9160 Winthrop St · Detroit, MI 48228

$89,999

3 bd · 1.0 ba · 949 sqft · SingleFamily public records · 7 Days on market

Built 1940 3,485 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 9160 Winthrop - a charming 3-bedroom, 1-bath home located on Detroit's desirable west side! This property offers a spacious layout with great potential for both homeowners and investors alike. Features include a functional floor plan, generous living space, a full basement, for added convenience. Situated on a quiet residential block near schools, parks, shopping, and major freeways, this home provides easy access to everything Detroit has to offer. Whether you're looking for a primary residence or your next investment opportunity, this property is full of potential. Schedule your showing today!

Key facts

• 3,485 sq ft lot
• Garage
• Built 1940

Property features AI

Finance

• Other: Lot approximately 0.08 acres (35 x 98)
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 1-car garage
• Security: No security features listed
• Utilities: Electric with circuit breakers; Public sewer; Water available
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation; Built with asphalt roofing
• Exterior features: Porch; Exterior lighting; Asphalt roof; Paved road access

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: Total of 4 rooms (includes bedrooms and other rooms)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Unfinished basement; Accessible entrance, bedroom, doors, kitchen, and stairway
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $419 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

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: 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.
• Zoned schools: Henderson Academy (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 520 students, 91% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 89% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 367 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $1,323/mo this rent would consume 52% 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 $622 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 + 0.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,999

Questions for the listing agent

1. Built in 1940 — 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. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.96%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $56,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9555 Montrose St	0.32mi	3/1.0	999 (+5%)	3mo	$45,000	$45	74
8871 Sussex St	0.27mi	3/1.0	1,049 (+10%)	1mo	$118,000	$112	69
8160 Sussex St	0.64mi	3/1.0	960 (+1%)	1mo	$58,000	$60	67
8348 Terry St	0.58mi	3/1.0	932 (-2%)	4mo	$82,500	$89	67
9580 Mansfield St	0.41mi	2/1.0 (-1)	890 (-6%)	0mo	$23,000	$26	65
9599 Whitcomb St	0.37mi	3/1.0	1,060 (+12%)	1mo	$55,000	$52	62
8254 Sussex St	0.57mi	3/1.0	1,006 (+6%)	3mo	$108,000	$107	61
8255 Marlowe St	0.71mi	3/1.0	915 (-4%)	4mo	$27,400	$30	58
9997 Robson St	0.59mi	3/1.0	865 (-9%)	3mo	$35,000	$40	55
9606 Sussex St	0.41mi	3/2.0	1,060 (+12%)	4mo	$76,000	$72	54
9930 Whitcomb St	0.48mi	3/1.0	1,078 (+14%)	2mo	$35,000	$32	54
11360 Prest St	0.64mi	3/1.0	842 (-11%)	3mo	$55,000	$65	48

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: 8.7%
• Equity multiple: 1.33×
• Total profit: $8,261
• Equity at exit: $13,419

10-year hold

• IRR: 15.2%
• Equity multiple: 2.06×
• Total profit: $26,680
• Equity at exit: $7,781

Cash invested: $25,200 (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: 367
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$472
• Tax from tax record: −$117 /mo · $1,399/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $419

Break-even live

Break-even rent $792

Max offer price $89,999

Occupancy floor 63%

Sensitivity live

Price	-10% $470	-5% $445	+0% $419	+5% $394	+10% $368
Rent	-10% $315	-5% $367	+0% $419	+5% $471	+10% $524
Rate	-1.0pp $465	-0.5pp $442	base $419	+0.5pp $396	+1.0pp $372

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	18d	1	0.13mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	26d	1	0.29mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	4d	1	0.32mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	0.36mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	45d	1	0.37mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	18d	1	0.45mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	45d	1	0.47mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	45d	1	0.48mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	0.50mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	45d	1	0.60mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	20d	1	0.60mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	14d	1	0.62mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	18d	1	0.67mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	18d	1	0.68mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	45d	1	0.72mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	26d	1	0.81mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	45d	1	0.82mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	7d	1	0.87mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	24d	1	1.01mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	26d	1	1.01mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	20d	1	1.08mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	45d	1	1.09mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,100	$1.12	0d	1	1.10mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	45d	1	1.13mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	1.18mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	7d	1	1.21mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	1.21mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	1.37mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	18d	1	1.44mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	18d	1	1.47mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	20d	1	1.48mi

Listing history 9 events

1. 2026-05-22
   listed $89,999 Active 615-char remark

   Show marketing remark (615 chars)

   Welcome to 9160 Winthrop - a charming 3-bedroom, 1-bath home located on Detroit's desirable west side! This property offers a spacious layout with great potential for both homeowners and investors alike. Features include a functional floor plan, generous living space, a full basement, for added convenience. Situated on a quiet residential block near schools, parks, shopping, and major freeways, this home provides easy access to everything Detroit has to offer. Whether you're looking for a primary residence or your next investment opportunity, this property is full of potential. Schedule your showing today!

2. 2026-05-22
   listed $89,999 Active

   Show marketing remark (615 chars)

   Welcome to 9160 Winthrop - a charming 3-bedroom, 1-bath home located on Detroit's desirable west side! This property offers a spacious layout with great potential for both homeowners and investors alike. Features include a functional floor plan, generous living space, a full basement, for added convenience. Situated on a quiet residential block near schools, parks, shopping, and major freeways, this home provides easy access to everything Detroit has to offer. Whether you're looking for a primary residence or your next investment opportunity, this property is full of potential. Schedule your showing today!

3. 2026-05-18
   historical $89,999 615-char remark

   Show marketing remark (615 chars)

   Welcome to 9160 Winthrop - a charming 3-bedroom, 1-bath home located on Detroit's desirable west side! This property offers a spacious layout with great potential for both homeowners and investors alike. Features include a functional floor plan, generous living space, a full basement, for added convenience. Situated on a quiet residential block near schools, parks, shopping, and major freeways, this home provides easy access to everything Detroit has to offer. Whether you're looking for a primary residence or your next investment opportunity, this property is full of potential. Schedule your showing today!

4. 2025-05-03
   historical
5. 2025-05-03
   historical
6. 2025-01-02
   listed $73,000 Active
7. 2025-01-02
   listed $73,000 Active
8. 2021-07-14
   soldstatus $74,900
9. 1993-12-16
   soldstatus $12,915

ⓘ 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: $1,399 · $117/mo
• Projected year-2 tax: $1,399 · $117/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 ≥98°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: $15,877
• − Mortgage interest: −$5,041
• − Property taxes: −$1,399
• − Insurance: −$450
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$2,618
• Taxable income: $3,828
• Est. tax owed @ 24.0%: −$919
• After-tax cash flow: $4,112/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

+596.9% since first listed

9 events — show timeline

• 2026-05-22 Listed $89,999 MiRealSource-MiMLS
• 2026-05-22 Listed $89,999 REALCOMP
• 2026-05-18 Coming Soon $89,999 MiRealSource-MiMLS
• 2025-05-03 Listing Removed — REALCOMP
• 2025-05-03 Listing Removed — MiRealSource-MiMLS
• 2025-01-02 Listed $73,000 REALCOMP
• 2025-01-02 Listed $73,000 MiRealSource-MiMLS
• 2021-07-14 Sold (Public Records) $74,900 Public Records
• 1993-12-16 Sold (Public Records) $12,915 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,399 · -9.2% YoY. Source: county tax records.