9205 Mckinney St · Detroit, MI 48224

$69,000

2 bd · 1.0 ba · 1,205 sqft · SingleFamily public records · 63 Days on market

Built 1940 4,792 sqft lot $57/sqft · 25% above area Est $55k · 25% 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

Charming 3-Bedroom Home on a Corner Lot! This cute and cozy home features 3 bedrooms, 1 full bath, a kitchen with a breakfast nook, and a spacious attic—perfect for extra storage or potential future expansion. Great curb appeal just needs a little TLC. Located near shopping, dining, and other conveniences. A fantastic opportunity for first-time buyers or investors! Purchaser to pay $495 processing fee to the listing broker at closing.

Key facts

• Breakfast nook
• Near dining
• Near shopping

Tags

• CORNER LOT
• BREAKFAST NOOK
• SPACIOUS ATTIC
• NEAR SHOPPING
• NEAR DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 34% 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 $477 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.83% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.86%
• DSCR: 2.33
• GRM: 4.5

CMA / ARV

• ARV (median comp): $55,053
• List price: $69,000
• Delta: 25.33%
• 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
9988 Somerset Ave	0.22mi	3/1.0 (+1)	1,206 (+0%)	1mo	$130,000	$108	84
9817 Somerset Ave	0.16mi	3/1.0 (+1)	1,290 (+7%)	2mo	$30,000	$23	74
9500 Lakepointe St	0.33mi	3/1.0 (+1)	1,130 (-6%)	0mo	$125,000	$111	69
9722 Everts St	0.48mi	3/1.0 (+1)	1,178 (-2%)	0mo	$147,000	$125	68
10318 Beaconsfield St	0.38mi	3/1.5 (+1)	1,146 (-5%)	1mo	$78,000	$68	66
10185 Beaconsfield St	0.30mi	3/1.0 (+1)	1,300 (+8%)	2mo	$73,000	$56	66
5266 Devonshire Rd	0.55mi	3/1.0 (+1)	1,274 (+6%)	1mo	$118,000	$93	59
5791 Bedford St	0.34mi	3/1.5 (+1)	1,344 (+12%)	1mo	$178,000	$132	57
5050 Somerset Ave	0.66mi	3/1.0 (+1)	1,356 (+12%)	1mo	$84,900	$63	43
9922 Yorkshire Rd	0.59mi	3/2.0 (+1)	1,342 (+11%)	2mo	$75,000	$56	43
10904 N Mogul St	0.71mi	3/1.0 (+1)	1,045 (-13%)	0mo	$113,000	$108	40
5960 Bishop St	0.74mi	3/1.0 (+1)	1,351 (+12%)	2mo	$155,000	$115	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: 21.7%
• Equity multiple: 1.86×
• Total profit: $16,654
• Equity at exit: $10,288

10-year hold

• IRR: 28.2%
• Equity multiple: 3.23×
• Total profit: $43,023
• Equity at exit: $5,966

Cash invested: $19,320 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$362
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $481

Break-even live

Break-even rent $658

Max offer price $69,000

Occupancy floor 57%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	43d	1	0.04mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	5d	1	0.10mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	43d	1	0.14mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	0.22mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	15d	1	0.23mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	15d	1	0.30mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	5d	1	0.30mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	0.35mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	0.37mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	4d	1	0.38mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	17d	1	0.39mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	43d	1	0.40mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	0.44mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	0.51mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	16d	1	0.51mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.52mi
5284 Devonshire Rd Unit 2 Detroit, MI	1.0	1.0	750	$1,050	$1.40	15d	1	0.53mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.54mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.57mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	0.59mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	0.60mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.63mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	0.64mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.64mi
5025 Somerset Ave Detroit, MI	1.0	1.0	772	$900	$1.17	43d	1	0.66mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	0.66mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	1d	1	0.70mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	43d	1	0.70mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	0.72mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.74mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	0.79mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	0.81mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.86mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	0.90mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.92mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.93mi
16530 E Warren Ave Unit 209 Detroit, MI	1.0	1.0	850	$1,292	$1.52	43d	1	0.93mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.93mi
5076 Chalmers St Unit 5074 Detroit, MI	1.0	1.0	700	$925	$1.32	24d	1	0.93mi
4627 Bedford St Unit 1 Detroit, MI	2.0	1.0	1050	$945	$0.90	20d	1	0.95mi

Listing history 33 events

1. 2026-06-18
   days on market $69,000 Active 63 DOM
2. 2026-06-17
   days on market $69,000 Active 62 DOM
3. 2026-06-15
   days on market $69,000 Active 60 DOM
4. 2026-06-13
   days on market $69,000 Active 58 DOM
5. 2026-06-13
   days on market $69,000 Active 57 DOM
6. 2026-06-09
   days on market $69,000 Active 54 DOM
7. 2026-06-08
   days on market $69,000 Active 53 DOM
8. 2026-06-07
   pricedays on market $69,000 Active 52 DOM
9. 2026-06-04
   days on market $71,000 Active 49 DOM
10. 2026-06-03
    days on market $71,000 Active 48 DOM
11. 2026-06-02
    days on market $71,000 Active 47 DOM
12. 2026-06-01
    days on market $71,000 Active 46 DOM
13. 2026-05-31
    days on market $71,000 Active 45 DOM
14. 2026-04-16
    listed $71,000 Active 445-char remark

    Show marketing remark (445 chars)

    Charming 3-Bedroom Home on a Corner Lot! This cute and cozy home features 3 bedrooms, 1 full bath, a kitchen with a breakfast nook, and a spacious attic—perfect for extra storage or potential future expansion. Great curb appeal just needs a little TLC. Located near shopping, dining, and other conveniences. A fantastic opportunity for first-time buyers or investors! Purchaser to pay $495 processing fee to the listing broker at closing.

15. 2026-04-16
    historical

    Show marketing remark (445 chars)

    Charming 3-Bedroom Home on a Corner Lot! This cute and cozy home features 3 bedrooms, 1 full bath, a kitchen with a breakfast nook, and a spacious attic—perfect for extra storage or potential future expansion. Great curb appeal just needs a little TLC. Located near shopping, dining, and other conveniences. A fantastic opportunity for first-time buyers or investors! Purchaser to pay $495 processing fee to the listing broker at closing.

16. 2026-04-16
    listed $71,000 Active

    Show marketing remark (445 chars)

    Charming 3-Bedroom Home on a Corner Lot! This cute and cozy home features 3 bedrooms, 1 full bath, a kitchen with a breakfast nook, and a spacious attic—perfect for extra storage or potential future expansion. Great curb appeal just needs a little TLC. Located near shopping, dining, and other conveniences. A fantastic opportunity for first-time buyers or investors! Purchaser to pay $495 processing fee to the listing broker at closing.

17. 2026-04-16
    historical

    Show marketing remark (445 chars)

    Charming 3-Bedroom Home on a Corner Lot! This cute and cozy home features 3 bedrooms, 1 full bath, a kitchen with a breakfast nook, and a spacious attic—perfect for extra storage or potential future expansion. Great curb appeal just needs a little TLC. Located near shopping, dining, and other conveniences. A fantastic opportunity for first-time buyers or investors! Purchaser to pay $495 processing fee to the listing broker at closing.

18. 2026-02-25
    listed $71,000 Active
19. 2026-02-25
    listed $71,000 Active
20. 2026-02-10
    historical
21. 2026-02-10
    historical
22. 2026-02-07
    listed $75,000 Active
23. 2026-02-07
    listed $75,000 Active
24. 2026-01-29
    historical
25. 2026-01-29
    historical
26. 2025-09-04
    price $79,000
27. 2025-09-04
    price $79,000
28. 2025-06-16
    listed $89,000 Active
29. 2025-06-16
    listed $89,000 Active
30. 2021-08-17
    historical
31. 2021-04-15
    soldstatus $61,900
32. 2021-02-17
    listed $35,900
33. 2021-02-17
    listed $35,900

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $1,547 · $129/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: $15,193
• − Mortgage interest: −$3,865
• − Property taxes: −$1,547
• − Insurance: −$345
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$2,007
• Taxable income: $4,998
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $4,569/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

+97.8% since first listed

20 events — show timeline

• 2026-04-16 Listed $71,000 REALCOMP
• 2026-04-16 Listing Removed — REALCOMP
• 2026-04-16 Listed $71,000 MiRealSource-MiMLS
• 2026-04-16 Listing Removed — MiRealSource-MiMLS
• 2026-02-25 Listed $71,000 REALCOMP
• 2026-02-25 Listed $71,000 MiRealSource-MiMLS
• 2026-02-10 Listing Removed — MiRealSource-MiMLS
• 2026-02-10 Listing Removed — REALCOMP
• 2026-02-07 Listed $75,000 REALCOMP
• 2026-02-07 Listed $75,000 MiRealSource-MiMLS
• 2026-01-29 Listing Removed — MiRealSource-MiMLS
• 2026-01-29 Listing Removed — REALCOMP
• 2025-09-04 Price Changed $79,000 MiRealSource-MiMLS
• 2025-09-04 Price Changed $79,000 REALCOMP
• 2025-06-16 Listed $89,000 REALCOMP
• 2025-06-16 Listed $89,000 MiRealSource-MiMLS
• 2021-08-17 Listing Removed — MiRealSource-MiMLS
• 2021-04-15 Sold (Public Records) $61,900 Public Records
• 2021-02-17 Listed $35,900 MiRealSource-MiMLS
• 2021-02-17 Listed $35,900 REALCOMP

Property tax history

-3.0%/yr

Latest (2025): $1,547 · -9.5% YoY. Source: county tax records.