11040 Courville St · Detroit, MI 48224

$69,900

3 bd · 1.0 ba · 1,394 sqft · SingleFamily public records · 34 Days on market

Built 1936 5,227 sqft lot $50/sqft · 17% below area Est $84k · 17% 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
• 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

Motivated Seller bring all offers!!! House is sold as-is it is a perfect house for investors or a family to put a little TLC in. BATVAI

Key facts

• 5,227 sq ft lot
• Garage
• Built 1936

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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: 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.
• Zoned schools: Brewer Academy (math 5% / reading 15%, grade F, #1,230 of 1,397 statewide, top 91%, 468 students, 93% FRL); Clippert Academy (379 students, 82% FRL); Denby High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 537 students, 88% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents flat; 495 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 37% 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 $483 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 + 0.7% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $4k; list at $70k implies a 1648% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1936 — 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: 1.98% ✓
• Cap rate: 16.43%
• Cash-on-cash: 36.20%
• DSCR: 2.61
• GRM: 4.2

CMA / ARV

• ARV (median comp): $83,807
• List price: $69,900
• Delta: -16.59%
• 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
11323 Lansdowne St	0.24mi	3/1.5	1,397 (+0%)	2mo	$133,282	$95	85
11336 Courville St	0.24mi	3/1.0	1,425 (+2%)	0mo	$62,500	$44	85
9722 Wayburn St	0.46mi	3/1.0	1,464 (+5%)	2mo	$84,900	$58	68
10185 Beaconsfield St	0.40mi	3/1.0	1,300 (-7%)	2mo	$73,000	$56	68
15469 Troester St	0.63mi	3/1.0	1,375 (-1%)	1mo	$60,000	$44	67
9973 E Outer Dr	0.30mi	3/2.5	1,506 (+8%)	2mo	$83,500	$55	65
9817 Somerset Ave	0.53mi	3/1.0	1,290 (-8%)	2mo	$30,000	$23	61
15419 Young St	0.48mi	3/1.0	1,250 (-10%)	3mo	$54,500	$44	58
11742 Whitehill St	0.44mi	3/1.5	1,228 (-12%)	1mo	$61,000	$50	57
15411 Young St St	0.48mi	3/1.5	1,240 (-11%)	2mo	$95,000	$77	56
9922 Yorkshire Rd	0.70mi	3/2.0	1,342 (-4%)	2mo	$75,000	$56	55
9988 Somerset Ave	0.53mi	3/1.0	1,206 (-14%)	1mo	$130,000	$108	52

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: 29.3%
• Equity multiple: 2.19×
• Total profit: $23,220
• Equity at exit: $10,422

10-year hold

• IRR: 35.3%
• Equity multiple: 3.89×
• Total profit: $56,647
• Equity at exit: $6,044

Cash invested: $19,572 (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: 495
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$367
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $590

Break-even live

Break-even rent $639

Max offer price $69,900

Occupancy floor 52%

Sensitivity live

Price	-10% $630	-5% $610	+0% $590	+5% $571	+10% $551
Rent	-10% $481	-5% $536	+0% $590	+5% $645	+10% $700
Rate	-1.0pp $626	-0.5pp $608	base $590	+0.5pp $572	+1.0pp $554

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	13d	1	0.06mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	19d	1	0.14mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	20d	1	0.19mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	0.20mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	22d	1	0.36mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	46d	1	0.40mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	13d	1	0.42mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	13d	1	0.42mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	6d	1	0.46mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	46d	1	0.49mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	17d	1	0.50mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	19d	1	0.52mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	6d	1	0.54mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	19d	1	0.59mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	7d	1	0.63mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	46d	1	0.64mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	46d	1	0.65mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	46d	1	0.66mi
15238 Seymour St Detroit, MI	3.0	1.0	1064	$1,300	$1.22	1d	1	0.68mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	22d	1	0.68mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	46d	1	0.69mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	19d	1	0.70mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	7d	1	0.74mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	46d	1	0.74mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	46d	1	0.77mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	6d	1	0.81mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	13d	1	0.82mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	46d	1	0.87mi
5911 Somerset Ave Detroit, MI	3.0	1.0	1200	$1,350	$1.12	1d	1	0.88mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	46d	1	0.89mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	46d	1	0.90mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	46d	1	0.91mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	19d	1	0.91mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	19d	1	0.92mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	46d	1	0.93mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	15d	1	0.95mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	46d	1	0.96mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,225	$1.11	1d	1	0.97mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	19d	1	0.98mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	46d	1	1.00mi

Listing history 9 events

1. 2026-05-05
   status Pending 135-char remark

   Show marketing remark (135 chars)

   Motivated Seller bring all offers!!! House is sold as-is it is a perfect house for investors or a family to put a little TLC in. BATVAI

2. 2026-05-05
   status Pending 135-char remark

   Show marketing remark (135 chars)

   Motivated Seller bring all offers!!! House is sold as-is it is a perfect house for investors or a family to put a little TLC in. BATVAI

3. 2026-04-01
   listed $69,900 Active 135-char remark

   Show marketing remark (135 chars)

   Motivated Seller bring all offers!!! House is sold as-is it is a perfect house for investors or a family to put a little TLC in. BATVAI

4. 2026-04-01
   listed $69,900 Active 135-char remark

   Show marketing remark (135 chars)

   Motivated Seller bring all offers!!! House is sold as-is it is a perfect house for investors or a family to put a little TLC in. BATVAI

5. 2010-04-05
   soldstatus $4,000
6. 2010-04-05
   soldstatus $4,000
7. 2010-03-24
   historical
8. 2010-03-04
   listed $11,900
9. 2010-03-04
   listed $11,900

ⓘ 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: $1,306 · $109/mo
• Projected year-2 tax: $1,306 · $109/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 ≥95°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: $16,634
• − Mortgage interest: −$3,915
• − Property taxes: −$1,306
• − Insurance: −$350
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$2,033
• Taxable income: $6,367
• Est. tax owed @ 24.0%: −$1,528
• After-tax cash flow: $5,558/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

+487.4% since first listed

9 events — show timeline

• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-04-01 Listed $69,900 REALCOMP
• 2026-04-01 Listed $69,900 MiRealSource-MiMLS
• 2010-04-05 Sold (MLS) $4,000 MiRealSource-MiMLS
• 2010-04-05 Sold (MLS) $4,000 REALCOMP
• 2010-03-24 Listing Removed — MiRealSource-MiMLS
• 2010-03-04 Listed $11,900 MiRealSource-MiMLS
• 2010-03-04 Listed $11,900 REALCOMP

Property tax history

-4.5%/yr

Latest (2025): $1,306 · -54.0% YoY. Source: county tax records.