11716 Coyle St · Detroit, MI 48227

$120,000

3 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 53 Days on market

Built 1942 4,356 sqft lot $119/sqft · 125% 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

11716 Coyle is a newly updated residential property now available for sale in Detroit. The home features recent improvements, including new kitchen cabinets and a brand-new HVAC system, making it a strong opportunity for both investors and first-time homebuyers. This property is move-in ready and well-positioned for an investor looking to place a tenant quickly, or for a buyer seeking an affordable, updated home in Detroit.

Key facts

• 4,356 sq ft lot
• Built 1942
• Listed 53 days

Property features AI

Exterior

• Parking: Driveway; no garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry; Aluminum siding and brick exterior
• Construction: Aluminum siding and brick construction
• Exterior features: Paved road access; Lot dimensions approximately 40 x 108 (0.1 acre)

Interior

• Bedrooms: Total of 4 rooms (bedrooms and living areas combined)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% 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 (+5.6%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,388/mo this rent would consume 46% of the median local household income ($37k/yr) (locally 2371% 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 $830 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 19y 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 $52k; list at $120k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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: 1.16% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $53,255
• List price: $120,000
• Delta: 125.33%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11669 Strathmoor St	0.32mi	3/1.0	974 (-3%)	2mo	$30,000	$31	78
12057 Forrer St	0.44mi	3/1.0	1,000 (-1%)	1mo	$45,000	$45	78
9930 Whitcomb St	0.42mi	3/1.0	1,078 (+7%)	2mo	$35,000	$32	67
9555 Montrose St	0.67mi	3/1.0	999 (-1%)	3mo	$45,000	$45	66
9599 Whitcomb St	0.53mi	3/1.0	1,060 (+5%)	1mo	$55,000	$52	65
12832 Terry St	0.59mi	3/1.0	981 (-2%)	4mo	$40,000	$41	65
9606 Sussex St	0.51mi	3/2.0	1,060 (+5%)	4mo	$76,000	$72	60
9910 Coyle St	0.43mi	3/1.0	904 (-10%)	4mo	$56,000	$62	60
13209 Terry St	0.68mi	3/1.5	1,044 (+4%)	2mo	$54,500	$52	59
9997 Robson St	0.35mi	3/1.0	865 (-14%)	3mo	$35,000	$40	58
12124 Asbury Park	0.73mi	3/1.5	919 (-9%)	2mo	$130,000	$141	48
9580 Mansfield St	0.75mi	2/1.0 (-1)	890 (-12%)	0mo	$23,000	$26	41

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,568
• Equity at exit: $17,892

10-year hold

• IRR: 13.2%
• Equity multiple: 2.18×
• Total profit: $39,755
• Equity at exit: $10,375

Cash invested: $33,600 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$629
• Tax from tax record: −$146 /mo · $1,751/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $271

Break-even live

Break-even rent $1,045

Max offer price $120,000

Occupancy floor 75%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.07mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	44d	1	0.14mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	0.17mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	0.21mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	0.23mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	0.25mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	0.30mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	0.33mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	0.40mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	0.42mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	0.46mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	0.51mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	0.54mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	0.54mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	0.56mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	0.59mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	0.60mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	0.61mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	0.65mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	5d	1	0.74mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	44d	1	0.76mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	0.77mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	0.83mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.85mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	0.87mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	44d	1	0.93mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	0.95mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.02mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	1.05mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	1.08mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	1.09mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	1.15mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	1.21mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	1.22mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	1.23mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	1.29mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	1.34mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	1.37mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	1.37mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.37mi

Listing history 49 events

1. 2026-06-18
   days on market $120,000 Active 53 DOM
2. 2026-06-17
   days on market $120,000 Active 52 DOM
3. 2026-06-15
   days on market $120,000 Active 50 DOM
4. 2026-06-13
   days on market $120,000 Active 48 DOM
5. 2026-06-13
   days on market $120,000 Active 47 DOM
6. 2026-06-09
   days on market $120,000 Active 44 DOM
7. 2026-06-08
   days on market $120,000 Active 43 DOM
8. 2026-06-07
   days on market $120,000 Active 42 DOM
9. 2026-06-04
   days on market $120,000 Active 39 DOM
10. 2026-06-03
    days on market $120,000 Active 38 DOM
11. 2026-06-02
    days on market $120,000 Active 37 DOM
12. 2026-06-01
    days on market $120,000 Active 36 DOM
13. 2026-05-31
    days on market $120,000 Active 35 DOM
14. 2026-04-27
    listed $120,000 Active 427-char remark

    Show marketing remark (427 chars)

    11716 Coyle is a newly updated residential property now available for sale in Detroit. The home features recent improvements, including new kitchen cabinets and a brand-new HVAC system, making it a strong opportunity for both investors and first-time homebuyers. This property is move-in ready and well-positioned for an investor looking to place a tenant quickly, or for a buyer seeking an affordable, updated home in Detroit.

15. 2026-04-27
    listed $120,000 Active 427-char remark

    Show marketing remark (427 chars)

    11716 Coyle is a newly updated residential property now available for sale in Detroit. The home features recent improvements, including new kitchen cabinets and a brand-new HVAC system, making it a strong opportunity for both investors and first-time homebuyers. This property is move-in ready and well-positioned for an investor looking to place a tenant quickly, or for a buyer seeking an affordable, updated home in Detroit.

16. 2026-04-27
    historical $120,000 427-char remark

    Show marketing remark (427 chars)

    11716 Coyle is a newly updated residential property now available for sale in Detroit. The home features recent improvements, including new kitchen cabinets and a brand-new HVAC system, making it a strong opportunity for both investors and first-time homebuyers. This property is move-in ready and well-positioned for an investor looking to place a tenant quickly, or for a buyer seeking an affordable, updated home in Detroit.

17. 2025-12-15
    historical $1,450
18. 2025-11-14
    listed $1,450
19. 2025-07-21
    soldstatus $52,500
20. 2024-03-14
    historical $1,354
21. 2024-01-29
    price $1,354
22. 2024-01-20
    price $1,352
23. 2024-01-07
    listed $1,374
24. 2021-10-15
    historical
25. 2021-10-14
    price $17,000
26. 2021-10-14
    historical
27. 2021-10-14
    status Active
28. 2021-10-12
    historical
29. 2021-04-27
    status Pending
30. 2021-04-27
    status Pending
31. 2021-04-16
    status Active
32. 2021-04-13
    historical
33. 2021-04-12
    price $17,000
34. 2021-04-07
    price $15,000
35. 2021-04-06
    price $15,000
36. 2021-02-22
    listed $35,000 Active
37. 2021-02-22
    listed $35,000 Active
38. 2020-11-09
    soldstatus $49,500
39. 2008-05-29
    historical
40. 2008-05-29
    historical
41. 2008-04-04
    listed $65,000
42. 2008-03-12
    listed $55,000
43. 2008-01-04
    historical
44. 2007-12-22
    historical
45. 2007-11-23
    historical
46. 2007-08-23
    listed $72,900
47. 2007-08-23
    listed $72,900
48. 2007-08-23
    listed $72,900
49. 2005-01-13
    soldstatus $70,000

ⓘ 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: $1,751 · $146/mo
• Projected year-2 tax: $1,799 · $150/mo
• Expected delta: +$49/yr (+$4/mo · 2.8%)

ⓘ 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 ≥98°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: $16,657
• − Mortgage interest: −$6,722
• − Property taxes: −$1,751
• − Insurance: −$600
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$3,491
• Taxable income: $1,428
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $2,914/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+71.4% since first listed

36 events — show timeline

• 2026-04-27 Listed $120,000 MiRealSource-MiMLS
• 2026-04-27 Listed $120,000 REALCOMP
• 2026-04-27 Coming Soon $120,000 MiRealSource-MiMLS
• 2025-12-15 Rental Removed $1,450 Avail
• 2025-11-14 Listed for Rent $1,450 Avail
• 2025-07-21 Sold (Public Records) $52,500 Public Records
• 2024-03-14 Rental Removed $1,354 APPFOLIO
• 2024-01-29 Price Changed $1,354 APPFOLIO
• 2024-01-20 Price Changed $1,352 APPFOLIO
• 2024-01-07 Listed for Rent $1,374 APPFOLIO
• 2021-10-15 Listing Removed — REALCOMP
• 2021-10-14 Price Changed $17,000 REALCOMP
• 2021-10-14 Listing Removed — MiRealSource-MiMLS
• 2021-10-14 Relisted — REALCOMP
• 2021-10-12 Listing Removed — REALCOMP
• 2021-04-27 Pending — MiRealSource-MiMLS
• 2021-04-27 Pending — REALCOMP
• 2021-04-16 Relisted — REALCOMP
• 2021-04-13 Listing Removed — REALCOMP
• 2021-04-12 Price Changed $17,000 MiRealSource-MiMLS
• 2021-04-07 Price Changed $15,000 MiRealSource-MiMLS
• 2021-04-06 Price Changed $15,000 REALCOMP
• 2021-02-22 Listed $35,000 MiRealSource-MiMLS
• 2021-02-22 Listed $35,000 REALCOMP
• 2020-11-09 Sold (Public Records) $49,500 Public Records
• 2008-05-29 Listing Removed — REALCOMP
• 2008-05-29 Listing Removed — MiRealSource-MiMLS
• 2008-04-04 Listed $65,000 MiRealSource-MiMLS
• 2008-03-12 Listed $55,000 REALCOMP
• 2008-01-04 Listing Removed — MiRealSource-MiMLS
• 2007-12-22 Listing Removed — REALCOMP
• 2007-11-23 Listing Removed — MiRealSource-MiMLS
• 2007-08-23 Listed $72,900 MiRealSource-MiMLS
• 2007-08-23 Listed $72,900 REALCOMP
• 2007-08-23 Listed $72,900 MiRealSource-MiMLS
• 2005-01-13 Sold (Public Records) $70,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,751 · -30.8% YoY. Source: county tax records.