11404 Broadstreet Ave · Detroit, MI 48204

$102,000

3 bd · 1.0 ba · 934 sqft · SingleFamily public records · 93 Days on market

Built 1961 6,534 sqft lot $109/sqft · 181% above area

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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 +26.0/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

Key facts

• 6,534 sq ft lot
• Built 1961
• Listed 92 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $93k (9.0% 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: 244 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($705 loan paydown + $10k 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 $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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.

Recommended offer $92,820 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 1.11% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.70%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (median comp): $38,840
• List price: $102,000
• Delta: 162.62%
• 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
4900 Elmhurst St	0.25mi	3/1.0	934 (0%)	2mo	$45,000	$48	87
9901 Yellowstone St	0.30mi	3/1.0	937 (+0%)	3mo	$78,000	$83	83
11387 Broadstreet Ave	0.04mi	3/1.0	1,004 (+8%)	9mo	$75,000	$75	79
11418 Yosemite St	0.17mi	3/1.0	952 (+2%)	15mo	$60,000	$63	76
11405 Yosemite St	0.19mi	3/1.0	1,000 (+7%)	4mo	$60,000	$60	76
4203 Monterey St	0.34mi	3/1.0	1,000 (+7%)	10mo	$40,000	$40	64
9376 Otsego St	0.49mi	3/1.0	873 (-6%)	9mo	$39,500	$45	59
9715 Yosemite St	0.37mi	2/1.0 (-1)	1,000 (+7%)	11mo	$57,000	$57	56
9304 Otsego St	0.55mi	2/1.0 (-1)	875 (-6%)	5mo	$32,500	$37	55
11634 Nardin Dr	0.24mi	3/1.5	1,074 (+15%)	11mo	$30,000	$28	53
9744 Holmur St	0.47mi	3/1.0	850 (-9%)	14mo	$80,000	$94	52
9311 Yellowstone St	0.55mi	2/1.0 (-1)	859 (-8%)	7mo	$79,150	$92	50

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: 32.1%
• Equity multiple: 3.51×
• Total profit: $71,745
• Equity at exit: $91,890

10-year hold

• IRR: 27.7%
• Equity multiple: 7.95×
• Total profit: $198,486
• Equity at exit: $198,164

Cash invested: $28,560 (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: 244
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$535
• Tax from tax record: −$66 /mo · $786/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $255

Break-even live

Break-even rent $814

Max offer price $102,000

Occupancy floor 73%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	5d	1	0.43mi
9376 Otsego St Detroit, MI	3.0	1.0	873	$1,396	$1.60	44d	1	0.46mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.46mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	5d	1	0.49mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	44d	1	0.50mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	0.52mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	12d	1	0.64mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	800	$1,000	$1.25	4d	1	0.65mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	782	$850	$1.09	44d	1	0.65mi
3759 Atkinson St Unit 2 Detroit, MI	2.0	1.0	919	$1,200	$1.31	24d	1	0.69mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	0.70mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	18d	1	0.70mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.73mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	0.81mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.87mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	0.88mi
3242 Clairmount St Detroit, MI	2.0	1.0	530	$1,300	$2.45	44d	1	0.89mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	24d	1	0.99mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	44d	1	0.99mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.01mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	24d	1	1.03mi
8762 Epworth St Unit 8768 Detroit, MI	2.0	1.0	900	$1,000	$1.11	24d	1	1.06mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	1.10mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	17d	1	1.16mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	12d	1	1.19mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	24d	4	1.23mi
2285 Cortland St Detroit, MI	2.0	1.0	900	$1,000	$1.11	17d	1	1.32mi
5101 Oregon St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	1.34mi
2023 Tuxedo St Detroit, MI	2.0	1.0	950	$1,050	$1.11	24d	1	1.37mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	1.37mi
2531 Pingree St Unit 2 (FL 2) Detroit, MI	3.0	1.0	893	$1,100	$1.23	2d	1	1.40mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	1.43mi
5398 Allendale St Detroit, MI	2.0	1.0	1100	$1,200	$1.09	24d	1	1.49mi

Listing history 12 events

1. 2026-02-25
   listed $102,000 Active 116-char remark

   Show marketing remark (116 chars)

   CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

2. 2026-02-25
   listed $102,000 Active 116-char remark

   Show marketing remark (116 chars)

   CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

3. 2022-11-14
   soldstatus $89,900
4. 2022-10-13
   soldstatus $19,000 Sold
5. 2022-10-13
   soldstatus $19,000 Closed
6. 2022-10-12
   status Pending
7. 2022-10-12
   status Pending
8. 2022-09-20
   listed $20,000 Active
9. 2022-09-20
   listed $20,000 Active
10. 2005-01-07
    soldstatus $22,000
11. 2004-12-13
    historical
12. 2004-11-03
    listed $25,000

ⓘ 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: $786 · $66/mo
• Projected year-2 tax: $1,179 · $98/mo
• Expected delta: +$392/yr (+$33/mo · 49.9%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,633
• − Mortgage interest: −$5,714
• − Property taxes: −$786
• − Insurance: −$510
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$2,967
• Taxable income: $1,475
• Est. tax owed @ 24.0%: −$354
• After-tax cash flow: $2,701/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

+308.0% since first listed

12 events — show timeline

• 2026-02-25 Listed $102,000 REALCOMP
• 2026-02-25 Listed $102,000 MiRealSource-MiMLS
• 2022-11-14 Sold (Public Records) $89,900 Public Records
• 2022-10-13 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2022-10-13 Sold (MLS) $19,000 REALCOMP
• 2022-10-12 Pending — MiRealSource-MiMLS
• 2022-10-12 Pending — REALCOMP
• 2022-09-20 Listed $20,000 MiRealSource-MiMLS
• 2022-09-20 Listed $20,000 REALCOMP
• 2005-01-07 Sold (MLS) $22,000 MiRealSource-MiMLS
• 2004-12-13 Listing Removed — MiRealSource-MiMLS
• 2004-11-03 Listed $25,000 MiRealSource-MiMLS

Property tax history

+3.4%/yr

Latest (2025): $786 · -7.1% YoY. Source: county tax records.