10904 N Mogul St · Detroit, MI 48224

$118,900

3 bd · 1.0 ba · 1,045 sqft · SingleFamily public records · 31 Days on market

Built 1939 5,227 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Remarks: Before Showing Buyers pre-approval & Cash buyers must show proof of fundsLocation, location, location! This Detroit 3bedroom, brick bungalow is move in ready and has some really awesome features which include a 1 car garage, 1 full baths, wood flooring dining room and kitchen, Carpet Livingroom and bedrooms recessed lighting, a full basement, a fenced yard with patio and much more. The main level offers an open living room/dining room combination right off of the kitchen with Quartz countertop & Pantry, there's 3 bedrooms updated bathroom w/ a new vanity, faucet, commode and mirror. It's been freshly painted, new window treatments and light fixtures throughout. Schedule an appt, It won't last long. keys at closing, make an offer

Key facts

• Wood flooring
• Brick bungalow
• Fenced yard

Tags

• BRICK BUNGALOW
• WOOD FLOORING
• RECESSED LIGHTING
• FULL BASEMENT
• FENCED YARD
• PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% 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 flat; 492 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); 40% 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).
• 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 $822 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,333 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1939 — 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: 1.15% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $65,835
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10904 N Mogul St	0.00mi	3/1.0	1,045 (0%)	0mo	$113,000	$108	100
10696 Stratman St	0.18mi	3/1.5	1,000 (-4%)	3mo	$53,000	$53	80
14728 Wilfred St	0.48mi	3/1.0	1,050 (+0%)	3mo	$30,500	$29	74
10326 Beaconsfield St	0.50mi	3/1.0	1,042 (-0%)	3mo	$66,000	$63	74
9768 Manistique St	0.36mi	3/1.0	986 (-6%)	0mo	$35,000	$35	74
10441 Roxbury St	0.35mi	3/1.5	1,127 (+8%)	3mo	$59,000	$52	66
9500 Lakepointe St	0.48mi	3/1.0	1,130 (+8%)	0mo	$125,000	$111	64
9710 Somerset Ave	0.62mi	3/1.0	1,106 (+6%)	3mo	$121,000	$109	59
10058 Greensboro St	0.45mi	3/1.0	928 (-11%)	3mo	$40,000	$43	58
10318 Beaconsfield St	0.50mi	3/1.5	1,146 (+10%)	1mo	$78,000	$68	58
12056 Duchess St	0.67mi	3/1.0	950 (-9%)	3mo	$30,000	$32	52
9771 Mckinney St	0.70mi	4/1.0 (+1)	1,112 (+6%)	2mo	$100,000	$90	49

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,725
• Equity at exit: $17,728

10-year hold

• IRR: 5.8%
• Equity multiple: 1.39×
• Total profit: $12,993
• Equity at exit: $10,280

Cash invested: $33,292 (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: 492
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$624
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $324

Break-even live

Break-even rent $957

Max offer price $118,900

Occupancy floor 71%

Sensitivity live

Price	-10% $391	-5% $357	+0% $324	+5% $290	+10% $256
Rent	-10% $216	-5% $270	+0% $324	+5% $378	+10% $432
Rate	-1.0pp $384	-0.5pp $354	base $324	+0.5pp $293	+1.0pp $262

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: $29,725
• Closing costs: $3,567
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	19d	1	0.09mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	19d	1	0.14mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	12d	1	0.15mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	0.18mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	45d	1	0.38mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	5d	1	0.39mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	19d	1	0.46mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	22d	1	0.47mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	19d	1	0.48mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	16d	1	0.49mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	45d	1	0.50mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	6d	1	0.58mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	45d	1	0.58mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	22d	1	0.62mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	5d	1	0.64mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	45d	1	0.66mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	45d	1	0.69mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	16d	1	0.71mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	19d	1	0.71mi
15238 Seymour St Detroit, MI	3.0	1.0	1064	$1,300	$1.22	0d	1	0.71mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	6d	1	0.76mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	45d	1	0.76mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	45d	1	0.76mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	45d	1	0.77mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	19d	1	0.82mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	45d	1	0.82mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	45d	1	0.83mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	45d	1	0.85mi
5911 Somerset Ave Detroit, MI	3.0	1.0	1200	$1,350	$1.12	0d	1	0.86mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	26d	1	0.89mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	45d	1	0.89mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	45d	1	0.91mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	0.91mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	14d	1	0.93mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	13d	1	0.95mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,225	$1.11	0d	1	0.95mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	45d	1	0.96mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	45d	1	0.99mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	1.01mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	19d	1	1.02mi

Listing history 20 events

1. 2026-04-10
   status Pending 759-char remark

   Show marketing remark (759 chars)

   Remarks: Before Showing Buyers pre-approval & Cash buyers must show proof of fundsLocation, location, location! This Detroit 3bedroom, brick bungalow is move in ready and has some really awesome features which include a 1 car garage, 1 full baths, wood flooring dining room and kitchen, Carpet Livingroom and bedrooms recessed lighting, a full basement, a fenced yard with patio and much more. The main level offers an open living room/dining room combination right off of the kitchen with Quartz countertop & Pantry, there's 3 bedrooms updated bathroom w/ a new vanity, faucet, commode and mirror. It's been freshly painted, new window treatments and light fixtures throughout. Schedule an appt, It won't last long. keys at closing, make an offer

2. 2026-04-10
   status Pending 759-char remark

   Show marketing remark (759 chars)

   Remarks: Before Showing Buyers pre-approval & Cash buyers must show proof of fundsLocation, location, location! This Detroit 3bedroom, brick bungalow is move in ready and has some really awesome features which include a 1 car garage, 1 full baths, wood flooring dining room and kitchen, Carpet Livingroom and bedrooms recessed lighting, a full basement, a fenced yard with patio and much more. The main level offers an open living room/dining room combination right off of the kitchen with Quartz countertop & Pantry, there's 3 bedrooms updated bathroom w/ a new vanity, faucet, commode and mirror. It's been freshly painted, new window treatments and light fixtures throughout. Schedule an appt, It won't last long. keys at closing, make an offer

3. 2026-04-10
   status Pending

   Show marketing remark (759 chars)

   Remarks: Before Showing Buyers pre-approval & Cash buyers must show proof of fundsLocation, location, location! This Detroit 3bedroom, brick bungalow is move in ready and has some really awesome features which include a 1 car garage, 1 full baths, wood flooring dining room and kitchen, Carpet Livingroom and bedrooms recessed lighting, a full basement, a fenced yard with patio and much more. The main level offers an open living room/dining room combination right off of the kitchen with Quartz countertop & Pantry, there's 3 bedrooms updated bathroom w/ a new vanity, faucet, commode and mirror. It's been freshly painted, new window treatments and light fixtures throughout. Schedule an appt, It won't last long. keys at closing, make an offer

4. 2026-03-10
   listed $118,900 Active 759-char remark

   Show marketing remark (759 chars)

   Remarks: Before Showing Buyers pre-approval & Cash buyers must show proof of fundsLocation, location, location! This Detroit 3bedroom, brick bungalow is move in ready and has some really awesome features which include a 1 car garage, 1 full baths, wood flooring dining room and kitchen, Carpet Livingroom and bedrooms recessed lighting, a full basement, a fenced yard with patio and much more. The main level offers an open living room/dining room combination right off of the kitchen with Quartz countertop & Pantry, there's 3 bedrooms updated bathroom w/ a new vanity, faucet, commode and mirror. It's been freshly painted, new window treatments and light fixtures throughout. Schedule an appt, It won't last long. keys at closing, make an offer

5. 2026-03-10
   listed $118,900 Active 759-char remark

   Show marketing remark (759 chars)

   Remarks: Before Showing Buyers pre-approval & Cash buyers must show proof of fundsLocation, location, location! This Detroit 3bedroom, brick bungalow is move in ready and has some really awesome features which include a 1 car garage, 1 full baths, wood flooring dining room and kitchen, Carpet Livingroom and bedrooms recessed lighting, a full basement, a fenced yard with patio and much more. The main level offers an open living room/dining room combination right off of the kitchen with Quartz countertop & Pantry, there's 3 bedrooms updated bathroom w/ a new vanity, faucet, commode and mirror. It's been freshly painted, new window treatments and light fixtures throughout. Schedule an appt, It won't last long. keys at closing, make an offer

6. 2026-03-10
   listed $118,900 Active

   Show marketing remark (759 chars)

   Remarks: Before Showing Buyers pre-approval & Cash buyers must show proof of fundsLocation, location, location! This Detroit 3bedroom, brick bungalow is move in ready and has some really awesome features which include a 1 car garage, 1 full baths, wood flooring dining room and kitchen, Carpet Livingroom and bedrooms recessed lighting, a full basement, a fenced yard with patio and much more. The main level offers an open living room/dining room combination right off of the kitchen with Quartz countertop & Pantry, there's 3 bedrooms updated bathroom w/ a new vanity, faucet, commode and mirror. It's been freshly painted, new window treatments and light fixtures throughout. Schedule an appt, It won't last long. keys at closing, make an offer

7. 2026-03-09
   historical
8. 2026-03-09
   historical
9. 2026-02-04
   price $118,900
10. 2026-02-04
    price $118,900
11. 2026-02-04
    price $118,900
12. 2025-10-16
    listed $124,555 Active
13. 2025-10-16
    listed $124,555 Active
14. 2025-10-05
    historical
15. 2025-10-05
    historical
16. 2025-10-05
    historical
17. 2008-08-08
    historical
18. 2008-08-08
    historical
19. 2008-03-28
    listed $21,900
20. 2008-03-28
    listed $21,900

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $1,414 · $118/mo
• Expected delta: +$417/yr (+$35/mo · 41.8%)

ⓘ 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 · 14 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: $16,403
• − Mortgage interest: −$6,660
• − Property taxes: −$998
• − Insurance: −$594
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$3,459
• Taxable income: $2,067
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $3,388/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

+442.9% since first listed

20 events — show timeline

• 2026-04-10 Pending — REALCOMP
• 2026-04-10 Pending — MiRealSource-MiMLS
• 2026-04-10 Pending — SW Michigan MLS
• 2026-03-10 Listed $118,900 REALCOMP
• 2026-03-10 Listed $118,900 SW Michigan MLS
• 2026-03-10 Listed $118,900 MiRealSource-MiMLS
• 2026-03-09 Listing Removed — MiRealSource-MiMLS
• 2026-03-09 Listing Removed — REALCOMP
• 2026-02-04 Price Changed $118,900 MiRealSource-MiMLS
• 2026-02-04 Price Changed $118,900 REALCOMP
• 2026-02-04 Price Changed $118,900 SW Michigan MLS
• 2025-10-16 Listed $124,555 REALCOMP
• 2025-10-16 Listed $124,555 MiRealSource-MiMLS
• 2025-10-05 Coming Soon — MiRealSource-MiMLS
• 2025-10-05 Coming Soon — MiRealSource-MiMLS
• 2025-10-05 Listing Removed — MiRealSource-MiMLS
• 2008-08-08 Listing Removed — REALCOMP
• 2008-08-08 Listing Removed — MiRealSource-MiMLS
• 2008-03-28 Listed $21,900 REALCOMP
• 2008-03-28 Listed $21,900 MiRealSource-MiMLS

Property tax history

-5.5%/yr

Latest (2025): $998 · -47.9% YoY. Source: county tax records.