9116 Meyers Rd · Detroit, MI 48228

$90,000

4 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 11 Days on market

Built 1931 4,356 sqft lot Est $93k · 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 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

Beautiful 4 bedroom brick bungalow with finished basement, central air, fireplace, 2 car garage, form dining room 1.1 baths, large living room and more.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1931

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 2-car garage
• Security: No security features provided
• Utilities: Public water; Public sewer available
• Home design: Single-family residence; One and one-half stories; Ground-level entry; Brick exterior
• Construction: Brick construction; Block foundation; Built with a shingled roof not specified (roof details not provided)
• Exterior features: Paved road access; Lot approximately 0.1 acre (35 x 121.75)

Interior

• Kitchen: No specific kitchen appliance list provided beyond general appliances
• Bedrooms: Total of 7 rooms (bedrooms included within room count)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Finished full basement; Living room fireplace; Gas water heater
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 13.4% 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 soft (-2.3%/yr); 363 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $1,446/mo this rent would consume 57% 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 $622 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 13.38%
• Cash-on-cash: 25.31%
• DSCR: 2.13
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $93,492
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8860 Appoline St	0.13mi	5/1.5 (+1)	1,561 (+5%)	4mo	$61,272	$39	75
5801 Oakman Blvd	0.39mi	4/1.5	1,451 (-2%)	5mo	$160,000	$110	72
9338 Cheyenne St	0.38mi	3/1.0 (-1)	1,565 (+6%)	1mo	$50,000	$32	67
9206 Pinehurst St	0.15mi	3/1.5 (-1)	1,308 (-12%)	3mo	$45,000	$34	63
9141 Hartwell St	0.47mi	3/1.5 (-1)	1,431 (-4%)	6mo	$90,000	$63	60
9412 Steel St	0.31mi	3/1.5 (-1)	1,353 (-9%)	7mo	$95,000	$70	58
8205 Appoline St	0.51mi	3/1.5 (-1)	1,580 (+6%)	1mo	$105,000	$66	57
10327 Kramer St	0.30mi	3/1.5 (-1)	1,273 (-14%)	1mo	$133,770	$105	55
9119 Littlefield St	0.41mi	3/1.0 (-1)	1,298 (-12%)	2mo	$60,000	$46	53
10405 Orangelawn St	0.55mi	3/1.5 (-1)	1,350 (-9%)	3mo	$7,000	$5	50
8130 Ward St	0.61mi	3/1.0 (-1)	1,278 (-14%)	1mo	$157,000	$123	42
10340 Maplelawn St	0.64mi	3/2.0 (-1)	1,296 (-13%)	5mo	$27,000	$21	36

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: 15.4%
• Equity multiple: 1.60×
• Total profit: $15,051
• Equity at exit: $13,419

10-year hold

• IRR: 21.8%
• Equity multiple: 2.60×
• Total profit: $40,384
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,446 high
• Mortgage (P&I): −$472
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $532

Break-even live

Break-even rent $773

Max offer price $90,000

Occupancy floor 58%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	44d	1	0.13mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	0.40mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	0.41mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	0.52mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	0.65mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	2d	1	0.81mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	17d	1	0.85mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	20d	1	0.86mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	1.21mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	1.22mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	1.23mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	1.24mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	1.34mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	1.37mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	44d	1	1.41mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	1.42mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.42mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	1.43mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	1.44mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	1.48mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	1.48mi

Listing history 11 events

1. 2026-06-18
   days on market $90,000 Active 11 DOM
2. 2026-06-17
   days on market $90,000 Active 10 DOM
3. 2026-06-16
   days on market $90,000 Active 9 DOM
4. 2026-06-15
   status $90,000 Active 8 DOM
5. 2026-06-02
   listing id $90,000 Pending 8 DOM
6. 2026-06-02
   listing id $90,000 Pending 8 DOM
7. 2026-05-22
   listed $90,000 Active 152-char remark

   Show marketing remark (152 chars)

   Beautiful 4 bedroom brick bungalow with finished basement, central air, fireplace, 2 car garage, form dining room 1.1 baths, large living room and more.

8. 2026-05-22
   listed $90,000 Active

   Show marketing remark (152 chars)

   Beautiful 4 bedroom brick bungalow with finished basement, central air, fireplace, 2 car garage, form dining room 1.1 baths, large living room and more.

9. 2026-05-20
   historical $90,000 152-char remark

   Show marketing remark (152 chars)

   Beautiful 4 bedroom brick bungalow with finished basement, central air, fireplace, 2 car garage, form dining room 1.1 baths, large living room and more.

10. 2013-12-31
    historical
11. 2013-05-20
    listed $1,000

ⓘ 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: $1,218 · $102/mo
• Projected year-2 tax: $1,302 · $109/mo
• Expected delta: +$84/yr (+$7/mo · 6.9%)

ⓘ 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: $17,356
• − Mortgage interest: −$5,041
• − Property taxes: −$1,218
• − Insurance: −$450
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$2,618
• Taxable income: $5,251
• Est. tax owed @ 24.0%: −$1,260
• After-tax cash flow: $5,119/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

+8900.0% since first listed

5 events — show timeline

• 2026-05-22 Listed $90,000 MiRealSource-MiMLS
• 2026-05-22 Listed $90,000 REALCOMP
• 2026-05-20 Coming Soon $90,000 MiRealSource-MiMLS
• 2013-12-31 Listing Removed — MiRealSource-MiMLS
• 2013-05-20 Listed $1,000 MiRealSource-MiMLS

Property tax history

-0.7%/yr

Latest (2025): $1,218 · -12.2% YoY. Source: county tax records.