9268 Sorrento St · Detroit, MI 48228

$105,000

3 bd · 1.0 ba · 1,087 sqft · SingleFamily public records · 95 Days on market

Built 1928 4,356 sqft lot $97/sqft · 74% above area

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Why this score? — see what drove the D+ 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 +20.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +6.3/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity!!!!!! 3 bedroom 1 bath, partially updated colonial with walk in attic storage, with an extra large backyard for entertaining. Close to downtown entertainment & shopping. Property Sold as is. Agent to verify all information. This home may qualify for the Detroit Incentive Program, offering potential benefits to help make your purchase even more affordable.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1928

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 60% 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 $1,243/mo this rent would consume 49% 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 $726 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.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1928 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.18% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 7.0

CMA / ARV

• ARV (median comp): $60,348
• List price: $105,000
• Delta: 73.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8938 Hartwell St	0.31mi	3/1.5	1,042 (-4%)	7mo	$100,000	$96	71
9222 Hartwell St	0.25mi	3/1.0	1,000 (-8%)	5mo	$70,000	$70	70
9180 Hartwell St	0.26mi	3/1.5	1,174 (+8%)	5mo	$62,000	$53	68
10300 Orangelawn St	0.63mi	3/1.0	1,092 (+0%)	4mo	$52,000	$48	66
8875 Manor St	0.33mi	3/1.0	1,176 (+8%)	8mo	$125,000	$106	64
9982 Littlefield St	0.47mi	3/1.0	1,152 (+6%)	8mo	$47,000	$41	62
10123 Crocuslawn St	0.63mi	3/1.0	1,107 (+2%)	7mo	$104,999	$95	62
8234 Meyers Rd	0.65mi	3/1.5	1,087 (0%)	8mo	$78,000	$72	61
8590 Littlefield St	0.45mi	3/1.5	1,218 (+12%)	1mo	$100,000	$82	56
8999 Griggs St	0.50mi	3/2.0	1,196 (+10%)	0mo	$190,000	$159	56
9145 Pinehurst St	0.31mi	3/1.5	1,240 (+14%)	5mo	$66,000	$53	56
11437 Manor St	0.70mi	3/1.0	1,006 (-8%)	5mo	$53,900	$54	51

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: -12.1%
• Equity multiple: 0.58×
• Total profit: $-12,409
• Equity at exit: $15,656

10-year hold

• IRR: -9.1%
• Equity multiple: 0.52×
• Total profit: $-13,989
• Equity at exit: $9,078

Cash invested: $29,400 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$551
• Tax from tax record: −$259 /mo · $3,111/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $128

Break-even live

Break-even rent $1,081

Max offer price $105,000

Occupancy floor 85%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	0.15mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	0.28mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	0.32mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	44d	1	0.51mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	44d	1	0.54mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	0.55mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	0.56mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.56mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.61mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	44d	1	0.63mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	0.70mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	17d	1	0.72mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	0.93mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	0.96mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	0.98mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	0.99mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	2d	1	1.06mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	17d	1	1.10mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	17d	1	1.11mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	1.12mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	1.12mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	1.12mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	1.13mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.18mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	1.19mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	1.19mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	1.23mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	1.23mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	1.25mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	1.27mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.29mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	44d	1	1.31mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.31mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	44d	1	1.32mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	1.33mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.38mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.40mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	1.44mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	1.48mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	1.48mi

Listing history 34 events

1. 2026-06-18
   days on market $105,000 Active 95 DOM
2. 2026-06-17
   status $105,000 Active 94 DOM
3. 2026-06-07
   statusdays on market $105,000 Pending 94 DOM
4. 2026-06-04
   days on market $105,000 Active 92 DOM
5. 2026-06-03
   days on market $105,000 Active 91 DOM
6. 2026-06-01
   days on market $105,000 Active 89 DOM
7. 2026-05-31
   days on market $105,000 Active 88 DOM
8. 2026-03-04
   listed $111,000 Active 392-char remark

   Show marketing remark (392 chars)

   Great Investment Opportunity!!!!!! 3 bedroom 1 bath, partially updated colonial with walk in attic storage, with an extra large backyard for entertaining. Close to downtown entertainment & shopping. Property Sold as is. Agent to verify all information. This home may qualify for the Detroit Incentive Program, offering potential benefits to help make your purchase even more affordable.

9. 2026-03-04
   listed $111,000 Active 392-char remark

   Show marketing remark (392 chars)

   Great Investment Opportunity!!!!!! 3 bedroom 1 bath, partially updated colonial with walk in attic storage, with an extra large backyard for entertaining. Close to downtown entertainment & shopping. Property Sold as is. Agent to verify all information. This home may qualify for the Detroit Incentive Program, offering potential benefits to help make your purchase even more affordable.

10. 2026-02-28
    historical $111,000 392-char remark

    Show marketing remark (392 chars)

    Great Investment Opportunity!!!!!! 3 bedroom 1 bath, partially updated colonial with walk in attic storage, with an extra large backyard for entertaining. Close to downtown entertainment & shopping. Property Sold as is. Agent to verify all information. This home may qualify for the Detroit Incentive Program, offering potential benefits to help make your purchase even more affordable.

11. 2024-10-18
    soldstatus $85,000
12. 2024-10-16
    soldstatus $85,000 Sold
13. 2024-10-16
    soldstatus $85,000 Sold
14. 2024-10-16
    soldstatus $85,000 Closed
15. 2024-09-10
    status Pending
16. 2024-09-10
    status Pending
17. 2024-09-10
    status Pending
18. 2024-08-08
    listed $85,000 Active
19. 2024-08-08
    listed $85,000 Active
20. 2024-08-08
    listed $85,000 Active
21. 2024-06-21
    status Pending
22. 2024-06-21
    status Pending
23. 2024-06-21
    historical
24. 2024-06-21
    historical
25. 2024-06-12
    historical Accepting Backup Offers
26. 2024-06-12
    historical Accepting Backup Offers
27. 2024-04-01
    price $80,000
28. 2024-04-01
    price $80,000
29. 2024-03-13
    listed $85,000 Active
30. 2024-03-13
    listed $85,000 Active
31. 2023-12-31
    historical
32. 2023-12-30
    historical
33. 2023-09-24
    listed $70,000 Active
34. 2023-09-22
    listed $70,000 Active

ⓘ 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: $3,111 · $259/mo
• Projected year-2 tax: $3,111 · $259/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: $14,910
• − Mortgage interest: −$5,882
• − Property taxes: −$3,111
• − Insurance: −$525
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,055
• Taxable loss: −$48
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $1,547/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

+58.6% since first listed

27 events — show timeline

• 2026-03-04 Listed $111,000 REALCOMP
• 2026-03-04 Listed $111,000 MiRealSource-MiMLS
• 2026-02-28 Coming Soon $111,000 MiRealSource-MiMLS
• 2024-10-18 Sold (Public Records) $85,000 Public Records
• 2024-10-16 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2024-10-16 Sold (MLS) $85,000 SW Michigan MLS
• 2024-10-16 Sold (MLS) $85,000 REALCOMP
• 2024-09-10 Pending — REALCOMP
• 2024-09-10 Pending — MiRealSource-MiMLS
• 2024-09-10 Pending — SW Michigan MLS
• 2024-08-08 Listed $85,000 MiRealSource-MiMLS
• 2024-08-08 Listed $85,000 SW Michigan MLS
• 2024-08-08 Listed $85,000 REALCOMP
• 2024-06-21 Pending — MiRealSource-MiMLS
• 2024-06-21 Pending — REALCOMP
• 2024-06-21 Listing Removed — MiRealSource-MiMLS
• 2024-06-21 Listing Removed — REALCOMP
• 2024-06-12 Contingent — MiRealSource-MiMLS
• 2024-06-12 Contingent — REALCOMP
• 2024-04-01 Price Changed $80,000 MiRealSource-MiMLS
• 2024-04-01 Price Changed $80,000 REALCOMP
• 2024-03-13 Listed $85,000 MiRealSource-MiMLS
• 2024-03-13 Listed $85,000 REALCOMP
• 2023-12-31 Listing Removed — MiRealSource-MiMLS
• 2023-12-30 Listing Removed — REALCOMP
• 2023-09-24 Listed $70,000 REALCOMP
• 2023-09-22 Listed $70,000 MiRealSource-MiMLS

Property tax history

+9.3%/yr

Latest (2025): $3,111 · +146.3% YoY. Source: county tax records.