1239 Livernois Ave · Detroit, MI 48209

$111,000

3 bd · 1.0 ba · 1,480 sqft · SingleFamily public records · 50 Days on market

Built 1915 3,920 sqft lot $75/sqft · 35% below area Est $170k · 35% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.7/10.0
• DSCR +6.5/10.0
• 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

This handyman special is a fantastic opportunity for investors or buyers looking to add value. Located in an area surrounded by major development and ongoing growth, this property offers strong upside potential. With the right vision and renovations, it can be transformed into a great home or profitable investment. Conveniently situated near shopping, dining, and key amenities, this is your chance to get into an up-and-coming neighborhood at an attractive price point.

Key facts

• 3,920 sq ft lot
• Built 1915
• Listed 50 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $111k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $111k).
• Recommended offer: $108k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 66 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 36% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($767 loan paydown + $11k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 50 days — a 3% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $13k; list at $111k implies a 754% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,670 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1915 — 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. 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: 1.17% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 7.1

CMA / ARV

• ARV (median comp): $170,321
• List price: $111,000
• Delta: -34.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1532 Livernois Ave	0.13mi	4/2.5 (+1)	1,524 (+3%)	9mo	$230,000	$151	70
1044 N Rademacher St	0.23mi	3/1.0	1,392 (-6%)	17mo	$120,000	$86	65
1715 Casgrain St	0.28mi	3/1.0	1,440 (-3%)	23mo	$76,000	$53	64
1521 Military St	0.18mi	4/2.0 (+1)	1,654 (+12%)	1mo	$95,000	$57	62
1538 Junction St	0.49mi	3/1.0	1,600 (+8%)	3mo	$93,000	$58	61
1602 Campbell St	0.40mi	3/2.0	1,459 (-1%)	19mo	$137,000	$94	59
7106 Lisbon St	0.51mi	4/1.0 (+1)	1,460 (-1%)	13mo	$180,000	$123	58
1980 Morrell St	0.66mi	4/1.5 (+1)	1,500 (+1%)	6mo	$225,000	$150	55
1937 Morrell St	0.62mi	3/1.0	1,300 (-12%)	7mo	$150,000	$115	45
7225 Senator St	0.72mi	2/2.0 (-1)	1,512 (+2%)	12mo	$92,500	$61	44
1639 Lansing St	0.69mi	3/1.0	1,585 (+7%)	18mo	$70,000	$44	41
5635 Brandon St	0.73mi	4/1.0 (+1)	1,326 (-10%)	21mo	$137,000	$103	26

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: 28.4%
• Equity multiple: 3.25×
• Total profit: $69,874
• Equity at exit: $99,998

10-year hold

• IRR: 24.8%
• Equity multiple: 7.39×
• Total profit: $198,604
• Equity at exit: $215,649

Cash invested: $31,080 (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 48209

• Home prices YoY: 21.8%
• Active inventory: 66
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$582
• Tax from tax record: −$251 /mo · $3,008/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $147

Break-even live

Break-even rent $1,113

Max offer price $111,000

Occupancy floor 84%

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6628 W Lafayette Blvd Detroit, MI	2.0	1.0	900	$965	$1.07	44d	1	0.29mi
1434 Campbell St Detroit, MI	3.0	1.0	1150	$1,750	$1.52	24d	1	0.36mi
7263 Senator St Detroit, MI	2.0	1.0	909	$1,300	$1.43	44d	1	0.74mi
7265 Senator St Detroit, MI	2.0	1.0	1232	$1,300	$1.06	44d	1	0.74mi
1729 Vinewood St Unit 2 Detroit, MI	2.0	1.0	893	$775	$0.87	13d	1	1.13mi
2488 Woodmere St Detroit, MI	3.0	1.0	1000	$1,453	$1.45	5d	1	1.47mi
4031 Wesson St Apt 109 Detroit, MI	2.0	1.0	1000	$1,190	$1.19	44d	1	1.49mi

Listing history 18 events

1. 2026-06-13
   statusdays on market $111,000 Pending 50 DOM
2. 2026-06-09
   days on market $111,000 Active 49 DOM
3. 2026-06-08
   days on market $111,000 Active 48 DOM
4. 2026-06-07
   days on market $111,000 Active 47 DOM
5. 2026-06-04
   days on market $111,000 Active 44 DOM
6. 2026-06-03
   days on market $111,000 Active 43 DOM
7. 2026-06-02
   days on market $111,000 Active 42 DOM
8. 2026-06-01
   days on market $111,000 Active 41 DOM
9. 2026-05-31
   days on market $111,000 Active 40 DOM
10. 2026-04-21
    listed $111,000 Active 472-char remark

    Show marketing remark (472 chars)

    This handyman special is a fantastic opportunity for investors or buyers looking to add value. Located in an area surrounded by major development and ongoing growth, this property offers strong upside potential. With the right vision and renovations, it can be transformed into a great home or profitable investment. Conveniently situated near shopping, dining, and key amenities, this is your chance to get into an up-and-coming neighborhood at an attractive price point.

11. 2026-04-21
    listed $111,000 Active 472-char remark

    Show marketing remark (472 chars)

    This handyman special is a fantastic opportunity for investors or buyers looking to add value. Located in an area surrounded by major development and ongoing growth, this property offers strong upside potential. With the right vision and renovations, it can be transformed into a great home or profitable investment. Conveniently situated near shopping, dining, and key amenities, this is your chance to get into an up-and-coming neighborhood at an attractive price point.

12. 2013-12-27
    historical
13. 2013-12-27
    historical
14. 2013-05-29
    listed $19,900
15. 2013-05-29
    listed $19,900
16. 2007-07-18
    historical
17. 2007-01-21
    listed $49,000
18. 1993-02-11
    soldstatus $13,000

ⓘ 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: $3,008 · $251/mo
• Projected year-2 tax: $3,008 · $251/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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,578
• − Mortgage interest: −$6,218
• − Property taxes: −$3,008
• − Insurance: −$555
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$3,229
• Taxable income: $75
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $1,740/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): 27,184
• Household income: $43,161
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 831.0

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 Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% White 17% Two or more races 14% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 58% Puerto Rican 7% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 0%
• Foreign-born: 26% · Canada
• Languages at home: 38% English-only · Spanish 62%

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: ▲ 73.77%
• Current HPI: 412.9753
• 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

+753.8% since first listed

9 events — show timeline

• 2026-04-21 Listed $111,000 MiRealSource-MiMLS
• 2026-04-21 Listed $111,000 REALCOMP
• 2013-12-27 Listing Removed — REALCOMP
• 2013-12-27 Listing Removed — MiRealSource-MiMLS
• 2013-05-29 Listed $19,900 REALCOMP
• 2013-05-29 Listed $19,900 MiRealSource-MiMLS
• 2007-07-18 Listing Removed — REALCOMP
• 2007-01-21 Listed $49,000 REALCOMP
• 1993-02-11 Sold (Public Records) $13,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $3,008 · -8.8% YoY. Source: county tax records.