9536 Minock St · Detroit, MI 48228

$22,900

3 bd · 1.0 ba · 1,035 sqft · SingleFamily public records · 22 Days on market

Built 1942 4,356 sqft lot $22/sqft · 68% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors take a look at this 3-bedroom home, which has ample potential for a cash-flowing rental OR a fixer-upper made into a great flip. All information should be independently verified. Buyer must sign an agreement to repair the property within a 6-month time-frame with both the Detroit Land Bank and the Detroit Building and Safety Department. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1942

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $23k (1.5% below list) — sets the bar for market timing.
• Cap rate 48.8% vs local median 10.1% 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 soft (-2.3%/yr); 369 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $1,227/mo this rent would consume 48% of the median local household income ($31k/yr) (locally 4144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $158 of loan paydown is wiped out by about $687 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 + 0.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 14 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 $4k; list at $23k implies a 554% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,556 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.36% ✓
• Cap rate: 48.79%
• Cash-on-cash: 151.79%
• DSCR: 7.75
• GRM: 1.6

CMA / ARV

• ARV (median comp): $71,724
• List price: $22,900
• Delta: -68.07%
• 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
9934 Warwick St	0.30mi	3/1.0	1,018 (-2%)	2mo	$70,000	$69	82
9221 Grandville Ave	0.26mi	3/1.0	971 (-6%)	2mo	$135,000	$139	76
9317 Artesian St	0.31mi	2/1.0 (-1)	994 (-4%)	1mo	$25,000	$25	73
9570 Westwood St	0.07mi	3/1.0	1,188 (+15%)	1mo	$80,000	$67	71
9116 Patton St	0.59mi	3/1.0	1,029 (-1%)	1mo	$45,000	$44	71
9328 Patton St	0.52mi	3/1.0	1,062 (+3%)	1mo	$50,000	$47	70
10006 Auburn St	0.25mi	3/1.0	1,150 (+11%)	1mo	$63,000	$55	69
9977 Evergreen Ave	0.31mi	3/1.0	1,150 (+11%)	2mo	$86,000	$75	66
8854 Stout St	0.61mi	3/1.0	989 (-4%)	2mo	$66,250	$67	62
8651 Brace Street St	0.73mi	3/1.0	987 (-5%)	2mo	$60,000	$61	56
11419 Braile St	0.72mi	2/1.0 (-1)	969 (-6%)	2mo	$45,000	$46	49
9012 Pierson St	0.74mi	3/1.0	910 (-12%)	0mo	$60,000	$66	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.92×
• Total profit: $44,368
• Equity at exit: $3,414

10-year hold

• IRR: —
• Equity multiple: 15.24×
• Total profit: $91,330
• Equity at exit: $1,980

Cash invested: $6,412 (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 48228

• Rents YoY: -2.3%
• Active inventory: 369
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$120
• Tax est. 1.5%: −$29 /mo · $344/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $811

Break-even live

Break-even rent $200

Max offer price $22,900

Occupancy floor 29%

Sensitivity live

Price	-10% $827	-5% $819	+0% $811	+5% $803	+10% $795
Rent	-10% $714	-5% $763	+0% $811	+5% $860	+10% $908
Rate	-1.0pp $823	-0.5pp $817	base $811	+0.5pp $805	+1.0pp $799

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: $5,725
• Closing costs: $687
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	19d	1	0.00mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	23d	1	0.00mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.03mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.47mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.49mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.49mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.49mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.50mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.50mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.51mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.51mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.51mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.52mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.53mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.55mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.55mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	44d	1	0.71mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.74mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.76mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.76mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.76mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.77mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	25d	1	0.77mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.77mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	0.79mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	0.81mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	0.85mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	0.86mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	0.91mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	0.95mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	1.06mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.09mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	1.11mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	1.11mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	12d	1	1.15mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	6d	1	1.34mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	44d	1	1.35mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	1.36mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	44d	1	1.36mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	1.37mi

Listing history 35 events

1. 2026-05-08
   status Pending 489-char remark

   Show marketing remark (489 chars)

   Investors take a look at this 3-bedroom home, which has ample potential for a cash-flowing rental OR a fixer-upper made into a great flip. All information should be independently verified. Buyer must sign an agreement to repair the property within a 6-month time-frame with both the Detroit Land Bank and the Detroit Building and Safety Department. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

2. 2026-05-08
   status Pending 489-char remark

   Show marketing remark (489 chars)

   Investors take a look at this 3-bedroom home, which has ample potential for a cash-flowing rental OR a fixer-upper made into a great flip. All information should be independently verified. Buyer must sign an agreement to repair the property within a 6-month time-frame with both the Detroit Land Bank and the Detroit Building and Safety Department. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

3. 2026-04-16
   listed $22,900 Active 489-char remark

   Show marketing remark (489 chars)

   Investors take a look at this 3-bedroom home, which has ample potential for a cash-flowing rental OR a fixer-upper made into a great flip. All information should be independently verified. Buyer must sign an agreement to repair the property within a 6-month time-frame with both the Detroit Land Bank and the Detroit Building and Safety Department. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

4. 2026-04-16
   listed $22,900 Active 489-char remark

   Show marketing remark (489 chars)

   Investors take a look at this 3-bedroom home, which has ample potential for a cash-flowing rental OR a fixer-upper made into a great flip. All information should be independently verified. Buyer must sign an agreement to repair the property within a 6-month time-frame with both the Detroit Land Bank and the Detroit Building and Safety Department. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

5. 2026-04-14
   historical
6. 2026-03-21
   price $22,900
7. 2026-03-21
   price $22,900
8. 2026-03-13
   status Active
9. 2026-03-13
   status Active
10. 2026-02-21
    status Pending
11. 2026-02-21
    status Pending
12. 2026-02-21
    historical
13. 2026-02-08
    status Active
14. 2026-02-08
    status Active
15. 2026-02-06
    status Pending
16. 2026-02-06
    status Pending
17. 2025-12-12
    price $25,900
18. 2025-12-11
    price $25,900
19. 2025-11-22
    price $26,900
20. 2025-11-21
    price $26,900
21. 2025-10-13
    listed $27,900 Active
22. 2025-10-13
    listed $27,900 Active
23. 2024-08-19
    historical
24. 2024-08-19
    historical
25. 2024-07-31
    status Active
26. 2024-07-30
    status Active
27. 2024-06-26
    status Pending
28. 2024-06-26
    status Pending
29. 2024-05-28
    listed $29,900 Active
30. 2024-05-28
    listed $29,900 Active
31. 2008-09-08
    soldstatus $3,500
32. 2008-08-13
    historical
33. 2008-08-06
    listed $9,900
34. 2007-10-26
    listed $67,900
35. 2007-05-18
    soldstatus $75,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 16% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $14,724
• − Mortgage interest: −$1,283
• − Property taxes: −$344
• − Insurance: −$114
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$666
• Taxable income: $9,961
• Est. tax owed @ 24.0%: −$2,391
• After-tax cash flow: $7,342/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

-69.5% since first listed

35 events — show timeline

• 2026-05-08 Pending — MiRealSource-MiMLS
• 2026-05-08 Pending — REALCOMP
• 2026-04-16 Listed $22,900 REALCOMP
• 2026-04-16 Listed $22,900 MiRealSource-MiMLS
• 2026-04-14 Listing Removed — MiRealSource-MiMLS
• 2026-03-21 Price Changed $22,900 MiRealSource-MiMLS
• 2026-03-21 Price Changed $22,900 REALCOMP
• 2026-03-13 Relisted — MiRealSource-MiMLS
• 2026-03-13 Relisted — REALCOMP
• 2026-02-21 Pending — MiRealSource-MiMLS
• 2026-02-21 Pending — REALCOMP
• 2026-02-21 Listing Removed — REALCOMP
• 2026-02-08 Relisted — MiRealSource-MiMLS
• 2026-02-08 Relisted — REALCOMP
• 2026-02-06 Pending — MiRealSource-MiMLS
• 2026-02-06 Pending — REALCOMP
• 2025-12-12 Price Changed $25,900 MiRealSource-MiMLS
• 2025-12-11 Price Changed $25,900 REALCOMP
• 2025-11-22 Price Changed $26,900 MiRealSource-MiMLS
• 2025-11-21 Price Changed $26,900 REALCOMP
• 2025-10-13 Listed $27,900 REALCOMP
• 2025-10-13 Listed $27,900 MiRealSource-MiMLS
• 2024-08-19 Listing Removed — MiRealSource-MiMLS
• 2024-08-19 Listing Removed — REALCOMP
• 2024-07-31 Relisted — MiRealSource-MiMLS
• 2024-07-30 Relisted — REALCOMP
• 2024-06-26 Pending — MiRealSource-MiMLS
• 2024-06-26 Pending — REALCOMP
• 2024-05-28 Listed $29,900 MiRealSource-MiMLS
• 2024-05-28 Listed $29,900 REALCOMP
• 2008-09-08 Sold (MLS) $3,500 REALCOMP
• 2008-08-13 Listing Removed — REALCOMP
• 2008-08-06 Listed $9,900 REALCOMP
• 2007-10-26 Listed $67,900 REALCOMP
• 2007-05-18 Sold (Public Records) $75,000 Public Records

Property tax history

-0.3%/yr

Latest (2025): $1,488 · -54.1% YoY. Source: county tax records.