11552 Nottingham Rd · Detroit, MI 48224

$130,000

3 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 9 Days on market

Built 1948 5,227 sqft lot

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.4/10.0
• 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

Property sold "As Is". Buyer must prepay 1- Year Home Insurance and pay 1- Year Property Taxes at close. Land Contract payments to include taxes and insurance.

Key facts

• Large windows
• Natural light
• Granite countertops

Tags

• UPDATED EAT-IN KITCHEN
• GRANITE COUNTERTOPS
• SPACIOUS LIVING ROOM
• UPDATED BATHROOM
• LARGE WINDOWS
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

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); 40% 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 36% 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 $899 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 22y ago; this cycle's ask is 160% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $105k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1948 — 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: 1.04% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $71,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10830 Mckinney St	0.33mi	3/1.0	1,066 (-3%)	1mo	$40,199	$38	78
11640 Somerset Ave	0.19mi	3/2.0	1,028 (-7%)	0mo	$70,000	$68	76
11545 Roxbury St	0.21mi	3/1.0	1,003 (-9%)	1mo	$65,000	$65	75
9369 Sanilac St	0.53mi	3/1.0	1,124 (+2%)	1mo	$65,000	$58	71
11017 Worden St	0.22mi	3/1.0	961 (-13%)	0mo	$47,500	$49	68
12519 Riad St	0.64mi	3/1.0	1,135 (+3%)	0mo	$100,000	$88	65
20244 Mccormick St	0.44mi	3/1.0	1,000 (-9%)	1mo	$75,000	$75	63
11160 Worden St	0.31mi	3/2.0	1,234 (+12%)	1mo	$156,000	$126	61
12893 Payton St	0.71mi	3/1.0	1,020 (-7%)	1mo	$75,000	$74	53
20300 Mccormick St	0.49mi	3/1.0	940 (-15%)	1mo	$60,000	$64	52
10319 Mckinney St	0.59mi	4/1.0 (+1)	990 (-10%)	1mo	$25,000	$25	50
11742 Whitehill St	0.65mi	3/1.5	1,228 (+11%)	1mo	$61,000	$50	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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-10,443
• Equity at exit: $19,383

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-3,386
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$682
• Tax from tax record: −$118 /mo · $1,413/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $214

Break-even live

Break-even rent $1,081

Max offer price $130,000

Occupancy floor 79%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.19mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.25mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	0.29mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	0.29mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	0.30mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.30mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.31mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	0.32mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.32mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.36mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	0.38mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.39mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.39mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	0.40mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.40mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.41mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	44d	1	0.41mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.41mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	15d	1	0.44mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	44d	1	0.45mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	44d	1	0.50mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.51mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	44d	1	0.52mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.53mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.59mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	44d	1	0.60mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.61mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	0.63mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.69mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.70mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.72mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	44d	1	0.78mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.78mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	0.78mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	3d	1	0.79mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	0.81mi
20926 Moross Rd Grosse Pointe, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	0.82mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	44d	1	0.82mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	44d	1	0.82mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	18d	1	0.86mi

Listing history 34 events

1. 2026-06-18
   days on market $130,000 Active 9 DOM
2. 2026-06-17
   days on market $130,000 Active 8 DOM
3. 2026-06-16
   days on market $130,000 Active 7 DOM
4. 2026-06-15
   days on market $130,000 Active 6 DOM
5. 2026-06-13
   days on market $130,000 Active 4 DOM
6. 2026-06-13
   days on market $130,000 Active 3 DOM
7. 2026-06-10
   remarks 517-char remark
8. 2026-06-10
   pricestatusdays on marketlisting id $130,000 Active 1 DOM
9. 2025-06-27
   status Pending
10. 2025-06-11
    status Pending
11. 2024-12-18
    historical
12. 2022-03-31
    historical

    Show marketing remark (169 chars)

    Property sold "As Is". Buyer must prepay 1- Year Home Insurance and pay 1- Year Property Taxes at close. Land Contract payments to include taxes and insurance.

13. 2022-03-31
    historical 169-char remark

    Show marketing remark (169 chars)

    Property sold "As Is". Buyer must prepay 1- Year Home Insurance and pay 1- Year Property Taxes at close. Land Contract payments to include taxes and insurance.

14. 2022-01-16
    price $700
15. 2021-06-25
    listed $50,000

    Show marketing remark (169 chars)

    Property sold "As Is". Buyer must prepay 1- Year Home Insurance and pay 1- Year Property Taxes at close. Land Contract payments to include taxes and insurance.

16. 2021-06-25
    listed $50,000 169-char remark

    Show marketing remark (169 chars)

    Property sold "As Is". Buyer must prepay 1- Year Home Insurance and pay 1- Year Property Taxes at close. Land Contract payments to include taxes and insurance.

17. 2005-10-27
    soldstatus $105,000
18. 2005-08-18
    soldstatus $105,000 342-char remark

    Show marketing remark (342 chars)

    JUST MOVE RIGHT INTO THIS SPACIOUS BRICK HOME IN A VERY NICE AREA. FURNACE APPROX 12 YRS OLD, CENTRAL AIR 5 YRS OLD. GLASS BLOCK WINDOWS IN PARTIALLY FINISHED BASEMENT. NEW VANITY IN BATHROOM. NEW CEILING FAN. NEW LIGHT FIXTURES. H2O TANK APPROX 3 YRS OLD. NICE COVERED FRONT PORCH. BEAUTIFUL FIREPLACE IIN LIVING ROOM. APPLIANCES NEGOTIABLE.

19. 2005-07-19
    listed $105,000 342-char remark

    Show marketing remark (342 chars)

    JUST MOVE RIGHT INTO THIS SPACIOUS BRICK HOME IN A VERY NICE AREA. FURNACE APPROX 12 YRS OLD, CENTRAL AIR 5 YRS OLD. GLASS BLOCK WINDOWS IN PARTIALLY FINISHED BASEMENT. NEW VANITY IN BATHROOM. NEW CEILING FAN. NEW LIGHT FIXTURES. H2O TANK APPROX 3 YRS OLD. NICE COVERED FRONT PORCH. BEAUTIFUL FIREPLACE IIN LIVING ROOM. APPLIANCES NEGOTIABLE.

20. 2005-07-19
    historical

    Show marketing remark (342 chars)

    JUST MOVE RIGHT INTO THIS SPACIOUS BRICK HOME IN A VERY NICE AREA. FURNACE APPROX 12 YRS OLD, CENTRAL AIR 5 YRS OLD. GLASS BLOCK WINDOWS IN PARTIALLY FINISHED BASEMENT. NEW VANITY IN BATHROOM. NEW CEILING FAN. NEW LIGHT FIXTURES. H2O TANK APPROX 3 YRS OLD. NICE COVERED FRONT PORCH. BEAUTIFUL FIREPLACE IIN LIVING ROOM. APPLIANCES NEGOTIABLE.

21. 2005-06-15
    listed $105,000
22. 2005-06-15
    historical
23. 2005-05-23
    listed $105,000
24. 2005-05-23
    historical
25. 2005-03-01
    listed $105,000
26. 2005-03-01
    historical
27. 2005-02-12
    listed $105,000
28. 2005-02-12
    historical
29. 2005-01-20
    listed $105,000
30. 2005-01-20
    historical
31. 2004-12-15
    listed $105,000
32. 2004-12-15
    historical
33. 2004-10-20
    listed $105,000
34. 1992-12-10
    soldstatus $33,500

ⓘ 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: $1,413 · $118/mo
• Projected year-2 tax: $1,707 · $142/mo
• Expected delta: +$295/yr (+$25/mo · 20.8%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,222
• − Mortgage interest: −$7,282
• − Property taxes: −$1,413
• − Insurance: −$650
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$3,782
• Taxable income: $500
• Est. tax owed @ 24.0%: −$120
• After-tax cash flow: $2,452/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

+49.3% since first listed

26 events — show timeline

• 2025-06-27 Pending — REALCOMP
• 2025-06-11 Pending — REALCOMP
• 2024-12-18 Listing Removed — REALCOMP
• 2022-03-31 Listing Removed — MiRealSource-MiMLS
• 2022-03-31 Listing Removed — REALCOMP
• 2022-01-16 Price Changed $700 RENT.
• 2021-06-25 Listed $50,000 MiRealSource-MiMLS
• 2021-06-25 Listed $50,000 REALCOMP
• 2005-10-27 Sold (Public Records) $105,000 Public Records
• 2005-08-18 Sold (MLS) $105,000 REALCOMP
• 2005-07-19 Listing Removed — REALCOMP
• 2005-07-19 Listed $105,000 REALCOMP
• 2005-06-15 Listing Removed — REALCOMP
• 2005-06-15 Listed $105,000 REALCOMP
• 2005-05-23 Listing Removed — REALCOMP
• 2005-05-23 Listed $105,000 REALCOMP
• 2005-03-01 Listing Removed — REALCOMP
• 2005-03-01 Listed $105,000 REALCOMP
• 2005-02-12 Listing Removed — REALCOMP
• 2005-02-12 Listed $105,000 REALCOMP
• 2005-01-20 Listing Removed — REALCOMP
• 2005-01-20 Listed $105,000 REALCOMP
• 2004-12-15 Listing Removed — REALCOMP
• 2004-12-15 Listed $105,000 REALCOMP
• 2004-10-20 Listed $105,000 REALCOMP
• 1992-12-10 Sold (Public Records) $33,500 Public Records

Property tax history

-4.3%/yr

Latest (2025): $1,413 · -37.3% YoY. Source: county tax records.