11704 Greenview Ave · Detroit, MI 48228

$84,900

3 bd · 1.0 ba · 1,046 sqft · SingleFamily public records · 15 Days on market

Built 1943 4,792 sqft lot Est $70k · 21% over ↓ 6% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick home featuring 3 bedrooms, 1 bath, full basement and 1-car garage. Recently vacated and ready for immediate move-in. Conveniently located near major freeways and shopping corridors. A great opportunity to make it your own. BATVAI.

Key facts

• Major freeways
• Full basement
• Brick home

Tags

• BRICK HOME
• FULL BASEMENT
• MAJOR FREEWAYS
• SHOPPING CORRIDORS

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Detached garage (1 car)
• Security:
• Utilities:
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Built in 1943
• Exterior features: Public water; Lot size approximately 0.11 acres

Interior

• Kitchen:
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Flooring:
• Bathrooms: 1 full bathroom;
• Heating & cooling: Hot water heating; Has heating
• Interior features: 3 total rooms; Full basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% 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: 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 soft (-2.3%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• At $1,282/mo this rent would consume 50% 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 $587 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 $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 23y 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: property tax is 2.5% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,626 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.51% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.82%
• DSCR: 1.79
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $70,082
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11658 Ashton Ave	0.26mi	3/1.0	1,080 (+3%)	0mo	$89,000	$82	82
9934 Warwick St	0.47mi	3/1.0	1,018 (-3%)	2mo	$70,000	$69	72
9976 Warwick St	0.44mi	3/1.5	1,024 (-2%)	4mo	$129,900	$127	71
9608 Piedmont St	0.58mi	3/1.0	1,048 (+0%)	4mo	$74,900	$71	69
11646 Glastonbury Ave	0.08mi	3/2.0	1,189 (+14%)	4mo	$50,000	$42	66
11375 Grandmont Ave	0.68mi	3/1.0	1,083 (+4%)	0mo	$104,000	$96	62
11700 Auburn St	0.56mi	3/1.5	964 (-8%)	3mo	$55,000	$57	57
10006 Auburn St	0.65mi	3/1.0	1,150 (+10%)	1mo	$63,000	$55	52
11320 Artesian St	0.31mi	4/1.0 (+1)	1,200 (+15%)	4mo	$60,000	$50	52
9317 Artesian St	0.74mi	2/1.0 (-1)	994 (-5%)	1mo	$25,000	$25	51
12950 Glastonbury Ave	0.72mi	3/1.0	958 (-8%)	4mo	$40,000	$42	49
9570 Westwood St	0.69mi	3/1.0	1,188 (+14%)	1mo	$80,000	$67	45

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: 5.7%
• Equity multiple: 1.21×
• Total profit: $5,029
• Equity at exit: $12,659

10-year hold

• IRR: 11.9%
• Equity multiple: 1.80×
• Total profit: $19,069
• Equity at exit: $7,341

Cash invested: $23,772 (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: 363
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,282 high
• Mortgage (P&I): −$445
• Tax from tax record: −$179 /mo · $2,149/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $353

Break-even live

Break-even rent $835

Max offer price $84,900

Occupancy floor 67%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.02mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	0.11mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.62mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	0.62mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.69mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.70mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	0.71mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	0.72mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.74mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.74mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	44d	1	0.76mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	22d	1	0.77mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	18d	1	0.77mi
13581 Penrod St Detroit, MI	4.0	1.0	1152	$1,200	$1.04	44d	1	0.80mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.80mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.80mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.83mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	5d	1	0.87mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.91mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	0.91mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	44d	1	0.93mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.97mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	0.98mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	44d	1	1.06mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	1.08mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	5d	1	1.11mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.14mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.16mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.16mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.16mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.17mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	1.17mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.17mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.17mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.17mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.18mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	1.20mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	1.20mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	1.23mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	1.26mi

Listing history 11 events

1. 2026-06-18
   days on market $84,900 Active 15 DOM
2. 2026-06-17
   days on market $84,900 Active 14 DOM
3. 2026-06-16
   days on market $84,900 Active 13 DOM
4. 2026-06-15
   days on market $84,900 Active 12 DOM
5. 2026-06-13
   days on market $84,900 Active 10 DOM
6. 2026-06-13
   days on market $84,900 Active 9 DOM
7. 2026-06-09
   days on market $84,900 Active 6 DOM
8. 2026-06-08
   days on market $84,900 Active 5 DOM
9. 2026-06-07
   days on market $84,900 Active 4 DOM
10. 2026-06-04
    remarks 245-char remark
11. 2026-06-04
    listed $84,900 Active 1 DOM

ⓘ 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: $2,149 · $179/mo
• Projected year-2 tax: $2,149 · $179/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: $15,381
• − Mortgage interest: −$4,756
• − Property taxes: −$2,149
• − Insurance: −$424
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,470
• Taxable income: $3,122
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $3,486/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

-5.6% since first listed

39 events — show timeline

• 2026-06-03 Listed $84,900 SW Michigan MLS
• 2026-06-03 Listed $84,900 MiRealSource-MiMLS
• 2026-06-03 Listed $84,900 REALCOMP
• 2026-05-29 Rental Removed $1,300 TENANTCLOUD
• 2026-05-10 Price Changed $1,300 TENANTCLOUD
• 2026-04-02 Listed for Rent $1,400 TENANTCLOUD
• 2026-03-30 Listing Removed — MiRealSource-MiMLS
• 2026-02-12 Listed $89,900 REALCOMP
• 2026-02-12 Listed $89,900 MiRealSource-MiMLS
• 2026-01-05 Listing Removed — REALCOMP
• 2026-01-05 Listing Removed — MiRealSource-MiMLS
• 2025-10-15 Listed $105,000 REALCOMP
• 2025-10-15 Listed $105,000 MiRealSource-MiMLS
• 2025-04-04 Listing Removed — MiRealSource-MiMLS
• 2025-04-04 Listing Removed — REALCOMP
• 2024-09-02 Listed $105,000 MiRealSource-MiMLS
• 2024-09-02 Listed $105,000 REALCOMP
• 2021-10-26 Sold (Public Records) $83,000 Public Records
• 2021-09-13 Sold (Public Records) $50,000 Public Records
• 2021-09-02 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2021-09-02 Sold (MLS) $50,000 REALCOMP
• 2021-08-25 Contingent — MiRealSource-MiMLS
• 2021-08-25 Contingent — REALCOMP
• 2021-06-23 Listed $52,000 MiRealSource-MiMLS
• 2021-06-23 Listed $52,000 REALCOMP
• 2018-12-17 Listed $29,900 MiRealSource-MiMLS
• 2018-12-17 Listed $29,900 REALCOMP
• 2018-12-17 Sold (MLS) $33,714 MiRealSource-MiMLS
• 2018-12-17 Sold (MLS) $33,714 REALCOMP
• 2018-12-14 Sold (Public Records) $212,000 Public Records
• 2010-04-29 Sold (MLS) $12,578 REALCOMP
• 2010-03-12 Listed $10,000 REALCOMP
• 2006-12-18 Sold (Public Records) $86,000 Public Records
• 2006-10-24 Sold (MLS) $86,000 REALCOMP
• 2006-04-02 Listed $79,900 REALCOMP
• 2005-09-23 Listing Removed — REALCOMP
• 2005-01-05 Listed $86,000 REALCOMP
• 2003-12-10 Listing Removed — REALCOMP
• 2003-05-04 Listed $89,900 REALCOMP

Property tax history

+3.4%/yr

Latest (2025): $2,149 · +45.6% YoY. Source: county tax records.