11560 Christy St · Detroit, MI 48205

$99,000

3 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 34 Days on market

Built 1950 3,920 sqft lot $80/sqft · 125% above area

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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 +24.9/30.0
• 1% rule +8.6/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for first-time buyers or investors! This 3-bedroom, 1-bath move-in ready home features a recent renovation with updated finishes throughout, including updated plumbing and electrical. The living room showcases a stylish accent wall, adding a modern touch. Property includes a 1-car garage and a fireplace, offering both convenience and charm. Bedrooms feature ceiling light fixtures with remote or wall control and multiple lighting settings. Equipped with a security system, Ring cameras, and sensor porch lighting. Estimated rental potential of $1,200-$1,400/month. Buyer to verify all information.

Key facts

• Updated electrical
• Ring cameras
• Security system

Tags

• UPDATED PLUMBING
• UPDATED ELECTRICAL
• SECURITY SYSTEM
• RING CAMERAS
• SENSOR PORCH LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% 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: Al Holmes Academy of Blended Learning (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 391 students, 95% FRL); Osborn High School (math 5% / reading 15%, grade F, #659 of 713 statewide, top 97%, 407 students, 92% FRL) — zoned schools at 94% FRL track the district average.
• Market conditions: Rents rising (+1.3%/yr); 378 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• This rent runs 41% of the median local income ($39k/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 $684 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 34 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 22y 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 $46k; list at $99k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.36% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 6.1

CMA / ARV

• ARV (median comp): $44,084
• List price: $99,000
• Delta: 124.57%
• 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
11461 Engleside St	0.29mi	3/1.0	1,200 (-2%)	5mo	$75,000	$63	78
11226 Minden St	0.26mi	3/1.5	1,169 (-5%)	3mo	$49,000	$42	75
12019 Sanford St	0.28mi	3/1.0	1,149 (-7%)	2mo	$31,500	$27	74
11234 Kenmoor St	0.39mi	3/2.0	1,200 (-2%)	0mo	$75,300	$63	73
11090 Patrick Ave	0.30mi	3/2.0	1,180 (-4%)	3mo	$55,000	$47	73
11566 Sanford St	0.17mi	3/1.0	1,048 (-15%)	2mo	$55,000	$52	66
11785 Nashville St	0.24mi	3/1.5	1,360 (+11%)	4mo	$55,000	$40	66
12802 Dresden St	0.46mi	3/1.0	1,152 (-6%)	5mo	$25,000	$22	64
11833 Wilfred St	0.35mi	4/1.5 (+1)	1,340 (+9%)	8mo	$100,000	$75	56
11091 Wilshire Dr	0.71mi	2/1.5 (-1)	1,205 (-2%)	3mo	$15,000	$12	54
17175 Albion St	0.56mi	3/1.5	1,350 (+10%)	8mo	$113,000	$84	49
17613 Rowe St	0.71mi	3/1.5	1,391 (+13%)	6mo	$71,000	$51	38

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-4,658
• Equity at exit: $14,761

10-year hold

• IRR: 2.7%
• Equity multiple: 1.18×
• Total profit: $4,983
• Equity at exit: $8,560

Cash invested: $27,720 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 378
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$519
• Tax from tax record: −$291 /mo · $3,490/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $212

Break-even live

Break-even rent $1,078

Max offer price $99,000

Occupancy floor 79%

Sensitivity live

Price	-10% $268	-5% $240	+0% $212	+5% $184	+10% $156
Rent	-10% $105	-5% $159	+0% $212	+5% $265	+10% $318
Rate	-1.0pp $262	-0.5pp $237	base $212	+0.5pp $186	+1.0pp $160

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	19d	1	0.22mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	5d	1	0.26mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	46d	1	0.27mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	19d	1	0.35mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	46d	1	0.35mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	17d	1	0.36mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	46d	1	0.51mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	19d	1	0.60mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	19d	1	0.77mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	7d	1	0.78mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	19d	1	0.85mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	46d	1	0.96mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	46d	1	0.98mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	20d	1	1.00mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	20d	1	1.09mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	4d	1	1.15mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	26d	1	1.17mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	19d	1	1.26mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	26d	1	1.27mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	19d	1	1.28mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	24d	1	1.30mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	26d	1	1.30mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	46d	1	1.31mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	46d	1	1.32mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	19d	1	1.37mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	26d	1	1.38mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	46d	1	1.45mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	19d	1	1.48mi

Listing history 36 events

1. 2026-06-01
   days on market $99,000 Active 34 DOM
2. 2026-05-31
   days on market $99,000 Active 33 DOM
3. 2026-04-29
   listed $99,000 Active 618-char remark
4. 2026-04-29
   listed $99,000 Active 618-char remark
5. 2026-04-29
   listed $99,000 Active
6. 2026-04-17
   historical
7. 2026-02-21
   listed $115,000 Active
8. 2026-02-20
   listed $115,000 Active
9. 2025-12-18
   soldstatus $46,360
10. 2023-01-10
    soldstatus $50,001
11. 2022-12-02
    soldstatus $50,000 Sold
12. 2022-12-02
    soldstatus $50,000 Closed
13. 2022-10-31
    status Pending
14. 2022-10-31
    status Pending
15. 2022-09-20
    listed $49,000 Active
16. 2022-09-20
    listed $49,000 Active
17. 2022-09-19
    historical $49,000
18. 2022-09-19
    historical $49,000
19. 2007-08-24
    soldstatus $15,000
20. 2007-07-27
    listed $19,900
21. 2007-07-27
    historical
22. 2007-07-05
    listed $29,900
23. 2007-07-05
    historical
24. 2007-04-19
    listed $37,500
25. 2006-06-13
    historical
26. 2006-06-13
    historical
27. 2006-01-11
    listed $79,900
28. 2006-01-11
    listed $79,900
29. 2005-12-20
    historical
30. 2005-11-20
    historical
31. 2005-06-20
    listed $84,900
32. 2005-06-20
    listed $84,900
33. 2005-03-26
    soldstatus $35,000
34. 2004-12-01
    listed $42,500
35. 2004-12-01
    historical
36. 2004-05-14
    listed $49,900

ⓘ 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: $3,490 · $291/mo
• Projected year-2 tax: $3,490 · $291/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 ≥96°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: $16,147
• − Mortgage interest: −$5,546
• − Property taxes: −$3,490
• − Insurance: −$495
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$2,880
• Taxable income: $1,153
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,264/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+98.4% since first listed

35 events — show timeline

• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-05-27 Listing Removed — REALCOMP
• 2026-04-29 Listed $99,000 REALCOMP
• 2026-04-29 Listed $99,000 MiRealSource-MiMLS
• 2026-04-17 Listing Removed — MiRealSource-MiMLS
• 2026-02-21 Listed $115,000 REALCOMP
• 2026-02-20 Listed $115,000 MiRealSource-MiMLS
• 2025-12-18 Sold (Public Records) $46,360 Public Records
• 2023-01-10 Sold (Public Records) $50,001 Public Records
• 2022-12-02 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2022-12-02 Sold (MLS) $50,000 REALCOMP
• 2022-10-31 Pending — MiRealSource-MiMLS
• 2022-10-31 Pending — REALCOMP
• 2022-09-20 Listed $49,000 MiRealSource-MiMLS
• 2022-09-20 Listed $49,000 REALCOMP
• 2022-09-19 Coming Soon $49,000 MiRealSource-MiMLS
• 2022-09-19 Coming Soon $49,000 REALCOMP
• 2007-08-24 Sold (MLS) $15,000 REALCOMP
• 2007-07-27 Listing Removed — REALCOMP
• 2007-07-27 Listed $19,900 REALCOMP
• 2007-07-05 Listing Removed — REALCOMP
• 2007-07-05 Listed $29,900 REALCOMP
• 2007-04-19 Listed $37,500 REALCOMP
• 2006-06-13 Listing Removed — MiRealSource-MiMLS
• 2006-06-13 Listing Removed — REALCOMP
• 2006-01-11 Listed $79,900 MiRealSource-MiMLS
• 2006-01-11 Listed $79,900 REALCOMP
• 2005-12-20 Listing Removed — MiRealSource-MiMLS
• 2005-11-20 Listing Removed — REALCOMP
• 2005-06-20 Listed $84,900 REALCOMP
• 2005-06-20 Listed $84,900 MiRealSource-MiMLS
• 2005-03-26 Sold (MLS) $35,000 REALCOMP
• 2004-12-01 Listing Removed — MiRealSource-MiMLS
• 2004-12-01 Listed $42,500 REALCOMP
• 2004-05-14 Listed $49,900 MiRealSource-MiMLS

Property tax history

+6.0%/yr

Latest (2025): $3,490 · +0.3% YoY. Source: county tax records.