11990 Duchess St · Detroit, MI 48224

$55,000

2 bd · 1.0 ba · 724 sqft · SingleFamily public records · 203 Days on market

Built 1947 4,356 sqft lot $76/sqft · 26% above area Est $44k · 26% over

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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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newer roof, newer furnace and hot water tank, roof has a lot of life left and the home has a central air unit. The home is across from Denby High School. Agent owned.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1947

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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 flat; 484 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.88% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.96%
• DSCR: 2.24
• GRM: 4.4

CMA / ARV

• ARV (median comp): $43,740
• List price: $55,000
• Delta: 25.74%
• 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
11974 Duchess St	0.02mi	2/1.0	724 (0%)	5mo	$37,000	$51	95
11624 Wayburn St	0.27mi	3/1.0 (+1)	756 (+4%)	3mo	$17,000	$22	73
14981 Flanders St	0.58mi	2/1.0	755 (+4%)	1mo	$30,005	$40	65
12505 Laing St	0.49mi	3/1.0 (+1)	752 (+4%)	3mo	$54,600	$73	63
15001 Flanders St	0.56mi	2/1.0	769 (+6%)	6mo	$80,000	$104	58
18700 Mccormick St	0.74mi	2/1.0	706 (-2%)	5mo	$63,000	$89	58
10670 Nottingham Rd	0.56mi	2/1.0	827 (+14%)	5mo	$35,000	$42	46
10827 Balfour Rd	0.66mi	3/1.0 (+1)	784 (+8%)	7mo	$72,500	$92	45
10878 Balfour Rd	0.70mi	3/1.0 (+1)	784 (+8%)	6mo	$70,000	$89	44
12897 Riad St	0.64mi	3/1.0 (+1)	831 (+15%)	1mo	$63,000	$76	39
15294 Saratoga St	0.69mi	3/1.0 (+1)	802 (+11%)	7mo	$65,000	$81	39
11685 Beaconsfield St	0.66mi	3/1.0 (+1)	799 (+10%)	10mo	$65,000	$81	38

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: 19.3%
• Equity multiple: 1.76×
• Total profit: $11,693
• Equity at exit: $8,201

10-year hold

• IRR: 25.8%
• Equity multiple: 3.00×
• Total profit: $30,801
• Equity at exit: $4,755

Cash invested: $15,400 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,036 high
• Mortgage (P&I): −$288
• Tax from tax record: −$148 /mo · $1,778/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $359

Break-even live

Break-even rent $582

Max offer price $55,000

Occupancy floor 60%

Sensitivity live

Price	-10% $390	-5% $374	+0% $359	+5% $343	+10% $328
Rent	-10% $277	-5% $318	+0% $359	+5% $400	+10% $441
Rate	-1.0pp $387	-0.5pp $373	base $359	+0.5pp $345	+1.0pp $330

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	0.20mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	0.38mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	0.48mi
16241 Seven Mile E Unit 4 Detroit, MI	1.0	1.0	650	$650	$1.00	44d	1	0.78mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	44d	1	1.01mi
14103 Rochelle Ave Unit 3 Detroit, MI	1.0	1.0	700	$800	$1.14	44d	1	1.21mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	1.31mi
15030 Rossini Dr Unit 2 Detroit, MI	1.0	1.0	720	$800	$1.11	44d	1	1.38mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	15d	1	1.46mi

Listing history 42 events

1. 2026-06-18
   days on market $55,000 Active 203 DOM
2. 2026-06-17
   days on market $55,000 Active 202 DOM
3. 2026-06-15
   days on market $55,000 Active 200 DOM
4. 2026-06-13
   days on market $55,000 Active 198 DOM
5. 2026-06-13
   days on market $55,000 Active 197 DOM
6. 2026-06-09
   days on market $55,000 Active 194 DOM
7. 2026-06-08
   days on market $55,000 Active 193 DOM
8. 2026-06-07
   days on market $55,000 Active 192 DOM
9. 2026-06-04
   days on market $55,000 Active 189 DOM
10. 2026-06-03
    days on market $55,000 Active 188 DOM
11. 2026-06-01
    days on market $55,000 Active 186 DOM
12. 2026-05-31
    days on market $55,000 Active 185 DOM
13. 2025-12-16
    price $55,000 166-char remark

    Show marketing remark (166 chars)

    Newer roof, newer furnace and hot water tank, roof has a lot of life left and the home has a central air unit. The home is across from Denby High School. Agent owned.

14. 2025-12-16
    price $55,000 166-char remark

    Show marketing remark (166 chars)

    Newer roof, newer furnace and hot water tank, roof has a lot of life left and the home has a central air unit. The home is across from Denby High School. Agent owned.

15. 2025-11-28
    listed $60,000 Active 166-char remark

    Show marketing remark (166 chars)

    Newer roof, newer furnace and hot water tank, roof has a lot of life left and the home has a central air unit. The home is across from Denby High School. Agent owned.

16. 2025-11-28
    listed $60,000 Active 166-char remark

    Show marketing remark (166 chars)

    Newer roof, newer furnace and hot water tank, roof has a lot of life left and the home has a central air unit. The home is across from Denby High School. Agent owned.

17. 2025-11-21
    historical $60,000 166-char remark

    Show marketing remark (166 chars)

    Newer roof, newer furnace and hot water tank, roof has a lot of life left and the home has a central air unit. The home is across from Denby High School. Agent owned.

18. 2024-09-06
    soldstatus $52,000
19. 2024-09-04
    soldstatus $52,000 Sold
20. 2024-09-04
    soldstatus $52,000 Closed
21. 2024-08-12
    status Pending
22. 2024-08-12
    status Pending
23. 2024-07-31
    status Active
24. 2024-07-31
    status Active
25. 2024-07-16
    status Pending
26. 2024-07-16
    status Pending
27. 2024-06-27
    historical Accepting Backup Offers
28. 2024-06-27
    historical Accepting Backup Offers
29. 2024-06-21
    price $55,000
30. 2024-06-21
    price $55,000
31. 2024-05-30
    price $59,000
32. 2024-05-30
    price $59,000
33. 2024-05-05
    price $64,000
34. 2024-05-04
    price $64,000
35. 2024-04-24
    price $69,000
36. 2024-04-24
    price $69,000
37. 2024-04-17
    listed $75,000 Active
38. 2024-04-17
    listed $75,000 Active
39. 2024-04-14
    historical $75,000
40. 2024-04-14
    historical $75,000
41. 1997-01-17
    soldstatus $20,500
42. 1992-09-16
    soldstatus $21,219

ⓘ 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: $1,778 · $148/mo
• Projected year-2 tax: $1,778 · $148/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: $12,430
• − Mortgage interest: −$3,081
• − Property taxes: −$1,778
• − Insurance: −$275
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$1,600
• Taxable income: $3,708
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $3,416/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

+159.2% since first listed

30 events — show timeline

• 2025-12-16 Price Changed $55,000 MiRealSource-MiMLS
• 2025-12-16 Price Changed $55,000 REALCOMP
• 2025-11-28 Listed $60,000 MiRealSource-MiMLS
• 2025-11-28 Listed $60,000 REALCOMP
• 2025-11-21 Coming Soon $60,000 MiRealSource-MiMLS
• 2024-09-06 Sold (Public Records) $52,000 Public Records
• 2024-09-04 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2024-09-04 Sold (MLS) $52,000 REALCOMP
• 2024-08-12 Pending — REALCOMP
• 2024-08-12 Pending — MiRealSource-MiMLS
• 2024-07-31 Relisted — MiRealSource-MiMLS
• 2024-07-31 Relisted — REALCOMP
• 2024-07-16 Pending — MiRealSource-MiMLS
• 2024-07-16 Pending — REALCOMP
• 2024-06-27 Contingent — MiRealSource-MiMLS
• 2024-06-27 Contingent — REALCOMP
• 2024-06-21 Price Changed $55,000 MiRealSource-MiMLS
• 2024-06-21 Price Changed $55,000 REALCOMP
• 2024-05-30 Price Changed $59,000 MiRealSource-MiMLS
• 2024-05-30 Price Changed $59,000 REALCOMP
• 2024-05-05 Price Changed $64,000 MiRealSource-MiMLS
• 2024-05-04 Price Changed $64,000 REALCOMP
• 2024-04-24 Price Changed $69,000 MiRealSource-MiMLS
• 2024-04-24 Price Changed $69,000 REALCOMP
• 2024-04-17 Listed $75,000 MiRealSource-MiMLS
• 2024-04-17 Listed $75,000 REALCOMP
• 2024-04-14 Coming Soon $75,000 MiRealSource-MiMLS
• 2024-04-14 Coming Soon $75,000 REALCOMP
• 1997-01-17 Sold (Public Records) $20,500 Public Records
• 1992-09-16 Sold (Public Records) $21,219 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,778 · +65.2% YoY. Source: county tax records.