.67mi	3/1.5	1,100 (+15%)	3mo	$105,000	$95	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 42.2%
• Equity multiple: 2.73×
• Total profit: $24,266
• Equity at exit: $7,455

10-year hold

• IRR: 46.8%
• Equity multiple: 4.85×
• Total profit: $53,850
• Equity at exit: $4,323

Cash invested: $14,000 (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 48228

• Rents YoY: -2.3%
• Active inventory: 367
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,202 high
• Mortgage (P&I): −$262
• Tax from tax record: −$104 /mo · $1,248/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $563

Break-even live

Break-even rent $490

Max offer price $50,000

Occupancy floor 48%

Sensitivity live

Price	-10% $591	-5% $577	+0% $563	+5% $549	+10% $535
Rent	-10% $468	-5% $515	+0% $563	+5% $610	+10% $658
Rate	-1.0pp $588	-0.5pp $576	base $563	+0.5pp $550	+1.0pp $537

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	45d	1	0.10mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.39mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.39mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.39mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.40mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.40mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.40mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.40mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.40mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.41mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	45d	1	0.44mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	0.55mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	0.56mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.64mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	45d	1	0.65mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	0.65mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.66mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.66mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.66mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.67mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	45d	1	0.70mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.73mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	0.82mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	25d	1	0.84mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	0.90mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	18d	1	0.93mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.00mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	1.03mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	45d	1	1.04mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	1.07mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	1.07mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	1.13mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	45d	1	1.22mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	14d	1	1.33mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	45d	1	1.33mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	45d	1	1.37mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	6d	1	1.38mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	1.40mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	19d	1	1.41mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	45d	1	1.46mi

Listing history 23 events

1. 2026-06-21
   days on market $50,000 Active 57 DOM
2. 2026-06-18
   days on market $50,000 Active 54 DOM
3. 2026-06-17
   days on market $50,000 Active 53 DOM
4. 2026-06-15
   days on market $50,000 Active 51 DOM
5. 2026-06-13
   days on market $50,000 Active 49 DOM
6. 2026-06-13
   days on market $50,000 Active 48 DOM
7. 2026-06-09
   days on market $50,000 Active 45 DOM
8. 2026-06-08
   days on market $50,000 Active 44 DOM
9. 2026-06-07
   days on market $50,000 Active 43 DOM
10. 2026-06-04
    days on market $50,000 Active 40 DOM
11. 2026-06-03
    days on market $50,000 Active 39 DOM
12. 2026-06-02
    days on market $50,000 Active 38 DOM
13. 2026-06-01
    days on market $50,000 Active 37 DOM
14. 2026-05-31
    days on market $50,000 Active 36 DOM
15. 2026-04-25
    listed $50,000 Active 289-char remark

    Show marketing remark (289 chars)

    Presenting an amazing investment opportunity. This property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

16. 2026-04-25
    listed $50,000 Active 289-char remark

    Show marketing remark (289 chars)

    Presenting an amazing investment opportunity. This property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

17. 2025-03-06
    soldstatus $130,000
18. 2025-02-28
    soldstatus $65,000 Closed

    Show marketing remark (430 chars)

    Welcome Home! This charming turnkey bungalow offers 3 spacious bedrooms and 1.5 bathrooms, perfect for comfortable living. You'll love the large, fully fenced yard—ideal for outdoor gatherings, gardening, or creating your own private retreat. Conveniently located, this home is ready for you to move in and start making memories. Don’t miss out—schedule your showing today!

19. 2025-02-28
    soldstatus $65,000 Closed

    Show marketing remark (430 chars)

    Welcome Home! This charming turnkey bungalow offers 3 spacious bedrooms and 1.5 bathrooms, perfect for comfortable living. You'll love the large, fully fenced yard—ideal for outdoor gatherings, gardening, or creating your own private retreat. Conveniently located, this home is ready for you to move in and start making memories. Don’t miss out—schedule your showing today!

20. 2025-01-07
    status Pending

    Show marketing remark (430 chars)

    Welcome Home! This charming turnkey bungalow offers 3 spacious bedrooms and 1.5 bathrooms, perfect for comfortable living. You'll love the large, fully fenced yard—ideal for outdoor gatherings, gardening, or creating your own private retreat. Conveniently located, this home is ready for you to move in and start making memories. Don’t miss out—schedule your showing today!

21. 2025-01-07
    status Pending

    Show marketing remark (430 chars)

    Welcome Home! This charming turnkey bungalow offers 3 spacious bedrooms and 1.5 bathrooms, perfect for comfortable living. You'll love the large, fully fenced yard—ideal for outdoor gatherings, gardening, or creating your own private retreat. Conveniently located, this home is ready for you to move in and start making memories. Don’t miss out—schedule your showing today!

22. 2025-01-06
    listed $60,000 Active

    Show marketing remark (430 chars)

    Welcome Home! This charming turnkey bungalow offers 3 spacious bedrooms and 1.5 bathrooms, perfect for comfortable living. You'll love the large, fully fenced yard—ideal for outdoor gatherings, gardening, or creating your own private retreat. Conveniently located, this home is ready for you to move in and start making memories. Don’t miss out—schedule your showing today!

23. 2025-01-03
    listed $60,000 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: $1,248 · $104/mo
• Projected year-2 tax: $1,248 · $104/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 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $14,429
• − Mortgage interest: −$2,801
• − Property taxes: −$1,248
• − Insurance: −$250
• − Repairs & maintenance: −$1,154
• − Management: −$1,154
• − Depreciation: −$1,455
• Taxable income: $6,367
• Est. tax owed @ 24.0%: −$1,528
• After-tax cash flow: $5,226/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

-16.7% since first listed

9 events — show timeline

• 2026-04-25 Listed $50,000 REALCOMP
• 2026-04-25 Listed $50,000 MiRealSource-MiMLS
• 2025-03-06 Sold (Public Records) $130,000 Public Records
• 2025-02-28 Sold (MLS) $65,000 REALCOMP
• 2025-02-28 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2025-01-07 Pending — MiRealSource-MiMLS
• 2025-01-07 Pending — REALCOMP
• 2025-01-06 Listed $60,000 MiRealSource-MiMLS
• 2025-01-03 Listed $60,000 REALCOMP

Property tax history

+2.2%/yr

Latest (2025): $1,248 · +47.2% YoY. Source: county tax records.