5047 Anatole St · Detroit, MI 48236

$103,500

2 bd · 1.0 ba · 862 sqft · SingleFamily public records · 180 Days on market

Built 1923 5,227 sqft lot $120/sqft · 8% below area Est $152k · 32% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all Investors!!! Walk right into an immediate cash flow opportunity with this Section 8 inspected home being sold with a tenant already in place. Property features a recently installed furnace, a spacious 2-car garage, and a functional layout ideal for long-term rental stability. Also a great option for a future owner-occupant looking for a starter or downsizing home. Solid opportunity with dependable income potential. Close to Grosse Pointe shopping, schools, dining, and expressways. THIS PROPERTY IS TENANT OCCUPIED, PLEASE DO NOT DISTURB THE TENANT. SHOWINGS AND INSPECTIONS WILL ONLY BE ALLOWED AFTER ACCEPTED OFFER.

Key facts

• Expressways
• Schools
• Dining

Tags

• GROSSE POINTE SHOPPING
• SCHOOLS
• DINING
• EXPRESSWAYS

🏷️ Possibly a rental listed for sale. The $103,500 price doesn't fit this home's estimated sale value (~$152,065) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $91k (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: 159 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $716 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 + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 8 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.
• Current owner paid $45k; list at $104k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 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 1923 — 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: 1.19% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 7.0

CMA / ARV

• ARV (median comp): $152,065
• List price: $103,500
• Delta: -31.94%
• 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
5007 Ashley St	0.10mi	2/1.0	817 (-5%)	2mo	$30,000	$37	84
4481 Radnor St	0.42mi	2/1.0	792 (-8%)	5mo	$32,000	$40	63
5745 Marseilles St	0.53mi	2/1.0	835 (-3%)	10mo	$46,000	$55	62
5203 Marseilles St	0.40mi	3/1.0 (+1)	816 (-5%)	7mo	$77,500	$95	62
5243 Neff Ave	0.61mi	2/1.0	816 (-5%)	6mo	$85,000	$104	57
6156 Lodewyck St	0.69mi	3/1.0 (+1)	900 (+4%)	1mo	$51,000	$57	55
5243 Marseilles St	0.41mi	3/1.0 (+1)	961 (+12%)	7mo	$77,500	$81	51
4138 University Pl	0.65mi	3/1.0 (+1)	780 (-10%)	7mo	$77,500	$99	43
5981 University Pl	0.69mi	3/1.0 (+1)	964 (+12%)	3mo	$64,000	$66	41
6135 Marseilles St	0.71mi	3/1.0 (+1)	988 (+15%)	0mo	$55,000	$56	37
4163 University Pl	0.65mi	3/1.0 (+1)	975 (+13%)	7mo	$75,000	$77	37
4515 Hereford St	0.62mi	3/1.5 (+1)	984 (+14%)	7mo	$75,000	$76	35

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: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,450
• Equity at exit: $15,432

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $26,865
• Equity at exit: $8,949

Cash invested: $28,980 (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 48236

• Active inventory: 159
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$543
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $302

Break-even live

Break-even rent $853

Max offer price $103,500

Occupancy floor 71%

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: $25,875
• Closing costs: $3,105
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	17d	1	0.35mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	2d	1	0.35mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	17d	1	0.36mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	2d	1	0.36mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	24d	1	0.54mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	16d	1	0.71mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.74mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	12d	1	0.77mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	24d	1	0.80mi
21301 Kingsville St Apt 108 Harper Woods, MI	1.0	1.0	700	$900	$1.29	3d	1	0.87mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	43d	1	0.87mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	43d	1	0.87mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	17d	1	0.88mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	17d	1	0.88mi
17137 Ontario St Unit 1 Detroit, MI	2.0	1.0	982	$1,123	$1.14	24d	1	0.88mi
4865 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	630	$1,200	$1.90	43d	1	0.92mi
4837 Cadieux Rd Unit 9 Detroit, MI	2.0	1.0	650	$1,200	$1.85	43d	1	0.92mi
4811 Cadieux Rd Unit 2 Detroit, MI	1.0	1.0	600	$950	$1.58	43d	1	0.93mi
4811 Cadieux Rd Unit 10 Detroit, MI	2.0	1.0	663	$1,200	$1.81	43d	1	0.93mi
4811 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	663	$1,200	$1.81	21d	1	0.93mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	2d	1	0.93mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	24d	1	0.98mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	1.02mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	15d	1	1.03mi
890 Neff Rd Grosse Pointe, MI	2.0	1.0	1100	$2,000	$1.82	24d	1	1.07mi
17161 Denver St Apt 10 Detroit, MI	1.0	1.0	700	$800	$1.14	10d	1	1.16mi
17161 Denver St Detroit, MI	1.0	1.0	700	$800	$1.14	12d	1	1.16mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	1.19mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	43d	1	1.21mi
16530 E Warren Ave Unit 209 Detroit, MI	1.0	1.0	850	$1,292	$1.52	43d	1	1.22mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	1.43mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	1.45mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	1.46mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	1.47mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	1.48mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	43d	1	1.48mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $103,500 Active 180 DOM
2. 2026-06-17
   days on market $103,500 Active 179 DOM
3. 2026-06-15
   days on market $103,500 Active 177 DOM
4. 2026-06-13
   days on market $103,500 Active 175 DOM
5. 2026-06-13
   days on market $103,500 Active 174 DOM
6. 2026-06-09
   days on market $103,500 Active 171 DOM
7. 2026-06-08
   days on market $103,500 Active 170 DOM
8. 2026-06-07
   days on market $103,500 Active 169 DOM
9. 2026-06-04
   days on market $103,500 Active 166 DOM
10. 2026-06-03
    days on market $103,500 Active 165 DOM
11. 2026-06-01
    days on market $103,500 Active 163 DOM
12. 2026-05-31
    days on market $103,500 Active 162 DOM
13. 2026-02-19
    price $103,500 633-char remark

    Show marketing remark (634 chars)

    Calling all Investors!!! Walk right into an immediate cash flow opportunity with this Section 8 inspected home being sold with a tenant already in place. Property features a recently installed furnace, a spacious 2-car garage, and a functional layout ideal for long-term rental stability. Also a great option for a future owner-occupant looking for a starter or downsizing home. Solid opportunity with dependable income potential. Close to Grosse Pointe shopping, schools, dining, and expressways. THIS PROPERTY IS TENANT OCCUPIED, PLEASE DO NOT DISTURB THE TENANT. SHOWINGS AND INSPECTIONS WILL ONLY BE ALLOWED AFTER ACCEPTED OFFER.

14. 2026-02-19
    price $103,500 634-char remark

    Show marketing remark (634 chars)

    Calling all Investors!!! Walk right into an immediate cash flow opportunity with this Section 8 inspected home being sold with a tenant already in place. Property features a recently installed furnace, a spacious 2-car garage, and a functional layout ideal for long-term rental stability. Also a great option for a future owner-occupant looking for a starter or downsizing home. Solid opportunity with dependable income potential. Close to Grosse Pointe shopping, schools, dining, and expressways. THIS PROPERTY IS TENANT OCCUPIED, PLEASE DO NOT DISTURB THE TENANT. SHOWINGS AND INSPECTIONS WILL ONLY BE ALLOWED AFTER ACCEPTED OFFER.

15. 2025-12-20
    listed $104,500 Active 634-char remark

    Show marketing remark (633 chars)

    Calling all Investors!!! Walk right into an immediate cash flow opportunity with this Section 8 inspected home being sold with a tenant already in place. Property features a recently installed furnace, a spacious 2-car garage, and a functional layout ideal for long-term rental stability. Also a great option for a future owner-occupant looking for a starter or downsizing home. Solid opportunity with dependable income potential. Close to Grosse Pointe shopping, schools, dining, and expressways. THIS PROPERTY IS TENANT OCCUPIED, PLEASE DO NOT DISTURB THE TENANT. SHOWINGS AND INSPECTIONS WILL ONLY BE ALLOWED AFTER ACCEPTED OFFER.

16. 2025-12-20
    listed $104,500 Active 633-char remark

    Show marketing remark (633 chars)

    Calling all Investors!!! Walk right into an immediate cash flow opportunity with this Section 8 inspected home being sold with a tenant already in place. Property features a recently installed furnace, a spacious 2-car garage, and a functional layout ideal for long-term rental stability. Also a great option for a future owner-occupant looking for a starter or downsizing home. Solid opportunity with dependable income potential. Close to Grosse Pointe shopping, schools, dining, and expressways. THIS PROPERTY IS TENANT OCCUPIED, PLEASE DO NOT DISTURB THE TENANT. SHOWINGS AND INSPECTIONS WILL ONLY BE ALLOWED AFTER ACCEPTED OFFER.

17. 2025-12-18
    historical
18. 2025-12-18
    historical
19. 2025-10-13
    listed $104,900 Active
20. 2025-10-10
    listed $104,900 Active
21. 2025-10-08
    historical
22. 2025-09-09
    status Active
23. 2025-09-09
    status Active
24. 2025-08-21
    historical
25. 2025-08-21
    historical
26. 2025-08-19
    listed $114,000 Active
27. 2025-08-18
    listed $114,000 Active
28. 2005-11-23
    soldstatus $45,000

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,325 · $110/mo
• Expected delta: +$269/yr (+$22/mo · 25.5%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,822
• − Mortgage interest: −$5,798
• − Property taxes: −$1,056
• − Insurance: −$518
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,011
• Taxable income: $2,069
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $3,126/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
• City population: 572,865
• Population (ZIP): 31,383

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 White (82%)
• Race & ethnicity: White 82% Black 11% Two or more races 5% Asian 2% Hispanic / Latino 1%
• Common ancestry: Romanian 10% Lithuanian 5% Italian 4%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Arabic 2% 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: ▼ -285.11%
• Current HPI: 181.0475
• Rent YoY: —
• Metro: —
• 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

+130.0% since first listed

16 events — show timeline

• 2026-02-19 Price Changed $103,500 MiRealSource-MiMLS
• 2026-02-19 Price Changed $103,500 REALCOMP
• 2025-12-20 Listed $104,500 REALCOMP
• 2025-12-20 Listed $104,500 MiRealSource-MiMLS
• 2025-12-18 Listing Removed — MiRealSource-MiMLS
• 2025-12-18 Listing Removed — REALCOMP
• 2025-10-13 Listed $104,900 REALCOMP
• 2025-10-10 Listed $104,900 MiRealSource-MiMLS
• 2025-10-08 Listing Removed — MiRealSource-MiMLS
• 2025-09-09 Relisted — MiRealSource-MiMLS
• 2025-09-09 Relisted — REALCOMP
• 2025-08-21 Listing Removed — REALCOMP
• 2025-08-21 Listing Removed — MiRealSource-MiMLS
• 2025-08-19 Listed $114,000 REALCOMP
• 2025-08-18 Listed $114,000 MiRealSource-MiMLS
• 2005-11-23 Sold (Public Records) $45,000 Public Records

Property tax history

-3.2%/yr

Latest (2025): $1,056 · -53.8% YoY. Source: county tax records.