10001 Winthrop St · Detroit, MI 48227

$110,000

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 16 Days on market

Built 1939 4,356 sqft lot $125/sqft · 110% 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 10001 Winthrop St - where comfort, convenience, and value come together beautifully. This move-in ready Detroit gem has been thoughtfully renovated and city certified, offering peace of mind from day one. Even better, qualified buyers may take advantage of up to $25,000 in down payment assistance through programs offered by several lenders - making homeownership more accessible than ever. Step inside to a warm and inviting layout featuring a spacious living room and dining room - perfect for both everyday living and entertaining. The kitchen offers a functional layout ready for your personal touch. The home includes 3 comfortable bedrooms, 2 updated bathrooms and 1 newly added half bath. The private upper-level primary suite provides a peaceful retreat, complete with an additional bonus room and its own newly added half bath, built-ins and cedar closet - ideal for a home office, nursery, or relaxation space. The basement adds even more living space and includes a full bathroom - perfect for guests, recreation, or extended living. Freshly painted throughout, all new windows, interior/exterior doors, electrical, ac outlets in each room, plumbing, furnance, water heater, carpet, 1 half bath, update kitchen, 2 bathrooms and beautifully refinished hardwood floors, for added reliability and ease. Outside, unwind on the large front porch with stylish iron railings and built-in lighting, or entertain in the expansive backyard with plenty of room to create your own outdoor oasis. Located in a growing neighborhood, the home next door is currently being renovated - adding to the area's rising appeal and value. Nearby, you'll find local conveniences and attractions including Rouge Park, one of Detroit's largest green spaces, Southfield Freeway for easy commuting, and University of Detroit Mercy just a short drive away. Shopping, dining, and everyday essentials are all within close reach. Everything has been done here - just move in and start living. Easy showings available.

Key facts

• Large front porch
• Updated kitchen
• Expansive backyard

Tags

• NEWLY ADDED HALF BATH
• EXPANSIVE BACKYARD
• LARGE FRONT PORCH
• UPDATED KITCHEN
• REFINISHED HARDWOOD FLOORS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer (sewer available)
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Aluminum and vinyl siding
• Construction: Built with aluminum and vinyl siding
• Exterior features: Paved road access; Lot approximately 0.1 acre (35 x 125); No pool

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Unfinished basement with interior entry

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 $207 ($2k/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: $108k (1.5% 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 rising fast (+5.6%/yr); 385 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 45% 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 $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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $110k implies a 2650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — 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: 1.24% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 6.7

CMA / ARV

• ARV (median comp): $52,334
• List price: $110,000
• Delta: 110.19%
• 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
11360 Prest St	0.19mi	3/1.0	842 (-4%)	3mo	$55,000	$65	81
9973 Winthrop St	0.03mi	3/1.0	960 (+9%)	5mo	$75,000	$78	80
9580 Mansfield St	0.29mi	2/1.0 (-1)	890 (+1%)	0mo	$23,000	$26	79
9997 Robson St	0.34mi	3/1.0	865 (-2%)	3mo	$35,000	$40	79
9910 Coyle St	0.32mi	3/1.0	904 (+3%)	4mo	$56,000	$62	77
9555 Montrose St	0.22mi	3/1.0	999 (+14%)	3mo	$45,000	$45	65
9965 Asbury Park	0.44mi	3/1.0	824 (-6%)	5mo	$60,000	$73	64
12124 Asbury Park	0.64mi	3/1.5	919 (+4%)	2mo	$130,000	$141	59
11694 Forrer St	0.34mi	3/1.0	768 (-13%)	6mo	$58,000	$76	58
12057 Forrer St	0.45mi	3/1.0	1,000 (+14%)	1mo	$45,000	$45	55
9163 Montrose St	0.51mi	3/1.0	1,000 (+14%)	4mo	$29,000	$29	50
11669 Strathmoor St	0.69mi	3/1.0	974 (+11%)	2mo	$30,000	$31	48

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-917
• Equity at exit: $16,401

10-year hold

• IRR: 11.7%
• Equity multiple: 2.05×
• Total profit: $32,291
• 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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$577
• Tax from tax record: −$247 /mo · $2,964/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $207

Break-even live

Break-even rent $1,101

Max offer price $110,000

Occupancy floor 80%

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 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	0.01mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	0.05mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	0.15mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	0.21mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	0.24mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	0.26mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	0.33mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	0.35mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.39mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.39mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	0.41mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	0.45mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	21d	1	0.52mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	0.54mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	0.56mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	0.63mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	0.84mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	4d	1	0.98mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	43d	1	1.01mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.03mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	16d	1	1.05mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	1.10mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	43d	1	1.16mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	1.17mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	1.17mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	1.21mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	17d	1	1.23mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	1.26mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	43d	1	1.26mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	1.30mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	1.41mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	1.43mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	4d	1	1.47mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	4d	1	1.47mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	4d	1	1.49mi

Listing history 8 events

1. 2026-05-03
   listed $110,000 Active 2053-char remark

   Show marketing remark (2013 chars)

   Welcome home to 10001 Winthrop St - where comfort, convenience, and value come together beautifully. This move-in ready Detroit gem has been thoughtfully renovated and city certified, offering peace of mind from day one. Even better, qualified buyers may take advantage of up to $25,000 in down payment assistance through programs offered by several lenders - making homeownership more accessible than ever. Step inside to a warm and inviting layout featuring a spacious living room and dining room - perfect for both everyday living and entertaining. The kitchen offers a functional layout ready for your personal touch. The home includes 3 comfortable bedrooms, 2 updated bathrooms and 1 newly added half bath. The private upper-level primary suite provides a peaceful retreat, complete with an additional bonus room and its own newly added half bath, built-ins and cedar closet - ideal for a home office, nursery, or relaxation space. The basement adds even more living space and includes a full bathroom - perfect for guests, recreation, or extended living. Freshly painted throughout, all new windows, interior/exterior doors, electrical, ac outlets in each room, plumbing, furnance, water heater, carpet, 1 half bath, update kitchen, 2 bathrooms and beautifully refinished hardwood floors, for added reliability and ease. Outside, unwind on the large front porch with stylish iron railings and built-in lighting, or entertain in the expansive backyard with plenty of room to create your own outdoor oasis. Located in a growing neighborhood, the home next door is currently being renovated - adding to the area's rising appeal and value. Nearby, you'll find local conveniences and attractions including Rouge Park, one of Detroit's largest green spaces, Southfield Freeway for easy commuting, and University of Detroit Mercy just a short drive away. Shopping, dining, and everyday essentials are all within close reach. Everything has been done here - just move in and start living. Easy showings available.

2. 2026-05-03
   listed $110,000 Active 2013-char remark

   Show marketing remark (2013 chars)

   Welcome home to 10001 Winthrop St - where comfort, convenience, and value come together beautifully. This move-in ready Detroit gem has been thoughtfully renovated and city certified, offering peace of mind from day one. Even better, qualified buyers may take advantage of up to $25,000 in down payment assistance through programs offered by several lenders - making homeownership more accessible than ever. Step inside to a warm and inviting layout featuring a spacious living room and dining room - perfect for both everyday living and entertaining. The kitchen offers a functional layout ready for your personal touch. The home includes 3 comfortable bedrooms, 2 updated bathrooms and 1 newly added half bath. The private upper-level primary suite provides a peaceful retreat, complete with an additional bonus room and its own newly added half bath, built-ins and cedar closet - ideal for a home office, nursery, or relaxation space. The basement adds even more living space and includes a full bathroom - perfect for guests, recreation, or extended living. Freshly painted throughout, all new windows, interior/exterior doors, electrical, ac outlets in each room, plumbing, furnance, water heater, carpet, 1 half bath, update kitchen, 2 bathrooms and beautifully refinished hardwood floors, for added reliability and ease. Outside, unwind on the large front porch with stylish iron railings and built-in lighting, or entertain in the expansive backyard with plenty of room to create your own outdoor oasis. Located in a growing neighborhood, the home next door is currently being renovated - adding to the area's rising appeal and value. Nearby, you'll find local conveniences and attractions including Rouge Park, one of Detroit's largest green spaces, Southfield Freeway for easy commuting, and University of Detroit Mercy just a short drive away. Shopping, dining, and everyday essentials are all within close reach. Everything has been done here - just move in and start living. Easy showings available.

3. 2009-03-05
   soldstatus $4,000

   Show marketing remark (83 chars)

   CORPORATE OWNED PROPERTY TO BE SOLD AS IS. EARNEST MONEY DEPOSIT TO BE HELD BY L/B.

4. 2009-03-05
   soldstatus $4,000

   Show marketing remark (83 chars)

   CORPORATE OWNED PROPERTY TO BE SOLD AS IS. EARNEST MONEY DEPOSIT TO BE HELD BY L/B.

5. 2009-02-23
   historical
6. 2009-01-13
   listed $4,900

   Show marketing remark (83 chars)

   CORPORATE OWNED PROPERTY TO BE SOLD AS IS. EARNEST MONEY DEPOSIT TO BE HELD BY L/B.

7. 2009-01-13
   listed $4,900

   Show marketing remark (83 chars)

   CORPORATE OWNED PROPERTY TO BE SOLD AS IS. EARNEST MONEY DEPOSIT TO BE HELD BY L/B.

8. 1993-05-14
   soldstatus $6,500

ⓘ 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: $2,964 · $247/mo
• Projected year-2 tax: $2,964 · $247/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 ≥98°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: $16,353
• − Mortgage interest: −$6,162
• − Property taxes: −$2,964
• − Insurance: −$550
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$3,200
• Taxable income: $861
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $2,276/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

+1592.3% since first listed

10 events — show timeline

• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — REALCOMP
• 2026-05-03 Listed $110,000 REALCOMP
• 2026-05-03 Listed $110,000 MiRealSource-MiMLS
• 2009-03-05 Sold (MLS) $4,000 MiRealSource-MiMLS
• 2009-03-05 Sold (MLS) $4,000 REALCOMP
• 2009-02-23 Listing Removed — MiRealSource-MiMLS
• 2009-01-13 Listed $4,900 MiRealSource-MiMLS
• 2009-01-13 Listed $4,900 REALCOMP
• 1993-05-14 Sold (Public Records) $6,500 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,964 · +0.8% YoY. Source: county tax records.