10642 Mckinney St · Detroit, MI 48224

$79,000

3 bd · 1.0 ba · 1,069 sqft · SingleFamily public records · 122 Days on market

Built 1942 4,356 sqft lot $74/sqft · 49% above area Est $53k · 49% over

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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
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Brick Bungalow! This adorable 3-bedroom, 1-bath home features hardwood floors throughout, fresh interior paint, and a cozy living room with a fireplace—perfect for relaxing evenings. Enjoy a spacious basement offering plenty of storage or potential for additional living space. Located on a quiet block. Schedule your showing today.

Key facts

• Cozy living room
• Quiet block
• Spacious basement

Tags

• HARDWOOD FLOORS
• COZY LIVING ROOM
• FIREPLACE
• SPACIOUS BASEMENT
• QUIET BLOCK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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: Rents flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $546 of loan paydown is wiped out by about $2k 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 + 0.7% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 9 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 $61k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.69% ✓
• Cap rate: 14.14%
• Cash-on-cash: 28.01%
• DSCR: 2.25
• GRM: 4.9

CMA / ARV

• ARV (median comp): $53,085
• List price: $79,000
• Delta: 48.82%
• 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
10319 Mckinney St	0.20mi	4/1.0 (+1)	990 (-7%)	1mo	$25,000	$25	73
9369 Sanilac St	0.42mi	3/1.0	1,124 (+5%)	1mo	$65,000	$58	71
11545 Roxbury St	0.41mi	3/1.0	1,003 (-6%)	1mo	$65,000	$65	70
9722 Everts St	0.38mi	3/1.0	1,178 (+10%)	0mo	$147,000	$125	65
11640 Somerset Ave	0.57mi	3/2.0	1,028 (-4%)	0mo	$70,000	$68	63
11017 Worden St	0.44mi	3/1.0	961 (-10%)	0mo	$47,500	$49	62
10318 Beaconsfield St	0.59mi	3/1.5	1,146 (+7%)	1mo	$78,000	$68	57
20244 Mccormick St	0.68mi	3/1.0	1,000 (-6%)	1mo	$75,000	$75	57
6106 Oldtown St	0.58mi	3/1.5	961 (-10%)	1mo	$132,000	$137	53
20300 Mccormick St	0.70mi	3/1.0	940 (-12%)	1mo	$60,000	$64	47
9988 Somerset Ave	0.67mi	3/1.0	1,206 (+13%)	1mo	$130,000	$108	47
11742 Whitehill St	0.63mi	3/1.5	1,228 (+15%)	1mo	$61,000	$50	43

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: 19.6%
• Equity multiple: 1.77×
• Total profit: $17,126
• Equity at exit: $11,779

10-year hold

• IRR: 26.3%
• Equity multiple: 3.06×
• Total profit: $45,655
• Equity at exit: $6,830

Cash invested: $22,120 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$414
• Tax from tax record: −$89 /mo · $1,064/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $516

Break-even live

Break-even rent $678

Max offer price $79,000

Occupancy floor 56%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.05mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.07mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	0.11mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.14mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.15mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.18mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	0.21mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.34mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.36mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	0.40mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.42mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	0.46mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.46mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	0.46mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.48mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	0.49mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	0.50mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	4d	1	0.52mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.52mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.53mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	0.54mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	2d	1	0.58mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	0.61mi
6154 Woodhall St Detroit, MI	2.0	1.0	1136	$1,000	$0.88	43d	1	0.63mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	17d	1	0.63mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	17d	1	0.68mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	0.68mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.69mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	14d	1	0.69mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	43d	1	0.69mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.69mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	43d	1	0.70mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	43d	1	0.70mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.78mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.79mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	10d	1	0.80mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.80mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	0.80mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.80mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	4d	1	0.81mi

Listing history 33 events

1. 2026-06-18
   days on market $79,000 Active 122 DOM
2. 2026-06-17
   days on market $79,000 Active 121 DOM
3. 2026-06-15
   days on market $79,000 Active 119 DOM
4. 2026-06-13
   days on market $79,000 Active 117 DOM
5. 2026-06-13
   days on market $79,000 Active 116 DOM
6. 2026-06-09
   days on market $79,000 Active 113 DOM
7. 2026-06-08
   days on market $79,000 Active 112 DOM
8. 2026-06-07
   days on market $79,000 Active 111 DOM
9. 2026-06-04
   days on market $79,000 Active 108 DOM
10. 2026-06-03
    days on market $79,000 Active 107 DOM
11. 2026-06-01
    days on market $79,000 Active 105 DOM
12. 2026-05-31
    days on market $79,000 Active 104 DOM
13. 2026-02-16
    listed $79,000 Active 347-char remark

    Show marketing remark (343 chars)

    Charming Brick Bungalow! This adorable 3-bedroom, 1-bath home features hardwood floors throughout, fresh interior paint, and a cozy living room with a fireplace - perfect for relaxing evenings. Enjoy a spacious basement offering plenty of storage or potential for additional living space. Located on a quiet block. Schedule your showing today.

14. 2026-02-16
    listed $79,000 Active 343-char remark

    Show marketing remark (343 chars)

    Charming Brick Bungalow! This adorable 3-bedroom, 1-bath home features hardwood floors throughout, fresh interior paint, and a cozy living room with a fireplace - perfect for relaxing evenings. Enjoy a spacious basement offering plenty of storage or potential for additional living space. Located on a quiet block. Schedule your showing today.

15. 2026-01-01
    historical
16. 2025-09-17
    price $80,000
17. 2025-09-17
    price $75,000
18. 2025-09-16
    status Active
19. 2025-09-16
    status Active
20. 2025-09-16
    price $80,000
21. 2025-09-16
    price $75,000
22. 2025-09-16
    historical
23. 2025-09-16
    historical
24. 2025-09-16
    historical
25. 2025-06-05
    listed $90,000 Active
26. 2025-06-05
    listed $90,000 Active
27. 2025-01-15
    historical
28. 2025-01-15
    historical
29. 2024-10-10
    listed $90,000 Active
30. 2024-10-10
    listed $90,000 Active
31. 2023-11-17
    historical $900
32. 2023-09-15
    listed $900
33. 2021-03-25
    soldstatus $60,900

ⓘ 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: $1,064 · $89/mo
• Projected year-2 tax: $1,140 · $95/mo
• Expected delta: +$76/yr (+$6/mo · 7.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% 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: $15,984
• − Mortgage interest: −$4,425
• − Property taxes: −$1,064
• − Insurance: −$395
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$2,298
• Taxable income: $5,244
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $4,938/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

+29.7% since first listed

21 events — show timeline

• 2026-02-16 Listed $79,000 REALCOMP
• 2026-02-16 Listed $79,000 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-09-17 Price Changed $80,000 MiRealSource-MiMLS
• 2025-09-17 Price Changed $75,000 MiRealSource-MiMLS
• 2025-09-16 Relisted — MiRealSource-MiMLS
• 2025-09-16 Relisted — REALCOMP
• 2025-09-16 Price Changed $80,000 REALCOMP
• 2025-09-16 Price Changed $75,000 REALCOMP
• 2025-09-16 Listing Removed — REALCOMP
• 2025-09-16 Listing Removed — REALCOMP
• 2025-09-16 Listing Removed — MiRealSource-MiMLS
• 2025-06-05 Listed $90,000 REALCOMP
• 2025-06-05 Listed $90,000 MiRealSource-MiMLS
• 2025-01-15 Listing Removed — MiRealSource-MiMLS
• 2025-01-15 Listing Removed — REALCOMP
• 2024-10-10 Listed $90,000 MiRealSource-MiMLS
• 2024-10-10 Listed $90,000 REALCOMP
• 2023-11-17 Rental Removed $900 APPFOLIO
• 2023-09-15 Listed for Rent $900 APPFOLIO
• 2021-03-25 Sold (Public Records) $60,900 Public Records

Property tax history

-7.0%/yr

Latest (2025): $1,064 · -53.8% YoY. Source: county tax records.