5808 Mcclellan St · Detroit, MI 48213

$73,000

3 bd · 1.0 ba · 1,258 sqft · SingleFamily public records · 65 Days on market

Built 1910 3,049 sqft lot $58/sqft · 59% above area

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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 +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 5808 McClellan St! This move-in ready 3-bedroom, 1-bathroom home offers 1,258 square feet of comfortable living space on Detroit's east side. Freshly painted throughout with brand new carpet, this home is truly turnkey just bring your furniture and unpack. Whether you're a first-time buyer looking for the perfect place to plant roots, or an investor searching for a clean, rent-ready property, this one checks all the boxes. Conveniently located near Gratiot Avenue with quick access to shopping, dining, schools, and I-94. Don't miss out - schedule your private showing today!

Key facts

• 3,049 sq ft lot
• Built 1910
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $462 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $69k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 10.1% 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: 192 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $1,324/mo this rent would consume 47% of the median local household income ($34k/yr) (locally 1202% 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 $505 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 + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y ago; this cycle's ask has dropped $12k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $73k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,620 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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.
9. 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.
10. 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: 1.81% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.15%
• DSCR: 2.21
• GRM: 4.6

CMA / ARV

• ARV (median comp): $45,798
• List price: $73,000
• Delta: 59.40%
• 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
5855 Hurlbut St	0.26mi	3/1.0	1,296 (+3%)	5mo	$119,900	$93	78
5832 Garland St	0.41mi	3/1.0	1,169 (-7%)	6mo	$29,900	$26	64
6026 Maxwell St	0.62mi	4/1.0 (+1)	1,266 (+1%)	2mo	$10,000	$8	63
6631 Seminole St	0.74mi	3/1.5	1,248 (-1%)	2mo	$24,000	$19	61
6659 Fischer St	0.60mi	3/1.0	1,200 (-5%)	6mo	$22,000	$18	60
5239 Crane St	0.44mi	3/1.0	1,404 (+12%)	4mo	$24,500	$17	56
6156 Iroquois St	0.53mi	2/1.0 (-1)	1,148 (-9%)	3mo	$50,000	$44	53
5171 Burns St	0.53mi	3/1.0	1,425 (+13%)	3mo	$20,000	$14	50
5336 Fischer St	0.43mi	3/1.0	1,096 (-13%)	13mo	$45,000	$41	48
5113 Bewick St	0.51mi	3/2.0	1,368 (+9%)	13mo	$60,000	$44	47
5120 Belvidere St	0.40mi	3/2.0	1,098 (-13%)	12mo	$83,500	$76	46
5406 Iroquois St	0.54mi	4/1.0 (+1)	1,371 (+9%)	11mo	$80,000	$58	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 1.87×
• Total profit: $17,694
• Equity at exit: $10,885

10-year hold

• IRR: 29.3%
• Equity multiple: 3.62×
• Total profit: $53,613
• Equity at exit: $6,312

Cash invested: $20,440 (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 48213

• Active inventory: 192
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$383
• Tax from tax record: −$170 /mo · $2,043/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $462

Break-even live

Break-even rent $739

Max offer price $73,000

Occupancy floor 60%

Sensitivity live

Price	-10% $504	-5% $483	+0% $462	+5% $442	+10% $421
Rent	-10% $358	-5% $410	+0% $462	+5% $515	+10% $567
Rate	-1.0pp $499	-0.5pp $481	base $462	+0.5pp $444	+1.0pp $424

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	25d	1	0.32mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	19d	1	0.44mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	18d	1	0.50mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	19d	1	0.66mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	18d	1	0.73mi
8215 Badger St Detroit, MI	2.0	1.0	1000	$1,000	$1.00	16d	1	0.86mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	45d	1	0.88mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	45d	1	0.89mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	45d	1	0.94mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	16d	1	0.99mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	18d	1	1.01mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	25d	1	1.05mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	18d	1	1.11mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	18d	1	1.25mi
3937 Beniteau St Detroit, MI	2.0	1.0	900	$950	$1.06	16d	1	1.33mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	45d	1	1.33mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	25d	1	1.34mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	45d	1	1.35mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	45d	1	1.36mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	45d	1	1.46mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	4d	1	1.48mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	18d	1	1.50mi

Listing history 36 events

1. 2026-06-21
   days on market $73,000 Active 65 DOM
2. 2026-06-18
   days on market $73,000 Active 62 DOM
3. 2026-06-17
   days on market $73,000 Active 61 DOM
4. 2026-06-15
   days on market $73,000 Active 59 DOM
5. 2026-06-13
   days on market $73,000 Active 57 DOM
6. 2026-06-13
   days on market $73,000 Active 56 DOM
7. 2026-06-09
   days on market $73,000 Active 53 DOM
8. 2026-06-08
   days on market $73,000 Active 52 DOM
9. 2026-06-07
   days on market $73,000 Active 51 DOM
10. 2026-06-04
    days on market $73,000 Active 48 DOM
11. 2026-06-03
    days on market $73,000 Active 47 DOM
12. 2026-06-02
    days on market $73,000 Active 46 DOM
13. 2026-06-01
    days on market $73,000 Active 45 DOM
14. 2026-05-31
    days on market $73,000 Active 44 DOM
15. 2026-05-12
    price $73,000 597-char remark

    Show marketing remark (602 chars)

    Welcome home to 5808 McClellan St! This move-in ready 3-bedroom, 1-bathroom home offers 1,258 square feet of comfortable living space on Detroit's east side. Freshly painted throughout with brand new carpet, this home is truly turnkey just bring your furniture and unpack. Whether you're a first-time buyer looking for the perfect place to plant roots, or an investor searching for a clean, rent-ready property, this one checks all the boxes. Conveniently located near Gratiot Avenue with quick access to shopping, dining, schools, and I-94. Don't miss out — schedule your private showing today!

16. 2026-05-12
    price $73,000 602-char remark

    Show marketing remark (602 chars)

    Welcome home to 5808 McClellan St! This move-in ready 3-bedroom, 1-bathroom home offers 1,258 square feet of comfortable living space on Detroit's east side. Freshly painted throughout with brand new carpet, this home is truly turnkey just bring your furniture and unpack. Whether you're a first-time buyer looking for the perfect place to plant roots, or an investor searching for a clean, rent-ready property, this one checks all the boxes. Conveniently located near Gratiot Avenue with quick access to shopping, dining, schools, and I-94. Don't miss out — schedule your private showing today!

17. 2026-04-17
    listed $85,000 Active 597-char remark

    Show marketing remark (602 chars)

    Welcome home to 5808 McClellan St! This move-in ready 3-bedroom, 1-bathroom home offers 1,258 square feet of comfortable living space on Detroit's east side. Freshly painted throughout with brand new carpet, this home is truly turnkey just bring your furniture and unpack. Whether you're a first-time buyer looking for the perfect place to plant roots, or an investor searching for a clean, rent-ready property, this one checks all the boxes. Conveniently located near Gratiot Avenue with quick access to shopping, dining, schools, and I-94. Don't miss out — schedule your private showing today!

18. 2026-04-17
    listed $85,000 Active 602-char remark

    Show marketing remark (602 chars)

    Welcome home to 5808 McClellan St! This move-in ready 3-bedroom, 1-bathroom home offers 1,258 square feet of comfortable living space on Detroit's east side. Freshly painted throughout with brand new carpet, this home is truly turnkey just bring your furniture and unpack. Whether you're a first-time buyer looking for the perfect place to plant roots, or an investor searching for a clean, rent-ready property, this one checks all the boxes. Conveniently located near Gratiot Avenue with quick access to shopping, dining, schools, and I-94. Don't miss out — schedule your private showing today!

19. 2024-07-17
    soldstatus $25,500
20. 2024-07-17
    soldstatus $25,500 Closed
21. 2024-06-28
    status Pending
22. 2024-06-27
    status Active
23. 2024-06-27
    status Pending
24. 2024-06-22
    price $20,000
25. 2024-06-14
    price $10,000
26. 2024-06-14
    status Back on Market
27. 2024-05-30
    status Pending
28. 2024-05-19
    listed $29,000 Active
29. 2024-05-16
    historical $29,000
30. 2024-05-16
    listed $20,000
31. 2013-05-17
    soldstatus $2,900
32. 2013-05-17
    soldstatus $2,900
33. 2013-02-15
    historical
34. 2013-02-15
    historical
35. 2012-12-31
    listed $2,900
36. 2012-12-31
    listed $2,900

ⓘ 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: $2,043 · $170/mo
• Projected year-2 tax: $2,043 · $170/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: $15,888
• − Mortgage interest: −$4,089
• − Property taxes: −$2,043
• − Insurance: −$365
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,124
• Taxable income: $4,725
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $4,416/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% 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: ▼ -122.86%
• Current HPI: 217.2037
• Rent YoY: —
• 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

+2417.2% since first listed

22 events — show timeline

• 2026-05-12 Price Changed $73,000 MiRealSource-MiMLS
• 2026-05-12 Price Changed $73,000 REALCOMP
• 2026-04-17 Listed $85,000 REALCOMP
• 2026-04-17 Listed $85,000 MiRealSource-MiMLS
• 2024-07-17 Sold (MLS) $25,500 MiRealSource-MiMLS
• 2024-07-17 Sold (MLS) $25,500 REALCOMP
• 2024-06-28 Pending — MiRealSource-MiMLS
• 2024-06-27 Relisted — MiRealSource-MiMLS
• 2024-06-27 Pending — MiRealSource-MiMLS
• 2024-06-22 Price Changed $20,000 MiRealSource-MiMLS
• 2024-06-14 Price Changed $10,000 MiRealSource-MiMLS
• 2024-06-14 Relisted — MiRealSource-MiMLS
• 2024-05-30 Pending — MiRealSource-MiMLS
• 2024-05-19 Listed $29,000 MiRealSource-MiMLS
• 2024-05-16 Coming Soon $29,000 MiRealSource-MiMLS
• 2024-05-16 Listed $20,000 REALCOMP
• 2013-05-17 Sold (MLS) $2,900 REALCOMP
• 2013-05-17 Sold (MLS) $2,900 MiRealSource-MiMLS
• 2013-02-15 Listing Removed — REALCOMP
• 2013-02-15 Listing Removed — MiRealSource-MiMLS
• 2012-12-31 Listed $2,900 REALCOMP
• 2012-12-31 Listed $2,900 MiRealSource-MiMLS

Property tax history

+10.8%/yr

Latest (2025): $2,043 · +312.1% YoY. Source: county tax records.