9397 Appoline St · Detroit, MI 48228

$48,000

3 bd · 1.0 ba · 1,066 sqft · SingleFamily public records · 23 Days on market

Built 1959 4,356 sqft lot Est $75k · 36% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 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

Key facts

• 4,356 sq ft lot
• Built 1959
• Listed 23 days

Property features AI

Exterior

• Home design: Ranch-style single family residence; One-story
• Construction: Brick construction; Built in 1959
• Exterior features: 0.1-acre lot; Public water

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Heating present
• Interior features: Five total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $47k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.7% vs local median 10.2% 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); 363 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); 60% 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 $1,220/mo this rent would consume 48% 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 $332 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,280 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.54% ✓
• Cap rate: 19.73%
• Cash-on-cash: 48.01%
• DSCR: 3.14
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $74,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9393 Meyers Rd	0.06mi	3/1.5	1,108 (+4%)	8mo	$75,000	$68	81
10300 Orangelawn St	0.47mi	3/1.0	1,092 (+2%)	4mo	$52,000	$48	70
9222 Hartwell St	0.39mi	3/1.0	1,000 (-6%)	5mo	$70,000	$70	67
8938 Hartwell St	0.47mi	3/1.5	1,042 (-2%)	7mo	$100,000	$96	67
10123 Crocuslawn St	0.49mi	3/1.0	1,107 (+4%)	7mo	$104,999	$95	65
11437 Manor St	0.55mi	3/1.0	1,006 (-6%)	5mo	$53,900	$54	61
9982 Littlefield St	0.42mi	3/1.0	1,152 (+8%)	8mo	$47,000	$41	61
9180 Hartwell St	0.41mi	3/1.5	1,174 (+10%)	5mo	$62,000	$53	58
8875 Manor St	0.39mi	3/1.0	1,176 (+10%)	8mo	$125,000	$106	58
8999 Griggs St	0.47mi	3/2.0	1,196 (+12%)	0mo	$190,000	$159	54
11642 Griggs St	0.74mi	2/1.0 (-1)	1,056 (-1%)	7mo	$9,000	$9	53
8590 Littlefield St	0.60mi	3/1.5	1,218 (+14%)	1mo	$100,000	$82	45

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: 41.7%
• Equity multiple: 2.71×
• Total profit: $22,967
• Equity at exit: $7,157

10-year hold

• IRR: 46.3%
• Equity multiple: 4.76×
• Total profit: $50,585
• Equity at exit: $4,150

Cash invested: $13,440 (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: 363
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,220 high
• Mortgage (P&I): −$252
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $538

Break-even live

Break-even rent $540

Max offer price $48,000

Occupancy floor 51%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	0.15mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	0.21mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	43d	1	0.35mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	0.37mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	43d	1	0.39mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	43d	1	0.39mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	0.39mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.39mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	43d	1	0.55mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	17d	1	0.61mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	43d	1	0.63mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.70mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	0.92mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	1.00mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	14d	1	1.02mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	1.05mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	43d	1	1.07mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	1.07mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	43d	1	1.07mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	17d	1	1.07mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	1d	1	1.07mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	16d	1	1.10mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	16d	1	1.15mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	1.22mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	1.23mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	1.25mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	1.27mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	43d	1	1.28mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	43d	1	1.29mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.31mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	43d	1	1.31mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	1.32mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	43d	1	1.32mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.40mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	1.41mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	1.44mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	20d	1	1.45mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	43d	1	1.47mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	21d	1	1.49mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	1.49mi

Listing history 43 events

1. 2026-06-18
   days on market $48,000 Active 23 DOM
2. 2026-06-17
   days on market $48,000 Active 22 DOM
3. 2026-06-15
   days on market $48,000 Active 20 DOM
4. 2026-06-13
   days on market $48,000 Active 18 DOM
5. 2026-06-13
   days on market $48,000 Active 17 DOM
6. 2026-06-09
   days on market $48,000 Active 14 DOM
7. 2026-06-08
   days on market $48,000 Active 13 DOM
8. 2026-06-07
   days on market $48,000 Active 12 DOM
9. 2026-06-04
   days on market $48,000 Active 9 DOM
10. 2026-06-03
    days on market $48,000 Active 8 DOM
11. 2026-06-02
    days on market $48,000 Active 7 DOM
12. 2026-06-01
    days on market $48,000 Active 6 DOM
13. 2026-05-31
    days on market $48,000 Active 5 DOM
14. 2026-05-27
    status Active
15. 2026-05-26
    status Active
16. 2026-04-17
    listed $48,000
17. 2026-04-17
    historical
18. 2026-04-17
    listed $48,000
19. 2026-04-17
    historical
20. 2026-04-17
    listed $48,000 Active
21. 2026-03-16
    historical
22. 2025-10-29
    status Active
23. 2025-10-29
    status Active
24. 2025-09-29
    status Pending
25. 2025-09-29
    status Pending
26. 2025-09-29
    historical
27. 2025-09-25
    historical Accepting Backup Offers
28. 2025-09-25
    historical Active Under Contract
29. 2025-09-19
    listed $50,000 Active
30. 2025-09-19
    listed $50,000 Active
31. 2025-08-22
    historical
32. 2025-08-22
    historical
33. 2025-08-18
    price $55,000
34. 2025-08-18
    price $55,000
35. 2025-07-11
    listed $60,000 Active
36. 2025-07-11
    listed $60,000 Active
37. 2021-11-29
    soldstatus $79,000
38. 2020-10-30
    soldstatus $29,000 Sold
39. 2020-10-30
    soldstatus $29,000 Closed
40. 2020-09-25
    status Pending
41. 2020-09-25
    status Pending
42. 2020-09-16
    listed $32,000 Active
43. 2020-09-16
    listed $32,000 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: $1,855 · $155/mo
• Projected year-2 tax: $1,855 · $155/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 1/10 Low FEMA zone X (unshaded) · 0% 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: $14,643
• − Mortgage interest: −$2,689
• − Property taxes: −$1,855
• − Insurance: −$240
• − Repairs & maintenance: −$1,171
• − Management: −$1,171
• − Depreciation: −$1,396
• Taxable income: $6,120
• Est. tax owed @ 24.0%: −$1,469
• After-tax cash flow: $4,983/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

+50.0% since first listed

30 events — show timeline

• 2026-05-27 Relisted — REALCOMP
• 2026-05-26 Relisted — MiRealSource-MiMLS
• 2026-04-17 Listed $48,000 SW Michigan MLS
• 2026-04-17 Listing Removed — MiRealSource-MiMLS
• 2026-04-17 Listed $48,000 MiRealSource-MiMLS
• 2026-04-17 Listing Removed — REALCOMP
• 2026-04-17 Listed $48,000 REALCOMP
• 2026-03-16 Listing Removed — MiRealSource-MiMLS
• 2025-10-29 Relisted — MiRealSource-MiMLS
• 2025-10-29 Relisted — REALCOMP
• 2025-09-29 Pending — MiRealSource-MiMLS
• 2025-09-29 Pending — REALCOMP
• 2025-09-29 Listing Removed — REALCOMP
• 2025-09-25 Contingent — MiRealSource-MiMLS
• 2025-09-25 Contingent — REALCOMP
• 2025-09-19 Listed $50,000 REALCOMP
• 2025-09-19 Listed $50,000 MiRealSource-MiMLS
• 2025-08-22 Listing Removed — REALCOMP
• 2025-08-22 Listing Removed — MiRealSource-MiMLS
• 2025-08-18 Price Changed $55,000 MiRealSource-MiMLS
• 2025-08-18 Price Changed $55,000 REALCOMP
• 2025-07-11 Listed $60,000 REALCOMP
• 2025-07-11 Listed $60,000 MiRealSource-MiMLS
• 2021-11-29 Sold (Public Records) $79,000 Public Records
• 2020-10-30 Sold (MLS) $29,000 MiRealSource-MiMLS
• 2020-10-30 Sold (MLS) $29,000 REALCOMP
• 2020-09-25 Pending — MiRealSource-MiMLS
• 2020-09-25 Pending — REALCOMP
• 2020-09-16 Listed $32,000 MiRealSource-MiMLS
• 2020-09-16 Listed $32,000 REALCOMP

Property tax history

+3.2%/yr

Latest (2025): $1,855 · -54.2% YoY. Source: county tax records.