9225 Birwood St · Detroit, MI 48204

$98,000

4 bd · 1.5 ba · 1,982 sqft · Townhouse public records · 102 Days on market

Built 1926 4,792 sqft lot $49/sqft · at area comps Est $99k · at est.

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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 +28.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +8.1/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Great Opportunity in Barton-McFarland! Introducing this solid two-family flat with two spacious units, each offering 2 bedrooms and a full bathroom—ideal for house hacking or expanding your investment portfolio. Located in a growing neighborhood, this property is perfect for both seasoned investors and first-time buyers looking to generate passive income. Each unit includes a full kitchen and generous living space. Whether you're looking to rent both units or live in one and lease the other, this duplex offers flexibility, functionality, and long-term value. Don’t wait—properties like this don’t stay on the market for long! Furnace and water heater was removed - to be reinstalled prior to closing. Previously rented at $850 a month for each unit.

Key facts

• Full kitchen
• Long term value
• Two family flat

Tags

• TWO FAMILY FLAT
• FULL KITCHEN
• GENEROUS LIVING SPACE
• LONG TERM VALUE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $98k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $89k (9.0% 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: 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: Mackenzie Elementarymiddle School (math 2% / reading 2%, grade F, #1,384 of 1,397 statewide, top 100%, 909 students, 88% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: 248 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,517/mo this rent would consume 53% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($678 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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.
• Current owner paid $51k; list at $98k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,180 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.55% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.43%
• DSCR: 1.60
• GRM: 5.4

CMA / ARV

• ARV (median comp): $99,354
• List price: $98,000
• Delta: -1.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 3.66×
• Total profit: $73,086
• Equity at exit: $88,286

10-year hold

• IRR: 29.5%
• Equity multiple: 8.29×
• Total profit: $200,152
• Equity at exit: $190,392

Cash invested: $27,440 (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: 248
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$514
• Tax from tax record: −$336 /mo · $4,036/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $307

Break-even live

Break-even rent $1,128

Max offer price $98,000

Occupancy floor 75%

Sensitivity live

Price	-10% $363	-5% $335	+0% $307	+5% $279	+10% $252
Rent	-10% $187	-5% $247	+0% $307	+5% $367	+10% $427
Rate	-1.0pp $356	-0.5pp $332	base $307	+0.5pp $282	+1.0pp $256

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	45d	1	0.14mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	22d	1	0.71mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	0d	1	0.72mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	18d	1	0.73mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	45d	1	1.32mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	26d	1	1.35mi

Listing history 29 events

1. 2026-06-21
   days on market $98,000 Active 102 DOM
2. 2026-06-18
   days on market $98,000 Active 99 DOM
3. 2026-06-17
   days on market $98,000 Active 98 DOM
4. 2026-06-15
   days on market $98,000 Active 96 DOM
5. 2026-06-13
   days on market $98,000 Active 94 DOM
6. 2026-06-13
   days on market $98,000 Active 93 DOM
7. 2026-06-09
   days on market $98,000 Active 90 DOM
8. 2026-06-08
   days on market $98,000 Active 89 DOM
9. 2026-06-07
   days on market $98,000 Active 88 DOM
10. 2026-06-04
    days on market $98,000 Active 85 DOM
11. 2026-06-03
    days on market $98,000 Active 84 DOM
12. 2026-06-01
    days on market $98,000 Active 82 DOM
13. 2026-05-31
    days on market $98,000 Active 81 DOM
14. 2026-03-11
    listed $98,000 Active 780-char remark

    Show marketing remark (759 chars)

    Great Opportunity in Barton-McFarland! Introducing this solid two-family flat with two spacious units, each offering 2 bedrooms and a full bathroom - ideal for house hacking or expanding your investment portfolio. Located in a growing neighborhood, this property is perfect for both seasoned investors and first-time buyers looking to generate passive income. Each unit includes a full kitchen and generous living space. Whether you're looking to rent both units or live in one and lease the other, this duplex offers flexibility, functionality, and long-term value. Don't wait - properties like this don't stay on the market for long! Furnace and water heater was removed - to be reinstalled prior to closing. Previously rented at $850 a month for each unit.

15. 2026-03-11
    listed $98,000 Active 759-char remark

    Show marketing remark (759 chars)

    Great Opportunity in Barton-McFarland! Introducing this solid two-family flat with two spacious units, each offering 2 bedrooms and a full bathroom - ideal for house hacking or expanding your investment portfolio. Located in a growing neighborhood, this property is perfect for both seasoned investors and first-time buyers looking to generate passive income. Each unit includes a full kitchen and generous living space. Whether you're looking to rent both units or live in one and lease the other, this duplex offers flexibility, functionality, and long-term value. Don't wait - properties like this don't stay on the market for long! Furnace and water heater was removed - to be reinstalled prior to closing. Previously rented at $850 a month for each unit.

16. 2026-01-06
    historical
17. 2026-01-06
    historical
18. 2025-09-11
    price $98,000
19. 2025-09-11
    price $98,000
20. 2025-08-01
    price $100,000
21. 2025-08-01
    price $100,000
22. 2025-07-07
    listed $107,900 Active
23. 2025-07-07
    listed $107,900 Active
24. 2023-10-27
    historical
25. 2023-10-27
    historical
26. 2023-09-02
    listed $109,900 Active
27. 2023-09-02
    listed $109,900 Active
28. 2021-12-02
    soldstatus $51,000
29. 1998-07-21
    soldstatus $19,000

ⓘ 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: $4,036 · $336/mo
• Projected year-2 tax: $4,036 · $336/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 ≥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: $18,200
• − Mortgage interest: −$5,490
• − Property taxes: −$4,036
• − Insurance: −$490
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$2,851
• Taxable income: $2,422
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $3,104/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

+415.8% since first listed

16 events — show timeline

• 2026-03-11 Listed $98,000 MiRealSource-MiMLS
• 2026-03-11 Listed $98,000 REALCOMP
• 2026-01-06 Listing Removed — REALCOMP
• 2026-01-06 Listing Removed — MiRealSource-MiMLS
• 2025-09-11 Price Changed $98,000 MiRealSource-MiMLS
• 2025-09-11 Price Changed $98,000 REALCOMP
• 2025-08-01 Price Changed $100,000 MiRealSource-MiMLS
• 2025-08-01 Price Changed $100,000 REALCOMP
• 2025-07-07 Listed $107,900 REALCOMP
• 2025-07-07 Listed $107,900 MiRealSource-MiMLS
• 2023-10-27 Listing Removed — MiRealSource-MiMLS
• 2023-10-27 Listing Removed — REALCOMP
• 2023-09-02 Listed $109,900 MiRealSource-MiMLS
• 2023-09-02 Listed $109,900 REALCOMP
• 2021-12-02 Sold (Public Records) $51,000 Public Records
• 1998-07-21 Sold (Public Records) $19,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $4,036 · -10.7% YoY. Source: county tax records.