9375 Mendota St · Detroit, MI 48204

$79,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 42 Days on market

Built 1917 4,356 sqft lot $56/sqft · 21% above area Est $65k · 21% 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 +26.4/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Attention investors or first-time home buyers! This beautiful home is ready to move-in; the entire house has been freshly painted. Conveniently located with easy access from W Chicago and Oakman Boulevard. Spacious layout. Kitchen and bathroom with ceramic floor. The basement features freshly painted walls, and durable epoxy flooring. Spacious backyard that can be fenced for added privacy. Rental estimate $1,200 - $1400. Schedule your showing today!! All measurements are estimated.

Key facts

• Easy access
• Spacious backyard
• Freshly painted

Tags

• FRESHLY PAINTED
• CERAMIC FLOOR
• EPOXY FLOORING
• SPACIOUS BACKYARD
• EASY ACCESS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding; Brick/mortar foundation
• Exterior features: Paved road access; Lot approximately 0.1 acres (35 x 124.25)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 6 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $77k (3.0% 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: 244 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $8k of equity ($546 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 26y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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: 1.54% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 5.4

CMA / ARV

• ARV (median comp): $65,338
• List price: $79,000
• Delta: 20.91%
• 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
10405 Orangelawn St	0.26mi	3/1.5	1,350 (-4%)	3mo	$7,000	$5	78
9206 Pinehurst St	0.16mi	3/1.5	1,308 (-7%)	3mo	$45,000	$34	77
9412 Steel St	0.29mi	3/1.5	1,353 (-3%)	7mo	$95,000	$70	73
10327 Kramer St	0.39mi	3/1.5	1,273 (-9%)	0mo	$133,770	$105	64
9145 Pinehurst St	0.23mi	3/1.5	1,240 (-11%)	5mo	$66,000	$53	64
10340 Maplelawn St	0.35mi	3/2.0	1,296 (-7%)	5mo	$27,000	$21	63
9141 Hartwell St	0.66mi	3/1.5	1,431 (+2%)	6mo	$90,000	$63	59
8999 Griggs St	0.29mi	3/2.0	1,196 (-15%)	0mo	$190,000	$159	58
9338 Cheyenne St	0.47mi	3/1.0	1,565 (+12%)	1mo	$50,000	$32	57
9119 Littlefield St	0.62mi	3/1.0	1,298 (-7%)	2mo	$60,000	$46	57
5801 Oakman Blvd	0.61mi	4/1.5 (+1)	1,451 (+4%)	5mo	$160,000	$110	54
8590 Littlefield St	0.74mi	3/1.5	1,218 (-13%)	1mo	$100,000	$82	41

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: 32.6%
• Equity multiple: 3.55×
• Total profit: $56,374
• Equity at exit: $71,169

10-year hold

• IRR: 28.2%
• Equity multiple: 8.05×
• Total profit: $155,920
• Equity at exit: $153,480

Cash invested: $22,120 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$414
• Tax from tax record: −$307 /mo · $3,679/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $207

Break-even live

Break-even rent $954

Max offer price $79,000

Occupancy floor 78%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	43d	1	0.16mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	43d	1	0.17mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	43d	1	0.19mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	0.23mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.39mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	0.39mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	0.46mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	43d	1	0.61mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	0.63mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	0.68mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.68mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	20d	1	0.89mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	1d	1	0.91mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	16d	1	0.92mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	14d	1	0.92mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	43d	1	1.04mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	1.04mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	1.04mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	1.14mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	43d	1	1.16mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	1.26mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	1.31mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	20d	1	1.32mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	43d	1	1.33mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	16d	1	1.38mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	4d	1	1.43mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	4d	1	1.44mi
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	24d	1	1.45mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	1.47mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	1.48mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	43d	1	1.49mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	43d	1	1.50mi

Listing history 48 events

1. 2026-06-18
   days on market $79,000 Active 42 DOM
2. 2026-06-17
   days on market $79,000 Active 41 DOM
3. 2026-06-15
   days on market $79,000 Active 39 DOM
4. 2026-06-13
   days on market $79,000 Active 37 DOM
5. 2026-06-13
   days on market $79,000 Active 36 DOM
6. 2026-06-09
   days on market $79,000 Active 33 DOM
7. 2026-06-08
   days on market $79,000 Active 32 DOM
8. 2026-06-07
   days on market $79,000 Active 31 DOM
9. 2026-06-04
   days on market $79,000 Active 28 DOM
10. 2026-06-03
    days on market $79,000 Active 27 DOM
11. 2026-06-02
    days on market $79,000 Active 26 DOM
12. 2026-06-01
    days on market $79,000 Active 25 DOM
13. 2026-05-31
    days on market $79,000 Active 24 DOM
14. 2026-05-07
    listed $89,000 Active 486-char remark

    Show marketing remark (486 chars)

    Attention investors or first-time home buyers! This beautiful home is ready to move-in; the entire house has been freshly painted. Conveniently located with easy access from W Chicago and Oakman Boulevard. Spacious layout. Kitchen and bathroom with ceramic floor. The basement features freshly painted walls, and durable epoxy flooring. Spacious backyard that can be fenced for added privacy. Rental estimate $1,200 - $1400. Schedule your showing today!! All measurements are estimated.

15. 2026-05-07
    listed $89,000 Active 486-char remark

    Show marketing remark (486 chars)

    Attention investors or first-time home buyers! This beautiful home is ready to move-in; the entire house has been freshly painted. Conveniently located with easy access from W Chicago and Oakman Boulevard. Spacious layout. Kitchen and bathroom with ceramic floor. The basement features freshly painted walls, and durable epoxy flooring. Spacious backyard that can be fenced for added privacy. Rental estimate $1,200 - $1400. Schedule your showing today!! All measurements are estimated.

16. 2026-04-29
    status Active
17. 2026-04-29
    status Active
18. 2026-04-29
    historical
19. 2026-04-22
    historical
20. 2026-04-22
    historical
21. 2026-03-26
    price $89,000
22. 2026-03-25
    price $89,000
23. 2026-02-03
    listed $95,000 Active
24. 2026-02-02
    listed $95,000 Active
25. 2026-01-07
    historical
26. 2026-01-07
    historical
27. 2025-10-29
    price $95,000
28. 2025-10-29
    price $95,000
29. 2025-09-22
    listed $99,000 Active
30. 2025-09-22
    listed $99,000 Active
31. 2023-05-31
    historical
32. 2023-05-31
    historical
33. 2023-01-24
    listed $89,900 Active
34. 2023-01-24
    listed $89,900 Active
35. 2021-06-28
    soldstatus $79,900
36. 2020-01-24
    historical
37. 2020-01-19
    historical
38. 2019-09-26
    price $18,000
39. 2019-09-26
    price $18,000
40. 2019-07-22
    listed $20,000 Active
41. 2019-07-22
    listed $20,000 Active
42. 2007-12-20
    soldstatus $3,500
43. 2007-12-19
    soldstatus $3,500
44. 2007-11-26
    historical
45. 2007-10-24
    listed $3,500
46. 2007-10-24
    listed $3,500
47. 2001-01-23
    historical
48. 2000-10-23
    listed $59,900

ⓘ 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: $3,679 · $307/mo
• Projected year-2 tax: $3,679 · $307/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 5/10 Major FEMA zone X (unshaded) · 47% 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: $14,599
• − Mortgage interest: −$4,425
• − Property taxes: −$3,679
• − Insurance: −$395
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,298
• Taxable income: $1,465
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $2,136/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

+31.9% since first listed

37 events — show timeline

• 2026-05-30 Price Changed $79,000 MiRealSource-MiMLS
• 2026-05-29 Price Changed $79,000 REALCOMP
• 2026-05-07 Listed $89,000 REALCOMP
• 2026-05-07 Listed $89,000 MiRealSource-MiMLS
• 2026-04-29 Relisted — MiRealSource-MiMLS
• 2026-04-29 Relisted — REALCOMP
• 2026-04-29 Listing Removed — MiRealSource-MiMLS
• 2026-04-22 Listing Removed — REALCOMP
• 2026-04-22 Listing Removed — MiRealSource-MiMLS
• 2026-03-26 Price Changed $89,000 MiRealSource-MiMLS
• 2026-03-25 Price Changed $89,000 REALCOMP
• 2026-02-03 Listed $95,000 REALCOMP
• 2026-02-02 Listed $95,000 MiRealSource-MiMLS
• 2026-01-07 Listing Removed — REALCOMP
• 2026-01-07 Listing Removed — MiRealSource-MiMLS
• 2025-10-29 Price Changed $95,000 MiRealSource-MiMLS
• 2025-10-29 Price Changed $95,000 REALCOMP
• 2025-09-22 Listed $99,000 REALCOMP
• 2025-09-22 Listed $99,000 MiRealSource-MiMLS
• 2023-05-31 Listing Removed — MiRealSource-MiMLS
• 2023-05-31 Listing Removed — REALCOMP
• 2023-01-24 Listed $89,900 MiRealSource-MiMLS
• 2023-01-24 Listed $89,900 REALCOMP
• 2021-06-28 Sold (Public Records) $79,900 Public Records
• 2020-01-24 Listing Removed — REALCOMP
• 2020-01-19 Listing Removed — MiRealSource-MiMLS
• 2019-09-26 Price Changed $18,000 MiRealSource-MiMLS
• 2019-09-26 Price Changed $18,000 REALCOMP
• 2019-07-22 Listed $20,000 MiRealSource-MiMLS
• 2019-07-22 Listed $20,000 REALCOMP
• 2007-12-20 Sold (MLS) $3,500 REALCOMP
• 2007-12-19 Sold (MLS) $3,500 MiRealSource-MiMLS
• 2007-11-26 Listing Removed — MiRealSource-MiMLS
• 2007-10-24 Listed $3,500 MiRealSource-MiMLS
• 2007-10-24 Listed $3,500 REALCOMP
• 2001-01-23 Listing Removed — REALCOMP
• 2000-10-23 Listed $59,900 REALCOMP

Property tax history

+12.4%/yr

Latest (2025): $3,679 · +98.4% YoY. Source: county tax records.