10891 Mogul St · Detroit, MI 48224

$110,000

3 bd · 1.0 ba · 924 sqft · SingleFamily public records · 104 Days on market

Built 1939 5,227 sqft lot $119/sqft · 59% 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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come on in & make this beautifully remolded home your next resting spot! Completley updated, new kitchen, new bath, new electrical, updated plumbing, new flooring throughout, new gutters downspouts, new interior & exterior doos, nothing to do but move your furniture in. Motivated Seller. BATVAI.

Key facts

• 5,227 sq ft lot
• Built 1939
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% 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 flat; 484 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).
• This rent runs 35% of the median local income ($45k/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 $761 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.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 22 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 $38k; list at $110k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 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 1939 — 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: 1.18% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.93%
• DSCR: 1.62
• GRM: 7.1

CMA / ARV

• ARV (median comp): $69,368
• List price: $110,000
• Delta: 58.58%
• 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
10058 Greensboro St	0.42mi	3/1.0	928 (+0%)	3mo	$40,000	$43	77
10904 N Mogul St	0.03mi	3/1.0	1,045 (+13%)	0mo	$113,000	$108	76
10696 Stratman St	0.17mi	3/1.5	1,000 (+8%)	3mo	$53,000	$53	74
9768 Manistique St	0.33mi	3/1.0	986 (+7%)	0mo	$35,000	$35	73
11203 Stockwell St	0.18mi	3/1.0	1,012 (+10%)	5mo	$107,500	$106	72
9459 Lakepointe St	0.47mi	3/1.0	855 (-8%)	2mo	$40,000	$47	64
12056 Duchess St	0.69mi	3/1.0	950 (+3%)	3mo	$30,000	$32	61
10326 Beaconsfield St	0.49mi	3/1.0	1,042 (+13%)	3mo	$66,000	$63	54
12641 Kelly Rd	0.52mi	2/1.0 (-1)	840 (-9%)	4mo	$15,000	$18	52
14728 Wilfred St	0.50mi	3/1.0	1,050 (+14%)	3mo	$30,500	$29	52
9204 Wayburn St	0.54mi	4/1.0 (+1)	1,045 (+13%)	4mo	$80,000	$77	45
10670 Nottingham Rd	0.69mi	2/1.0 (-1)	827 (-10%)	5mo	$35,000	$42	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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,016
• Equity at exit: $16,401

10-year hold

• IRR: 9.2%
• Equity multiple: 1.64×
• Total profit: $19,572
• Equity at exit: $9,511

Cash invested: $30,800 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$577
• Tax from tax record: −$44 /mo · $533/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $358

Break-even live

Break-even rent $844

Max offer price $110,000

Occupancy floor 67%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.14mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	0.32mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	17d	1	0.40mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	15d	1	0.43mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	43d	1	0.54mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.64mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	0.64mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	43d	1	0.72mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	0.72mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.75mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.85mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	43d	1	0.86mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	15d	1	0.89mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	0.90mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	0.90mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.92mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	0.92mi
13067 Wade St Detroit, MI	2.0	1.0	660	$900	$1.36	5d	1	0.96mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.98mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	1.00mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	1.01mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	1.03mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	1.09mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	1.15mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.17mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	24d	1	1.19mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	1.21mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	43d	1	1.21mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	1.21mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	1.27mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	1.30mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.30mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	1d	1	1.36mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	1.37mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	1.38mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	1.42mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	1.42mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	43d	1	1.42mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	1.45mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	1.45mi

Listing history 50 events

1. 2026-06-18
   days on market $110,000 Active 104 DOM
2. 2026-06-17
   days on market $110,000 Active 103 DOM
3. 2026-06-15
   days on market $110,000 Active 101 DOM
4. 2026-06-13
   days on market $110,000 Active 99 DOM
5. 2026-06-13
   days on market $110,000 Active 98 DOM
6. 2026-06-09
   days on market $110,000 Active 95 DOM
7. 2026-06-08
   days on market $110,000 Active 94 DOM
8. 2026-06-07
   days on market $110,000 Active 93 DOM
9. 2026-06-04
   days on market $110,000 Active 90 DOM
10. 2026-06-03
    days on market $110,000 Active 89 DOM
11. 2026-06-01
    days on market $110,000 Active 87 DOM
12. 2026-05-31
    days on market $110,000 Active 86 DOM
13. 2026-03-06
    listed $110,000 Active 308-char remark

    Show marketing remark (308 chars)

    Come on in & make this beautifully remolded home your next resting spot! Completley updated, new kitchen, new bath, new electrical, updated plumbing, new flooring throughout, new gutters downspouts, new interior & exterior doos, nothing to do but move your furniture in. Motivated Seller. BATVAI.

14. 2026-03-06
    listed $110,000 Active 308-char remark

    Show marketing remark (308 chars)

    Come on in & make this beautifully remolded home your next resting spot! Completley updated, new kitchen, new bath, new electrical, updated plumbing, new flooring throughout, new gutters downspouts, new interior & exterior doos, nothing to do but move your furniture in. Motivated Seller. BATVAI.

15. 2026-01-27
    historical
16. 2026-01-27
    historical
17. 2025-08-22
    price $119,900
18. 2025-08-21
    price $119,900
19. 2025-07-28
    listed $125,000 Active
20. 2025-07-28
    listed $125,000 Active
21. 2025-03-21
    soldstatus $38,000 Closed
22. 2025-03-21
    soldstatus $38,000 Closed
23. 2025-03-11
    status Pending
24. 2025-03-11
    status Pending
25. 2025-01-17
    price $44,900
26. 2025-01-17
    price $44,900
27. 2024-11-20
    status Active
28. 2024-11-20
    status Active
29. 2024-10-23
    status Pending
30. 2024-10-23
    status Pending
31. 2024-10-12
    listed $49,900 Active
32. 2024-10-12
    listed $49,900 Active
33. 2024-02-01
    historical
34. 2024-01-31
    historical
35. 2024-01-02
    status Active
36. 2024-01-02
    status Active
37. 2024-01-01
    historical
38. 2024-01-01
    historical
39. 2023-09-05
    listed $45,000 Active
40. 2023-09-05
    listed $45,000 Active
41. 2023-04-10
    historical
42. 2023-04-10
    historical
43. 2023-03-01
    listed $49,900 Active
44. 2023-03-01
    listed $49,900 Active
45. 2019-03-02
    historical
46. 2019-03-02
    historical
47. 2018-11-26
    listed $24,995 Active
48. 2018-11-26
    listed $24,995 Active
49. 2008-02-27
    historical
50. 2008-01-24
    soldstatus $775

ⓘ 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: $533 · $44/mo
• Projected year-2 tax: $1,114 · $93/mo
• Expected delta: +$580/yr (+$48/mo · 108.9%)

ⓘ 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 ≥95°F today · 14 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: $15,565
• − Mortgage interest: −$6,162
• − Property taxes: −$533
• − Insurance: −$550
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$3,200
• Taxable income: $2,630
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $3,660/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+17.0% since first listed

51 events — show timeline

• 2026-03-06 Listed $110,000 REALCOMP
• 2026-03-06 Listed $110,000 MiRealSource-MiMLS
• 2026-01-27 Listing Removed — MiRealSource-MiMLS
• 2026-01-27 Listing Removed — REALCOMP
• 2025-08-22 Price Changed $119,900 MiRealSource-MiMLS
• 2025-08-21 Price Changed $119,900 REALCOMP
• 2025-07-28 Listed $125,000 REALCOMP
• 2025-07-28 Listed $125,000 MiRealSource-MiMLS
• 2025-03-21 Sold (MLS) $38,000 MiRealSource-MiMLS
• 2025-03-21 Sold (MLS) $38,000 REALCOMP
• 2025-03-11 Pending — MiRealSource-MiMLS
• 2025-03-11 Pending — REALCOMP
• 2025-01-17 Price Changed $44,900 MiRealSource-MiMLS
• 2025-01-17 Price Changed $44,900 REALCOMP
• 2024-11-20 Relisted — MiRealSource-MiMLS
• 2024-11-20 Relisted — REALCOMP
• 2024-10-23 Pending — REALCOMP
• 2024-10-23 Pending — MiRealSource-MiMLS
• 2024-10-12 Listed $49,900 MiRealSource-MiMLS
• 2024-10-12 Listed $49,900 REALCOMP
• 2024-02-01 Listing Removed — MiRealSource-MiMLS
• 2024-01-31 Listing Removed — REALCOMP
• 2024-01-02 Relisted — MiRealSource-MiMLS
• 2024-01-02 Relisted — REALCOMP
• 2024-01-01 Listing Removed — MiRealSource-MiMLS
• 2024-01-01 Listing Removed — REALCOMP
• 2023-09-05 Listed $45,000 MiRealSource-MiMLS
• 2023-09-05 Listed $45,000 REALCOMP
• 2023-04-10 Listing Removed — MiRealSource-MiMLS
• 2023-04-10 Listing Removed — REALCOMP
• 2023-03-01 Listed $49,900 MiRealSource-MiMLS
• 2023-03-01 Listed $49,900 REALCOMP
• 2019-03-02 Listing Removed — MiRealSource-MiMLS
• 2019-03-02 Listing Removed — REALCOMP
• 2018-11-26 Listed $24,995 MiRealSource-MiMLS
• 2018-11-26 Listed $24,995 REALCOMP
• 2008-02-27 Listing Removed — MiRealSource-MiMLS
• 2008-01-24 Sold (MLS) $775 MiRealSource-MiMLS
• 2008-01-23 Listing Removed — MiRealSource-MiMLS
• 2008-01-20 Listing Removed — REALCOMP
• 2007-12-20 Sold (Public Records) $90,000 Public Records
• 2007-12-03 Listed $750 MiRealSource-MiMLS
• 2007-12-03 Listed $95,000 MiRealSource-MiMLS
• 2007-11-28 Listed $95,000 REALCOMP
• 2007-11-22 Listing Removed — REALCOMP
• 2007-08-22 Listed $95,000 REALCOMP
• 2007-07-03 Listing Removed — REALCOMP
• 2007-07-03 Listing Removed — MiRealSource-MiMLS
• 2007-05-10 Listed $31,500 MiRealSource-MiMLS
• 2007-04-21 Listed $31,500 REALCOMP
• 2004-06-04 Sold (Public Records) $94,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $533 · -52.7% YoY. Source: county tax records.