11149 Northlawn St · Detroit, MI 48204

$50,000

3 bd · 1.0 ba · 1,474 sqft · SingleFamily public records · 31 Days on market

Built 1917 3,920 sqft lot Est $46k · 9% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

This 3-bedroom brick property presents a compelling opportunity for the investor or owner-occupant looking to add value and build equity. With its solid construction, generous lot size, and strong bones, the home offers the kind of upside that serious buyers recognize quickly. After rehab, projected rental income is estimated at approximately $1,200/month - making this an attractive addition to any buy-and-hold portfolio. The large footprint gives you flexibility: whether you're envisioning updated interiors, added curb appeal, or a complete repositioning, the canvas is here. The property does require work, and the price reflects that. This is an opportunity for the right buyer to come in, execute a vision, and walk away with a performing asset at well below market-rate acquisition cost. Key Highlights: 3 bedrooms | Brick construction Large property with strong rental potential Projected rent ~$1,200/month post-rehab Priced to move - motivated seller Showing Requirements: Proof of funds required prior to scheduling a showing. Documentation must be dated within the last 30 days. Serious inquiries only.

Key facts

• 3,920 sq ft lot
• Built 1917
• Listed 31 days

Property features AI

Finance

• Other: Property listed by Utica Realty LLC

Exterior

• Parking: No garage
• Utilities: Public water available; Public sewer available
• Home design: Single-family residence; Two-story layout; Entry at ground level
• Construction: Aluminum siding and brick exterior
• Exterior features: Paved road access; Lot dimensions approximately 35 x 105 (0.09 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $563 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.8% 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: 244 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 42% 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 $5k of equity ($346 loan paydown + $5k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $20k; list at $50k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,500 (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 1917 — 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: 2.43% ✓
• Cap rate: 19.80%
• Cash-on-cash: 48.23%
• DSCR: 3.15
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $45,694
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12303 Cloverlawn St	0.30mi	3/1.5	1,454 (-1%)	4mo	$58,500	$40	79
12162 Kentucky St	0.34mi	3/1.0	1,415 (-4%)	4mo	$42,000	$30	74
12351 Cherrylawn St	0.34mi	3/1.0	1,418 (-4%)	8mo	$109,500	$77	71
11931 Wisconsin St	0.23mi	3/3.0	1,407 (-4%)	5mo	$135,900	$97	70
10163 Monica St	0.61mi	3/1.0	1,486 (+1%)	8mo	$46,000	$31	64
12629 Washburn St	0.57mi	3/1.0	1,392 (-6%)	7mo	$75,000	$54	58
10155 Monica St	0.61mi	3/1.5	1,535 (+4%)	8mo	$46,000	$30	56
12625 Monica St	0.69mi	3/1.5	1,600 (+8%)	2mo	$48,000	$30	50
10405 Orangelawn St	0.70mi	3/1.5	1,350 (-8%)	3mo	$7,000	$5	49
12027 Manor St	0.74mi	3/1.0	1,340 (-9%)	3mo	$86,750	$65	47
10340 Maplelawn St	0.60mi	3/2.0	1,296 (-12%)	5mo	$27,000	$21	44
12066 Monica St	0.57mi	4/2.5 (+1)	1,632 (+11%)	8mo	$35,000	$21	38

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: 62.1%
• Equity multiple: 5.51×
• Total profit: $63,116
• Equity at exit: $45,044

10-year hold

• IRR: 55.7%
• Equity multiple: 12.27×
• Total profit: $157,784
• Equity at exit: $97,139

Cash invested: $14,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,214 high
• Mortgage (P&I): −$262
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $563

Break-even live

Break-even rent $502

Max offer price $50,000

Occupancy floor 49%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.30mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	0.39mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	20d	1	0.51mi
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	24d	1	0.62mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	0.63mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	0.63mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	5d	1	0.65mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	0.66mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.66mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.66mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	44d	1	0.73mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	44d	1	0.73mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.77mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	0.77mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	0.80mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	0.83mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.92mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	0.93mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	0.95mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	12d	1	0.97mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	44d	1	0.98mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	5d	1	0.99mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	1.02mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	1.06mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	1.06mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	44d	1	1.07mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	44d	1	1.07mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	1.08mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	1.10mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.14mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	1.16mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	1.21mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	1.23mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	1.24mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	1.25mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	20d	1	1.31mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.33mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	1.38mi
8762 Epworth St Unit 8768 Detroit, MI	2.0	1.0	900	$1,000	$1.11	24d	1	1.39mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	17d	1	1.40mi

Listing history 26 events

1. 2026-06-18
   days on market $50,000 Active 31 DOM
2. 2026-06-17
   days on market $50,000 Active 30 DOM
3. 2026-06-15
   days on market $50,000 Active 28 DOM
4. 2026-06-13
   days on market $50,000 Active 26 DOM
5. 2026-06-13
   days on market $50,000 Active 25 DOM
6. 2026-06-09
   days on market $50,000 Active 22 DOM
7. 2026-06-08
   days on market $50,000 Active 21 DOM
8. 2026-06-07
   days on market $50,000 Active 20 DOM
9. 2026-06-04
   days on market $50,000 Active 17 DOM
10. 2026-06-03
    days on market $50,000 Active 16 DOM
11. 2026-06-02
    days on market $50,000 Active 15 DOM
12. 2026-06-01
    days on market $50,000 Active 14 DOM
13. 2026-05-31
    days on market $50,000 Active 13 DOM
14. 2026-05-18
    listed $50,000 Active
15. 2026-05-17
    listed $50,000 Active 1122-char remark

    Show marketing remark (1122 chars)

    This 3-bedroom brick property presents a compelling opportunity for the investor or owner-occupant looking to add value and build equity. With its solid construction, generous lot size, and strong bones, the home offers the kind of upside that serious buyers recognize quickly. After rehab, projected rental income is estimated at approximately $1,200/month - making this an attractive addition to any buy-and-hold portfolio. The large footprint gives you flexibility: whether you're envisioning updated interiors, added curb appeal, or a complete repositioning, the canvas is here. The property does require work, and the price reflects that. This is an opportunity for the right buyer to come in, execute a vision, and walk away with a performing asset at well below market-rate acquisition cost. Key Highlights: 3 bedrooms | Brick construction Large property with strong rental potential Projected rent ~$1,200/month post-rehab Priced to move - motivated seller Showing Requirements: Proof of funds required prior to scheduling a showing. Documentation must be dated within the last 30 days. Serious inquiries only.

16. 2004-04-22
    soldstatus $19,900 209-char remark

    Show marketing remark (209 chars)

    NICE COLONIAL WITH FENCED YARD AND BASEMENT. NEEDS WORK. SOLD AS IS. BUYER/BUYER``S AGENT TOINVESTIGATE ALL INFO WHICH IS ESTIMATE ONLY! ASWITH ALL HOMES SHOW WITH CAUTION DURINGDAYLIGHT AND BRING FLASHLIGHTS!

17. 2004-04-13
    soldstatus $19,900
18. 2004-02-25
    historical
19. 2004-02-25
    historical
20. 2004-02-23
    historical 209-char remark

    Show marketing remark (209 chars)

    NICE COLONIAL WITH FENCED YARD AND BASEMENT. NEEDS WORK. SOLD AS IS. BUYER/BUYER``S AGENT TOINVESTIGATE ALL INFO WHICH IS ESTIMATE ONLY! ASWITH ALL HOMES SHOW WITH CAUTION DURINGDAYLIGHT AND BRING FLASHLIGHTS!

21. 2003-12-31
    listed $19,900 209-char remark

    Show marketing remark (209 chars)

    NICE COLONIAL WITH FENCED YARD AND BASEMENT. NEEDS WORK. SOLD AS IS. BUYER/BUYER``S AGENT TOINVESTIGATE ALL INFO WHICH IS ESTIMATE ONLY! ASWITH ALL HOMES SHOW WITH CAUTION DURINGDAYLIGHT AND BRING FLASHLIGHTS!

22. 2003-12-31
    listed $19,900

    Show marketing remark (209 chars)

    NICE COLONIAL WITH FENCED YARD AND BASEMENT. NEEDS WORK. SOLD AS IS. BUYER/BUYER``S AGENT TOINVESTIGATE ALL INFO WHICH IS ESTIMATE ONLY! ASWITH ALL HOMES SHOW WITH CAUTION DURINGDAYLIGHT AND BRING FLASHLIGHTS!

23. 2003-12-02
    historical
24. 2003-11-25
    listed $24,900
25. 2003-11-25
    listed $24,900
26. 2003-08-01
    listed $24,900

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $1,361 · $113/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 ≥97°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: $14,568
• − Mortgage interest: −$2,801
• − Property taxes: −$1,361
• − Insurance: −$250
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$1,455
• Taxable income: $6,371
• Est. tax owed @ 24.0%: −$1,529
• After-tax cash flow: $5,223/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

+100.8% since first listed

13 events — show timeline

• 2026-05-18 Listed $50,000 REALCOMP
• 2026-05-17 Listed $50,000 MiRealSource-MiMLS
• 2004-04-22 Sold (MLS) $19,900 MiRealSource-MiMLS
• 2004-04-13 Sold (MLS) $19,900 REALCOMP
• 2004-02-25 Listing Removed — REALCOMP
• 2004-02-25 Listing Removed — REALCOMP
• 2004-02-23 Listing Removed — MiRealSource-MiMLS
• 2003-12-31 Listed $19,900 REALCOMP
• 2003-12-31 Listed $19,900 MiRealSource-MiMLS
• 2003-12-02 Listing Removed — REALCOMP
• 2003-11-25 Listed $24,900 REALCOMP
• 2003-11-25 Listed $24,900 REALCOMP
• 2003-08-01 Listed $24,900 REALCOMP

Property tax history

+4.7%/yr

Latest (2025): $1,361 · +1.4% YoY. Source: county tax records.