11336 Courville St · Detroit, MI 48224

$69,900

3 bd · 1.0 ba · 1,425 sqft · SingleFamily public records · 26 Days on market

Built 1938 5,227 sqft lot $49/sqft · 8% below area Est $76k · 8% under ↓ 35% since listing

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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
• ARV discount +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 1.5-story bungalow built in 1938 offering 1,425 sq ft of comfortable living space. This home features 3 bedrooms and 1 full bathroom, with a bright and inviting living room complete with a cozy fireplace and abundant natural light. The spacious kitchen provides ample room for meal prepping and everyday cooking. Step outside to enjoy the yard, perfect for gardening or relaxing, along with a 1-car detached garage ideal for parking or extra storage. A wonderful blend of character and functionality!

Key facts

• Yard for gardening
• Spacious kitchen
• Bright living room

Tags

• COZY FIREPLACE
• SPACIOUS KITCHEN
• DETACHED GARAGE
• BRIGHT LIVING ROOM
• YARD FOR GARDENING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.6% 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: Rents flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 37% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k 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 + 0.7% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,851 (1.5% below list)

Questions for the listing agent

1. Built in 1938 — 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: 1.96% ✓
• Cap rate: 16.60%
• Cash-on-cash: 36.80%
• DSCR: 2.64
• GRM: 4.3

CMA / ARV

• ARV (median comp): $76,274
• List price: $69,900
• Delta: -8.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11336 Courville St	0.00mi	3/1.0	1,425 (0%)	0mo	$62,500	$44	100
11323 Lansdowne St	0.37mi	3/1.5	1,397 (-2%)	2mo	$133,282	$95	76
15469 Troester St	0.51mi	3/1.0	1,375 (-4%)	1mo	$60,000	$44	69
9722 Wayburn St	0.62mi	3/1.0	1,464 (+3%)	2mo	$84,900	$58	65
9973 E Outer Dr	0.38mi	3/2.5	1,506 (+6%)	2mo	$83,500	$55	65
15419 Young St	0.34mi	3/1.0	1,250 (-12%)	3mo	$54,500	$44	62
15411 Young St St	0.33mi	3/1.5	1,240 (-13%)	2mo	$95,000	$77	60
15309 Mapleridge St	0.69mi	3/1.5	1,348 (-5%)	3mo	$116,000	$86	54
10185 Beaconsfield St	0.64mi	3/1.0	1,300 (-9%)	2mo	$73,000	$56	54
14210 Wilfred St	0.65mi	3/1.0	1,264 (-11%)	0mo	$17,000	$13	51
11742 Whitehill St	0.51mi	3/1.5	1,228 (-14%)	1mo	$61,000	$50	50
15430 Mapleridge St	0.66mi	4/1.5 (+1)	1,320 (-7%)	1mo	$123,000	$93	49

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 2.22×
• Total profit: $23,863
• Equity at exit: $10,422

10-year hold

• IRR: 36.0%
• Equity multiple: 3.97×
• Total profit: $58,101
• Equity at exit: $6,044

Cash invested: $19,572 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$367
• Tax from tax record: −$84 /mo · $1,013/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $600

Break-even live

Break-even rent $608

Max offer price $69,900

Occupancy floor 51%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.26mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	10d	1	0.27mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	0.31mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	0.31mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	10d	1	0.34mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	10d	1	0.34mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.35mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	0.49mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	0.55mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	0.55mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.56mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	14d	1	0.66mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	0.67mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	0.70mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	0.74mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	4d	1	0.74mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	43d	1	0.75mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	0.75mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.75mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.75mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	0.78mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	43d	1	0.80mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.82mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	43d	1	0.86mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.92mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	4d	1	0.92mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.94mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	0.95mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	17d	1	0.97mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	1.01mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	1.02mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	1.07mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	17d	1	1.07mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	1.09mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	14d	1	1.12mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	1.12mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	43d	1	1.12mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	43d	1	1.12mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	1.14mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	14d	1	1.14mi

Listing history 14 events

1. 2026-05-11
   status Pending 516-char remark

   Show marketing remark (517 chars)

   Welcome to this 1.5-story bungalow built in 1938 offering 1,425 sq ft of comfortable living space. This home features 3 bedrooms and 1 full bathroom, with a bright and inviting living room complete with a cozy fireplace and abundant natural light. The spacious kitchen provides ample room for meal prepping and everyday cooking. Step outside to enjoy the yard, perfect for gardening or relaxing, along with a 1-car detached garage ideal for parking or extra storage. A wonderful blend of character and functionality!

2. 2026-05-11
   status Pending 517-char remark

   Show marketing remark (517 chars)

   Welcome to this 1.5-story bungalow built in 1938 offering 1,425 sq ft of comfortable living space. This home features 3 bedrooms and 1 full bathroom, with a bright and inviting living room complete with a cozy fireplace and abundant natural light. The spacious kitchen provides ample room for meal prepping and everyday cooking. Step outside to enjoy the yard, perfect for gardening or relaxing, along with a 1-car detached garage ideal for parking or extra storage. A wonderful blend of character and functionality!

3. 2026-04-15
   listed $69,900 Active 517-char remark

   Show marketing remark (516 chars)

   Welcome to this 1.5-story bungalow built in 1938 offering 1,425 sq ft of comfortable living space. This home features 3 bedrooms and 1 full bathroom, with a bright and inviting living room complete with a cozy fireplace and abundant natural light. The spacious kitchen provides ample room for meal prepping and everyday cooking. Step outside to enjoy the yard, perfect for gardening or relaxing, along with a 1-car detached garage ideal for parking or extra storage. A wonderful blend of character and functionality!

4. 2026-04-15
   listed $69,900 Active 516-char remark

   Show marketing remark (516 chars)

   Welcome to this 1.5-story bungalow built in 1938 offering 1,425 sq ft of comfortable living space. This home features 3 bedrooms and 1 full bathroom, with a bright and inviting living room complete with a cozy fireplace and abundant natural light. The spacious kitchen provides ample room for meal prepping and everyday cooking. Step outside to enjoy the yard, perfect for gardening or relaxing, along with a 1-car detached garage ideal for parking or extra storage. A wonderful blend of character and functionality!

5. 2007-05-31
   soldstatus $80,000
6. 2007-03-20
   soldstatus $80,000
7. 2007-03-20
   soldstatus $80,000
8. 2007-02-07
   historical
9. 2006-10-03
   listed $79,900
10. 2006-10-03
    listed $79,900
11. 2005-12-08
    historical
12. 2005-11-01
    historical
13. 2005-09-08
    listed $117,900
14. 2005-05-29
    listed $107,900

ⓘ 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: $1,013 · $84/mo
• Projected year-2 tax: $1,045 · $87/mo
• Expected delta: +$32/yr (+$3/mo · 3.1%)

ⓘ 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 ≥95°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: $16,409
• − Mortgage interest: −$3,915
• − Property taxes: −$1,013
• − Insurance: −$350
• − Repairs & maintenance: −$1,313
• − Management: −$1,313
• − Depreciation: −$2,033
• Taxable income: $6,472
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $5,649/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

-35.2% since first listed

14 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-04-15 Listed $69,900 REALCOMP
• 2026-04-15 Listed $69,900 MiRealSource-MiMLS
• 2007-05-31 Sold (Public Records) $80,000 Public Records
• 2007-03-20 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2007-03-20 Sold (MLS) $80,000 REALCOMP
• 2007-02-07 Listing Removed — MiRealSource-MiMLS
• 2006-10-03 Listed $79,900 MiRealSource-MiMLS
• 2006-10-03 Listed $79,900 REALCOMP
• 2005-12-08 Listing Removed — MiRealSource-MiMLS
• 2005-11-01 Listing Removed — REALCOMP
• 2005-09-08 Listed $117,900 MiRealSource-MiMLS
• 2005-05-29 Listed $107,900 REALCOMP

Property tax history

-4.7%/yr

Latest (2025): $1,013 · -38.8% YoY. Source: county tax records.