5659 Frontenac Ave · Detroit, MI 48211

$17,900

3 bd · 1.0 ba · 1,852 sqft · SingleFamily · 41 Days on market

Built 1910 3,485 sqft lot $10/sqft · 44% below area Est $32k · 44% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.1/10.0
• Schools +1.3/10.0

Listing remarks MLS

Unlock the potential in this 3-bedroom, 1-bath home located in an up-and-coming Detroit neighborhood. This property is perfect for investors, flippers, or buyers looking to add value with renovations. Featuring a solid layout and generous room sizes, this home offers a great foundation for your next project. With the right vision and updates, it could be transformed into a profitable rental or resale property. The area is seeing steady growth and revitalization, making this an ideal time to invest. The property does require repairs and is being sold as-is, cash only. Bring your contractor and your ideas—this is your chance to capitalize on a promising opportunity at an affordable price point. Don’t miss out on this value-add investment in a developing area of Detroit!

Key facts

• 3,485 sq ft lot
• Built 1910
• Listed 41 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $17k (3.0% below list) — sets the bar for market timing.
• Cap rate 77.3% 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: 85 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $124 of loan paydown is wiped out by about $537 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,363 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 8.36% ✓
• Cap rate: 77.29%
• Cash-on-cash: 253.57%
• DSCR: 12.28
• GRM: 1.0

CMA / ARV

• ARV (median comp): $31,789
• List price: $17,900
• Delta: -43.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5659 Frontenac Ave	0.00mi	3/1.0	1,852 (0%)	0mo	$10,000	$5	100
6009 Seminole St	0.53mi	3/1.5	1,863 (+1%)	17mo	$12,080	$6	58
6044 Maxwell St	0.51mi	3/1.0	1,836 (-1%)	21mo	$62,000	$34	57
5414 Concord	0.29mi	3/1.0	2,020 (+9%)	24mo	$3,000	$1	51
4862 Parker St	0.68mi	3/3.0	1,900 (+3%)	12mo	$250,000	$132	46
5360 Burns St	0.74mi	4/1.0 (+1)	1,664 (-10%)	4mo	$60,000	$36	40

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: —
• Equity multiple: 13.88×
• Total profit: $64,575
• Equity at exit: $2,669

10-year hold

• IRR: —
• Equity multiple: 29.57×
• Total profit: $143,178
• Equity at exit: $1,548

Cash invested: $5,012 (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 48211

• Home prices YoY: -2.9%
• Active inventory: 85
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $268/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $1,059

Break-even live

Break-even rent $157

Max offer price $17,900

Occupancy floor 24%

Sensitivity live

Price	-10% $1,071	-5% $1,065	+0% $1,059	+5% $1,053	+10% $1,047
Rent	-10% $941	-5% $1,000	+0% $1,059	+5% $1,118	+10% $1,177
Rate	-1.0pp $1,068	-0.5pp $1,064	base $1,059	+0.5pp $1,054	+1.0pp $1,050

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: $4,475
• Closing costs: $537
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	18d	1	0.63mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	25d	1	1.14mi
3631 Helen St Unit 3635 Detroit, MI	4.0	2.0	2157	$1,650	$0.76	44d	1	1.16mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	18d	1	1.44mi

Listing history 2 events

1. 2026-04-09
   listed $17,900 Active 790-char remark

   Show marketing remark (790 chars)

   Unlock the potential in this 3-bedroom, 1-bath home located in an up-and-coming Detroit neighborhood. This property is perfect for investors, flippers, or buyers looking to add value with renovations. Featuring a solid layout and generous room sizes, this home offers a great foundation for your next project. With the right vision and updates, it could be transformed into a profitable rental or resale property. The area is seeing steady growth and revitalization, making this an ideal time to invest. The property does require repairs and is being sold as-is, cash only. Bring your contractor and your ideas—this is your chance to capitalize on a promising opportunity at an affordable price point. Don’t miss out on this value-add investment in a developing area of Detroit!

2. 2026-04-07
   listed $17,900 Active 780-char remark

   Show marketing remark (780 chars)

   Unlock the potential in this 3-bedroom, 1-bath home located in an up-and-coming Detroit neighborhood. This property is perfect for investors, flippers, or buyers looking to add value with renovations. Featuring a solid layout and generous room sizes, this home offers a great foundation for your next project. With the right vision and updates, it could be transformed into a profitable rental or resale property. The area is seeing steady growth and revitalization, making this an ideal time to invest. The property does require repairs and is being sold as-is, cash only. Bring your contractor and your ideas - this is your chance to capitalize on a promising opportunity at an affordable price point. Don't miss out on this value-add investment in a developing area of Detroit!

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

Taxation est. · year 1

• Rental income: $17,966
• − Mortgage interest: −$1,003
• − Property taxes: −$268
• − Insurance: −$90
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$521
• Taxable income: $13,210
• Est. tax owed @ 24.0%: −$3,170
• After-tax cash flow: $9,538/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
• City population: 572,865
• Population (ZIP): 5,556

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 45% Black 42% Two or more races 7% Asian 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Romanian 1% Slovak 1%
• Foreign-born: 25% · Canada
• Languages at home: 57% English-only · Arabic 38% Spanish 1% Tagalog/Filipino 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: ▼ -5.80%
• Current HPI: 191.8607
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-09 Listed $17,900 REALCOMP
• 2026-04-07 Listed $17,900 MiRealSource-MiMLS