11421 Sorrento St · Detroit, MI 48227

$59,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 113 Days on market

Built 1951 5,227 sqft lot Est $52k · 14% over ↓ 39% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – Tenant Occupied with Immediate Income Potential! Great opportunity for investors looking to add to their portfolio or buyers utilizing an FHA 203(k) renovation loan. This tenant-occupied property offers immediate rental income while providing future value-add potential. Major exterior improvements have already been completed, including a newer roof, new blackout picture window, attractive front entry door, and updated kitchen backsplash. The kitchen features brand-new cabinetry(2025) ready for your finishing touches, allowing you to customize the space to maximize value. The basement offers excellent potential for additional living space with room to add a partition wall and possible bathroom expansion, creating increased functionality and future equity. There is also an opportunity to finish the basement with drywall for added living or recreational space. The detached garage could benefit from rehabilitation, providing another value-add opportunity for the next owner. Conveniently located on Detroit's west side just off Plymouth Road, the property is situated near a neighborhood park and offers easy access to shopping, schools, and major thoroughfares. Whether you're seeking a cash-flowing rental, a long-term hold, or a future renovation project, this property presents a solid opportunity with several key updates already completed. Buyer to verify all measurements and information. Please do not disturb tenant. Showings available by appointment only.

Key facts

• Stylish backsplash
• New cabinets
• New front door

Tags

• NEW ROOF
• NEW BLACKOUT PICTURE WINDOW
• NEW FRONT DOOR
• STYLISH BACKSPLASH
• NEW CABINETS
• FINISH THE BASEMENT

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Road frontage: Other; Lot approximately 0.12 acres (40 x 125)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Partial, unfinished basement; Four total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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 rising fast (+5.6%/yr); 392 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent runs 40% of the median local income ($37k/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 $408 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 + 5.6% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 23y ago; this cycle's ask has dropped $41k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — 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: 2.07% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.45%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $51,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11337 Steel St	0.10mi	3/1.0	880 (-8%)	1mo	$35,000	$40	81
11437 Manor St	0.25mi	3/1.0	1,006 (+5%)	5mo	$53,900	$54	76
11318 Littlefield St	0.19mi	2/1.0 (-1)	877 (-9%)	6mo	$57,500	$66	67
9614 Schaefer Hwy	0.44mi	3/1.0	909 (-5%)	10mo	$60,000	$66	62
13726 Wadsworth St	0.48mi	3/1.0	1,010 (+5%)	11mo	$50,000	$50	60
9366 Steel St	0.54mi	3/1.0	900 (-6%)	10mo	$59,000	$66	56
12440 Mendota St	0.64mi	3/1.0	1,035 (+8%)	2mo	$39,999	$39	56
9222 Hartwell St	0.71mi	3/1.0	1,000 (+4%)	5mo	$70,000	$70	55
13737 Wadsworth St	0.48mi	3/1.0	1,060 (+10%)	9mo	$45,000	$42	53
10300 Orangelawn St	0.57mi	3/1.0	1,092 (+14%)	4mo	$52,000	$48	47
11642 Griggs St	0.56mi	2/1.0 (-1)	1,056 (+10%)	7mo	$9,000	$9	46
9330 Hartwell St	0.61mi	3/1.0	1,089 (+13%)	11mo	$62,500	$57	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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 39.8%
• Equity multiple: 2.77×
• Total profit: $29,202
• Equity at exit: $8,797

10-year hold

• IRR: 47.4%
• Equity multiple: 6.17×
• Total profit: $85,344
• Equity at exit: $5,101

Cash invested: $16,520 (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: 392
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$309
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $557

Break-even live

Break-even rent $519

Max offer price $59,000

Occupancy floor 50%

Sensitivity live

Price	-10% $590	-5% $574	+0% $557	+5% $540	+10% $524
Rent	-10% $460	-5% $509	+0% $557	+5% $605	+10% $654
Rate	-1.0pp $587	-0.5pp $572	base $557	+0.5pp $542	+1.0pp $526

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	45d	1	0.15mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	0.33mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	45d	1	0.33mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	45d	1	0.44mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	45d	1	0.47mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	45d	1	0.59mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	45d	1	0.64mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	0.64mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	45d	1	0.64mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	45d	1	0.68mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	45d	1	0.94mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	18d	1	0.94mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	0.95mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	1.03mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	1.06mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	18d	1	1.08mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.13mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	45d	1	1.19mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	18d	1	1.20mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	1.21mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	18d	1	1.21mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	1.21mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	18d	1	1.27mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.27mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	25d	1	1.32mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	14d	1	1.33mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	45d	1	1.40mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	18d	1	1.45mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	18d	1	1.45mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	23d	1	1.47mi

Listing history 13 events

1. 2026-06-21
   days on market $59,000 Active 113 DOM
2. 2026-06-18
   days on market $59,000 Active 110 DOM
3. 2026-06-17
   days on market $59,000 Active 109 DOM
4. 2026-06-15
   days on market $59,000 Active 107 DOM
5. 2026-06-13
   days on market $59,000 Active 105 DOM
6. 2026-06-13
   days on market $59,000 Active 104 DOM
7. 2026-06-09
   days on market $59,000 Active 101 DOM
8. 2026-06-08
   days on market $59,000 Active 100 DOM
9. 2026-06-07
   days on market $59,000 Active 99 DOM
10. 2026-06-04
    pricedays on market $59,000 Active 96 DOM
11. 2026-06-03
    days on market $50,000 Active 95 DOM
12. 2026-06-02
    remarks 693-char remark

    Show marketing remark (1513 chars)

    Investor Special – Tenant Occupied with Immediate Income Potential! Great opportunity for investors looking to add to their portfolio or buyers utilizing an FHA 203(k) renovation loan. This tenant-occupied property offers immediate rental income while providing future value-add potential. Major exterior improvements have already been completed, including a newer roof, new blackout picture window, attractive front entry door, and updated kitchen backsplash. The kitchen features brand-new cabinetry(2025) ready for your finishing touches, allowing you to customize the space to maximize value. The basement offers excellent potential for additional living space with room to add a partition wall and possible bathroom expansion, creating increased functionality and future equity. There is also an opportunity to finish the basement with drywall for added living or recreational space. The detached garage could benefit from rehabilitation, providing another value-add opportunity for the next owner. Conveniently located on Detroit's west side just off Plymouth Road, the property is situated near a neighborhood park and offers easy access to shopping, schools, and major thoroughfares. Whether you're seeking a cash-flowing rental, a long-term hold, or a future renovation project, this property presents a solid opportunity with several key updates already completed. Buyer to verify all measurements and information. Please do not disturb tenant. Showings available by appointment only.

13. 2026-06-02
    listed $50,000 Active 93 DOM

    Show marketing remark (1513 chars)

    Investor Special – Tenant Occupied with Immediate Income Potential! Great opportunity for investors looking to add to their portfolio or buyers utilizing an FHA 203(k) renovation loan. This tenant-occupied property offers immediate rental income while providing future value-add potential. Major exterior improvements have already been completed, including a newer roof, new blackout picture window, attractive front entry door, and updated kitchen backsplash. The kitchen features brand-new cabinetry(2025) ready for your finishing touches, allowing you to customize the space to maximize value. The basement offers excellent potential for additional living space with room to add a partition wall and possible bathroom expansion, creating increased functionality and future equity. There is also an opportunity to finish the basement with drywall for added living or recreational space. The detached garage could benefit from rehabilitation, providing another value-add opportunity for the next owner. Conveniently located on Detroit's west side just off Plymouth Road, the property is situated near a neighborhood park and offers easy access to shopping, schools, and major thoroughfares. Whether you're seeking a cash-flowing rental, a long-term hold, or a future renovation project, this property presents a solid opportunity with several key updates already completed. Buyer to verify all measurements and information. Please do not disturb tenant. Showings available by appointment only.

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $912 · $76/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 5/10 Major FEMA zone X (unshaded) · 67% 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,688
• − Mortgage interest: −$3,305
• − Property taxes: −$912
• − Insurance: −$295
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$1,716
• Taxable income: $6,109
• Est. tax owed @ 24.0%: −$1,466
• After-tax cash flow: $5,217/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

-38.9% since first listed

34 events — show timeline

• 2026-06-02 Price Changed $50,000 MiRealSource-MiMLS
• 2026-06-01 Relisted — MiRealSource-MiMLS
• 2026-06-01 Relisted — REALCOMP
• 2026-06-01 Price Changed $50,000 REALCOMP
• 2026-01-29 Listing Removed — MiRealSource-MiMLS
• 2026-01-23 Price Changed $70,000 MiRealSource-MiMLS
• 2026-01-22 Price Changed $70,000 REALCOMP
• 2025-10-28 Listed $100,000 REALCOMP
• 2025-10-28 Listed $100,000 MiRealSource-MiMLS
• 2025-09-15 Listing Removed — MiRealSource-MiMLS
• 2025-07-25 Price Changed $100,000 MiRealSource-MiMLS
• 2025-07-25 Price Changed $100,000 REALCOMP
• 2025-02-16 Listed $110,000 MiRealSource-MiMLS
• 2025-02-14 Listed $110,000 REALCOMP
• 2020-03-10 Listing Removed — REALCOMP
• 2020-03-10 Listing Removed — MiRealSource-MiMLS
• 2019-09-25 Listed $16,000 REALCOMP
• 2019-09-25 Listed $16,000 MiRealSource-MiMLS
• 2019-07-27 Listing Removed — REALCOMP
• 2019-07-27 Listing Removed — MiRealSource-MiMLS
• 2019-04-26 Listed $16,000 REALCOMP
• 2019-04-26 Listed $16,000 MiRealSource-MiMLS
• 2018-10-13 Listing Removed — MiRealSource-MiMLS
• 2018-10-13 Listing Removed — REALCOMP
• 2018-04-15 Price Changed $16,000 MiRealSource-MiMLS
• 2018-01-05 Listed $15,000 MiRealSource-MiMLS
• 2018-01-05 Listed $16,000 REALCOMP
• 2004-03-31 Sold (Public Records) $75,000 Public Records
• 2004-01-30 Sold (MLS) $75,000 REALCOMP
• 2003-09-04 Listed $75,000 REALCOMP
• 2003-08-27 Listing Removed — REALCOMP
• 2003-04-24 Listed $79,900 REALCOMP
• 2003-04-23 Listing Removed — REALCOMP
• 2003-02-28 Listed $81,900 REALCOMP

Property tax history

-3.7%/yr

Latest (2025): $912 · -53.6% YoY. Source: county tax records.