11894 Glenfield St · Detroit, MI 48213

$113,000

5 bd · 1.5 ba · 1,832 sqft · SingleFamily public records · 115 Days on market

Built 1925 5,663 sqft lot $62/sqft · 33% above area

---

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
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offering a bright, spacious layout paired with timeless character, creating a warm and inviting feel from the moment you step inside. Ideally situated near parks, schools, and everyday conveniences, this home delivers both comfort and convenience. Move-in ready and prepared for its next owner.

Key facts

• Near schools
• Near conveniences
• Near parks

Tags

• BRIGHT SPACIOUS LAYOUT
• NEAR PARKS
• NEAR SCHOOLS
• NEAR CONVENIENCES
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $113k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $113k).
• Recommended offer: $103k (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: 190 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,825/mo this rent would consume 64% of the median local household income ($34k/yr) (locally 1202% 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 $781 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 7y 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: property tax is 2.6% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,830 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 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 1925 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.61% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.05%
• DSCR: 1.94
• GRM: 5.2

CMA / ARV

• ARV (median comp): $72,609
• List price: $113,000
• Delta: 55.63%
• 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
12059 Kilbourne St	0.09mi	5/2.0	1,810 (-1%)	15mo	$65,000	$36	79
12024 Wilfred St	0.13mi	4/2.0 (-1)	1,828 (-0%)	22mo	$70,000	$38	68
12120 Rosemary St	0.20mi	4/2.0 (-1)	1,889 (+3%)	16mo	$110,000	$58	66
12027 Kilbourne Ave	0.07mi	4/1.5 (-1)	1,561 (-15%)	10mo	$137,000	$88	58
11727 Wilshire Dr Dr	0.33mi	4/2.5 (-1)	1,762 (-4%)	15mo	$70,000	$40	56
11826 Sanford St	0.24mi	4/2.0 (-1)	1,960 (+7%)	21mo	$55,000	$28	53
12151 Corbett St	0.62mi	5/1.5	1,614 (-12%)	5mo	$100,000	$62	47
12260 Corbett St	0.67mi	4/2.0 (-1)	1,824 (-0%)	18mo	$119,000	$65	46
12016 Nashville St	0.58mi	4/1.0 (-1)	1,590 (-13%)	4mo	$65,000	$41	41
11864 Maiden St	0.68mi	4/3.0 (-1)	1,969 (+8%)	6mo	$185,000	$94	39
13011 Wilshire Dr	0.73mi	5/2.5	1,716 (-6%)	22mo	$150,000	$87	33
12535 Longview St	0.60mi	4/4.0 (-1)	1,690 (-8%)	18mo	$125,000	$74	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.54×
• Total profit: $17,133
• Equity at exit: $16,849

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $60,816
• Equity at exit: $9,770

Cash invested: $31,640 (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 48213

• Active inventory: 190
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,825 medium
• Mortgage (P&I): −$593
• Tax from tax record: −$247 /mo · $2,964/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $555

Break-even live

Break-even rent $1,122

Max offer price $113,000

Occupancy floor 65%

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: $28,250
• Closing costs: $3,390
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	24d	1	0.37mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	43d	1	1.11mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	24d	1	1.11mi
18080 Westphalia St Detroit, MI	5.0	3.0	2131	$2,500	$1.17	44d	1	1.22mi

Listing history 41 events

1. 2026-06-18
   days on market $113,000 Active 115 DOM
2. 2026-06-17
   days on market $113,000 Active 114 DOM
3. 2026-06-15
   pricedays on market $113,000 Active 112 DOM
4. 2026-06-13
   days on market $114,000 Active 110 DOM
5. 2026-06-13
   days on market $114,000 Active 109 DOM
6. 2026-06-09
   days on market $114,000 Active 106 DOM
7. 2026-06-08
   days on market $114,000 Active 105 DOM
8. 2026-06-07
   days on market $114,000 Active 104 DOM
9. 2026-06-04
   days on market $114,000 Active 101 DOM
10. 2026-06-03
    days on market $114,000 Active 100 DOM
11. 2026-06-01
    days on market $114,000 Active 98 DOM
12. 2026-05-31
    days on market $114,000 Active 97 DOM
13. 2026-05-04
    price $114,000 294-char remark

    Show marketing remark (294 chars)

    Offering a bright, spacious layout paired with timeless character, creating a warm and inviting feel from the moment you step inside. Ideally situated near parks, schools, and everyday conveniences, this home delivers both comfort and convenience. Move-in ready and prepared for its next owner.

14. 2026-05-04
    price $114,000 294-char remark

    Show marketing remark (294 chars)

    Offering a bright, spacious layout paired with timeless character, creating a warm and inviting feel from the moment you step inside. Ideally situated near parks, schools, and everyday conveniences, this home delivers both comfort and convenience. Move-in ready and prepared for its next owner.

15. 2026-02-23
    listed $115,000 Active 294-char remark

    Show marketing remark (294 chars)

    Offering a bright, spacious layout paired with timeless character, creating a warm and inviting feel from the moment you step inside. Ideally situated near parks, schools, and everyday conveniences, this home delivers both comfort and convenience. Move-in ready and prepared for its next owner.

16. 2026-02-23
    listed $115,000 Active 294-char remark

    Show marketing remark (294 chars)

    Offering a bright, spacious layout paired with timeless character, creating a warm and inviting feel from the moment you step inside. Ideally situated near parks, schools, and everyday conveniences, this home delivers both comfort and convenience. Move-in ready and prepared for its next owner.

17. 2026-02-12
    historical
18. 2025-09-10
    status Active
19. 2025-09-10
    status Active
20. 2025-08-18
    historical
21. 2025-08-18
    historical
22. 2025-08-11
    listed $115,000 Active
23. 2025-08-11
    listed $115,000 Active
24. 2024-09-20
    historical
25. 2024-09-20
    historical
26. 2024-05-03
    listed $95,000 Active
27. 2024-05-03
    listed $95,000 Active
28. 2023-01-03
    soldstatus $103,950
29. 2021-03-31
    soldstatus $64,000
30. 2020-05-31
    historical
31. 2020-05-31
    historical
32. 2020-02-23
    listed $55,000 Active
33. 2020-02-23
    listed $55,000
34. 2019-08-12
    historical
35. 2019-08-12
    historical
36. 2019-07-29
    price $48,000
37. 2019-07-29
    price $40,000
38. 2019-07-29
    price $48,000
39. 2019-07-29
    price $40,000
40. 2019-07-12
    listed $48,000 Active
41. 2019-07-12
    listed $48,000 Active

ⓘ 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: $2,964 · $247/mo
• Projected year-2 tax: $2,964 · $247/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 ≥96°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: $21,899
• − Mortgage interest: −$6,330
• − Property taxes: −$2,964
• − Insurance: −$565
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$3,287
• Taxable income: $5,250
• Est. tax owed @ 24.0%: −$1,260
• After-tax cash flow: $5,401/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 1%

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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+137.5% since first listed

29 events — show timeline

• 2026-05-04 Price Changed $114,000 MiRealSource-MiMLS
• 2026-05-04 Price Changed $114,000 REALCOMP
• 2026-02-23 Listed $115,000 REALCOMP
• 2026-02-23 Listed $115,000 MiRealSource-MiMLS
• 2026-02-12 Listing Removed — MiRealSource-MiMLS
• 2025-09-10 Relisted — MiRealSource-MiMLS
• 2025-09-10 Relisted — REALCOMP
• 2025-08-18 Listing Removed — REALCOMP
• 2025-08-18 Listing Removed — MiRealSource-MiMLS
• 2025-08-11 Listed $115,000 REALCOMP
• 2025-08-11 Listed $115,000 MiRealSource-MiMLS
• 2024-09-20 Listing Removed — MiRealSource-MiMLS
• 2024-09-20 Listing Removed — REALCOMP
• 2024-05-03 Listed $95,000 MiRealSource-MiMLS
• 2024-05-03 Listed $95,000 REALCOMP
• 2023-01-03 Sold (Public Records) $103,950 Public Records
• 2021-03-31 Sold (Public Records) $64,000 Public Records
• 2020-05-31 Listing Removed — MiRealSource-MiMLS
• 2020-05-31 Listing Removed — REALCOMP
• 2020-02-23 Listed $55,000 MiRealSource-MiMLS
• 2020-02-23 Listed $55,000 REALCOMP
• 2019-08-12 Listing Removed — REALCOMP
• 2019-08-12 Listing Removed — MiRealSource-MiMLS
• 2019-07-29 Price Changed $48,000 MiRealSource-MiMLS
• 2019-07-29 Price Changed $40,000 MiRealSource-MiMLS
• 2019-07-29 Price Changed $48,000 REALCOMP
• 2019-07-29 Price Changed $40,000 REALCOMP
• 2019-07-12 Listed $48,000 MiRealSource-MiMLS
• 2019-07-12 Listed $48,000 REALCOMP

Property tax history

+8.5%/yr

Latest (2025): $2,964 · -42.0% YoY. Source: county tax records.