11096 Cloverlawn St · Detroit, MI 48204

$47,900

4 bd · 1.5 ba · 1,578 sqft · SingleFamily public records · 320 Days on market

Built 1923 3,920 sqft lot $30/sqft · 10% below area Est $53k · 10% under ↓ 13% since listing

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Why this score? — see what drove the A- 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 +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

INVESTOR SPECIAL IN DETROIT! PRIME OPPORTUNITY FOR FIX & FLIP OR FIX & HOLD INVESTORS. WHETHER YOU'RE LOOKING TO CASH IN ON A QUICK FLIP OR BUILD LONG-TERM EQUITY, THIS ONE CHECKS ALL THE BOXES. TONS OF POTENTIAL – DON'T MISS OUT! MORE PHOTOS AVAILABLE UPON REQUEST.

Key facts

• 3,920 sq ft lot
• Built 1923
• Listed 319 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/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: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 25.0% vs local median 10.1% 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: 248 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1,371/mo this rent would consume 48% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($331 loan paydown + $5k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $7k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $42,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 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: 2.86% ✓
• Cap rate: 25.01%
• Cash-on-cash: 66.85%
• DSCR: 3.97
• GRM: 2.9

CMA / ARV

• ARV (median comp): $53,114
• List price: $47,900
• Delta: -9.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12076 Cloverlawn St	0.13mi	4/1.0	1,602 (+2%)	9mo	$105,000	$66	82
12303 Cloverlawn St	0.28mi	3/1.5 (-1)	1,454 (-8%)	4mo	$58,500	$40	66
12625 Monica St	0.61mi	3/1.5 (-1)	1,600 (+1%)	2mo	$48,000	$30	62
12066 Monica St	0.48mi	4/2.5	1,632 (+3%)	8mo	$35,000	$21	61
10155 Monica St	0.54mi	3/1.5 (-1)	1,535 (-3%)	8mo	$46,000	$30	58
11931 Wisconsin St	0.29mi	3/3.0 (-1)	1,407 (-11%)	5mo	$135,900	$97	54
12162 Kentucky St	0.40mi	3/1.0 (-1)	1,415 (-10%)	4mo	$42,000	$30	54
12351 Cherrylawn St	0.35mi	3/1.0 (-1)	1,418 (-10%)	8mo	$109,500	$77	53
10163 Monica St	0.53mi	3/1.0 (-1)	1,486 (-6%)	8mo	$46,000	$31	51
12749 Washburn St	0.70mi	5/2.0 (+1)	1,720 (+9%)	6mo	$140,000	$81	41
12629 Washburn St	0.61mi	3/1.0 (-1)	1,392 (-12%)	7mo	$75,000	$54	39
12731 Washburn St	0.69mi	3/2.0 (-1)	1,418 (-10%)	11mo	$185,000	$130	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 78.2%
• Equity multiple: 6.50×
• Total profit: $73,700
• Equity at exit: $43,152

10-year hold

• IRR: 72.3%
• Equity multiple: 14.40×
• Total profit: $179,657
• Equity at exit: $93,059

Cash invested: $13,412 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 248
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$251
• Tax from tax record: −$65 /mo · $775/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $747

Break-even live

Break-even rent $425

Max offer price $47,900

Occupancy floor 40%

Sensitivity live

Price	-10% $774	-5% $761	+0% $747	+5% $734	+10% $720
Rent	-10% $639	-5% $693	+0% $747	+5% $801	+10% $855
Rate	-1.0pp $771	-0.5pp $759	base $747	+0.5pp $735	+1.0pp $722

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	45d	1	0.29mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	0.48mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	0.71mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	45d	1	0.86mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	6d	1	0.88mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	45d	1	0.93mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	0.94mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	6d	1	0.95mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	45d	1	0.97mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	6d	1	1.00mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	45d	1	1.03mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	1.03mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	1.06mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	3d	1	1.06mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	45d	1	1.14mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	45d	1	1.17mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	1.21mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	45d	1	1.22mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	21d	1	1.31mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	45d	1	1.34mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	6d	1	1.38mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	18d	1	1.40mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	45d	1	1.42mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	0d	1	1.47mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	18d	1	1.49mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	45d	1	1.49mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	45d	1	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $47,900 Active 320 DOM
2. 2026-06-18
   days on market $47,900 Active 317 DOM
3. 2026-06-17
   days on market $47,900 Active 316 DOM
4. 2026-06-15
   days on market $47,900 Active 314 DOM
5. 2026-06-13
   days on market $47,900 Active 312 DOM
6. 2026-06-13
   days on market $47,900 Active 311 DOM
7. 2026-06-09
   days on market $47,900 Active 308 DOM
8. 2026-06-08
   days on market $47,900 Active 307 DOM
9. 2026-06-07
   days on market $47,900 Active 306 DOM
10. 2026-06-04
    days on market $47,900 Active 303 DOM
11. 2026-06-03
    days on market $47,900 Active 302 DOM
12. 2026-06-01
    days on market $47,900 Active 300 DOM
13. 2026-05-31
    days on market $47,900 Active 299 DOM
14. 2026-01-21
    price $47,900 297-char remark

    Show marketing remark (297 chars)

    INVESTOR SPECIAL IN DETROIT! PRIME OPPORTUNITY FOR FIX & FLIP OR FIX & HOLD INVESTORS. WHETHER YOU'RE LOOKING TO CASH IN ON A QUICK FLIP OR BUILD LONG-TERM EQUITY, THIS ONE CHECKS ALL THE BOXES. TONS OF POTENTIAL – DON'T MISS OUT! MORE PHOTOS AVAILABLE UPON REQUEST.

15. 2026-01-20
    price $47,900 290-char remark

    Show marketing remark (290 chars)

    INVESTOR SPECIAL IN DETROIT! PRIME OPPORTUNITY FOR FIX & FLIP OR FIX & HOLD INVESTORS. WHETHER YOU'RE LOOKING TO CASH IN ON A QUICK FLIP OR BUILD LONG-TERM EQUITY, THIS ONE CHECKS ALL THE BOXES. TONS OF POTENTIAL – DON’T MISS OUT! MORE PHOTOS AVAILABLE UPON REQUEST.

16. 2025-09-16
    price $49,900 297-char remark

    Show marketing remark (290 chars)

    INVESTOR SPECIAL IN DETROIT! PRIME OPPORTUNITY FOR FIX & FLIP OR FIX & HOLD INVESTORS. WHETHER YOU'RE LOOKING TO CASH IN ON A QUICK FLIP OR BUILD LONG-TERM EQUITY, THIS ONE CHECKS ALL THE BOXES. TONS OF POTENTIAL – DON’T MISS OUT! MORE PHOTOS AVAILABLE UPON REQUEST.

17. 2025-09-16
    price $49,900 290-char remark

    Show marketing remark (290 chars)

    INVESTOR SPECIAL IN DETROIT! PRIME OPPORTUNITY FOR FIX & FLIP OR FIX & HOLD INVESTORS. WHETHER YOU'RE LOOKING TO CASH IN ON A QUICK FLIP OR BUILD LONG-TERM EQUITY, THIS ONE CHECKS ALL THE BOXES. TONS OF POTENTIAL – DON’T MISS OUT! MORE PHOTOS AVAILABLE UPON REQUEST.

18. 2025-08-05
    listed $55,000 Active 290-char remark

    Show marketing remark (297 chars)

    INVESTOR SPECIAL IN DETROIT! PRIME OPPORTUNITY FOR FIX & FLIP OR FIX & HOLD INVESTORS. WHETHER YOU'RE LOOKING TO CASH IN ON A QUICK FLIP OR BUILD LONG-TERM EQUITY, THIS ONE CHECKS ALL THE BOXES. TONS OF POTENTIAL – DON'T MISS OUT! MORE PHOTOS AVAILABLE UPON REQUEST.

19. 2025-08-05
    listed $55,000 Active 297-char remark

    Show marketing remark (297 chars)

    INVESTOR SPECIAL IN DETROIT! PRIME OPPORTUNITY FOR FIX & FLIP OR FIX & HOLD INVESTORS. WHETHER YOU'RE LOOKING TO CASH IN ON A QUICK FLIP OR BUILD LONG-TERM EQUITY, THIS ONE CHECKS ALL THE BOXES. TONS OF POTENTIAL – DON'T MISS OUT! MORE PHOTOS AVAILABLE UPON REQUEST.

20. 2021-10-14
    historical
21. 2021-10-13
    historical
22. 2021-07-16
    listed $55,000 Active
23. 2021-07-16
    listed $55,000 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: $775 · $65/mo
• Projected year-2 tax: $775 · $65/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: $16,449
• − Mortgage interest: −$2,683
• − Property taxes: −$775
• − Insurance: −$240
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$1,393
• Taxable income: $8,726
• Est. tax owed @ 24.0%: −$2,094
• After-tax cash flow: $6,872/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• Rent YoY: —
• 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

-12.9% since first listed

10 events — show timeline

• 2026-01-21 Price Changed $47,900 MiRealSource-MiMLS
• 2026-01-20 Price Changed $47,900 REALCOMP
• 2025-09-16 Price Changed $49,900 MiRealSource-MiMLS
• 2025-09-16 Price Changed $49,900 REALCOMP
• 2025-08-05 Listed $55,000 REALCOMP
• 2025-08-05 Listed $55,000 MiRealSource-MiMLS
• 2021-10-14 Listing Removed — REALCOMP
• 2021-10-13 Listing Removed — MiRealSource-MiMLS
• 2021-07-16 Listed $55,000 MiRealSource-MiMLS
• 2021-07-16 Listed $55,000 REALCOMP

Property tax history

-0.2%/yr

Latest (2025): $775 · -53.4% YoY. Source: county tax records.