9154 Wayburn St · Detroit, MI 48224

$84,000

4 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 26 Days on market

Built 1937 4,792 sqft lot Est $93k · 10% under

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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
• ARV discount +11.8/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

4 beds 1 bath!!! Very Nice block!! Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss this opportunity !

Key facts

• 4,792 sq ft lot
• Garage
• Built 1937

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Water available; Sewer available
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Brick construction; Brick/mortar foundation
• Exterior features: Paved road access; Lot dimensions approximately 35 x 139 (0.11 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 18d 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 39% 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 $581 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 + 0.7% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 24y 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 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,740 (1.5% below list)

Questions for the listing agent

1. Built in 1937 — 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: 1.73% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.38%
• DSCR: 2.26
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $92,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9817 Somerset Ave	0.42mi	3/1.0 (-1)	1,290 (0%)	2mo	$30,000	$23	74
10185 Beaconsfield St	0.49mi	3/1.0 (-1)	1,300 (+1%)	2mo	$73,000	$56	69
9500 Lakepointe St	0.17mi	3/1.0 (-1)	1,130 (-12%)	0mo	$125,000	$111	66
9722 Wayburn St	0.21mi	3/1.0 (-1)	1,464 (+14%)	2mo	$84,900	$58	61
9988 Somerset Ave	0.52mi	3/1.0 (-1)	1,206 (-6%)	1mo	$130,000	$108	59
5743 Buckingham Ave	0.60mi	3/1.5 (-1)	1,328 (+3%)	2mo	$160,000	$120	58
5791 Bedford St	0.72mi	3/1.5 (-1)	1,344 (+4%)	1mo	$178,000	$132	52
13113 Camden St	0.70mi	3/1.0 (-1)	1,224 (-5%)	2mo	$88,000	$72	52
13136 Maiden St	0.70mi	4/1.0	1,144 (-11%)	1mo	$10,000	$9	48
10318 Beaconsfield St	0.61mi	3/1.5 (-1)	1,146 (-11%)	1mo	$78,000	$68	45
5574 Buckingham Ave	0.68mi	3/1.0 (-1)	1,430 (+11%)	2mo	$105,000	$73	44
13406 Elmdale St	0.63mi	5/2.0 (+1)	1,460 (+13%)	2mo	$32,500	$22	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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 1.79×
• Total profit: $18,595
• Equity at exit: $12,525

10-year hold

• IRR: 26.6%
• Equity multiple: 3.09×
• Total profit: $49,199
• Equity at exit: $7,263

Cash invested: $23,520 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$441
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $556

Break-even live

Break-even rent $749

Max offer price $84,000

Occupancy floor 57%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	0.01mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	4d	1	0.08mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	0.24mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	14d	1	0.30mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	0.32mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	43d	1	0.33mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	43d	1	0.35mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	0.37mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	17d	1	0.38mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	14d	1	0.39mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	4d	1	0.47mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	0.50mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.56mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	0.58mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	24d	1	0.61mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	10d	1	0.65mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	4d	1	0.67mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	43d	1	0.69mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.77mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	16d	1	0.78mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	0.78mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.80mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.81mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	0.83mi
10030 Bishop St Detroit, MI	5.0	2.0	1721	$1,200	$0.70	17d	1	0.97mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	0.99mi
9142 Yorkshire Rd Detroit, MI	5.0	1.5	1450	$1,700	$1.17	1d	1	1.01mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	1.04mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	43d	1	1.04mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	1.07mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	1.11mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	1.13mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	17d	1	1.16mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	1.16mi
4251 Wayburn St Detroit, MI	3.0	1.5	1326	$1,650	$1.24	43d	1	1.20mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	1.21mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	1.22mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	1.25mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	1.27mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	1.27mi

Listing history 40 events

1. 2026-06-18
   days on market $84,000 Active 26 DOM
2. 2026-06-17
   days on market $84,000 Active 25 DOM
3. 2026-06-15
   days on market $84,000 Active 23 DOM
4. 2026-06-13
   days on market $84,000 Active 21 DOM
5. 2026-06-13
   days on market $84,000 Active 20 DOM
6. 2026-06-09
   days on market $84,000 Active 17 DOM
7. 2026-06-08
   days on market $84,000 Active 16 DOM
8. 2026-06-07
   days on market $84,000 Active 15 DOM
9. 2026-06-04
   days on market $84,000 Active 12 DOM
10. 2026-06-03
    days on market $84,000 Active 11 DOM
11. 2026-06-02
    days on market $84,000 Active 10 DOM
12. 2026-06-01
    days on market $84,000 Active 9 DOM
13. 2026-05-31
    days on market $84,000 Active 8 DOM
14. 2026-05-23
    listed $84,000 Active 160-char remark

    Show marketing remark (160 chars)

    4 beds 1 bath!!! Very Nice block!! Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss this opportunity !

15. 2026-05-23
    listed $84,000 Active

    Show marketing remark (160 chars)

    4 beds 1 bath!!! Very Nice block!! Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss this opportunity !

16. 2026-04-16
    historical
17. 2026-02-18
    price $84,500
18. 2026-02-18
    price $84,500
19. 2025-10-16
    price $86,500
20. 2025-10-16
    price $86,500
21. 2025-06-17
    status Active
22. 2025-06-17
    status Active
23. 2025-06-03
    status Pending
24. 2025-06-03
    status Pending
25. 2025-06-03
    historical
26. 2025-04-04
    listed $89,000 Active
27. 2025-04-04
    listed $89,000 Active
28. 2020-02-26
    soldstatus $78,900
29. 2010-08-27
    soldstatus $6,100
30. 2010-07-19
    listed $8,500
31. 2003-04-30
    soldstatus $89,000
32. 2003-01-31
    soldstatus $89,000
33. 2002-12-12
    historical
34. 2002-12-05
    listed $89,900
35. 2002-09-17
    soldstatus $25,000
36. 2002-09-11
    soldstatus $25,000
37. 2002-09-11
    soldstatus $25,000
38. 2002-08-16
    historical
39. 2002-08-04
    listed $29,900
40. 2002-08-04
    listed $29,900

ⓘ 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: $1,393 · $116/mo
• Projected year-2 tax: $1,393 · $116/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 ≥95°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: $17,434
• − Mortgage interest: −$4,705
• − Property taxes: −$1,393
• − Insurance: −$420
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$2,444
• Taxable income: $5,683
• Est. tax owed @ 24.0%: −$1,364
• After-tax cash flow: $5,310/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

+180.9% since first listed

27 events — show timeline

• 2026-05-23 Listed $84,000 REALCOMP
• 2026-05-23 Listed $84,000 MiRealSource-MiMLS
• 2026-04-16 Listing Removed — MiRealSource-MiMLS
• 2026-02-18 Price Changed $84,500 MiRealSource-MiMLS
• 2026-02-18 Price Changed $84,500 REALCOMP
• 2025-10-16 Price Changed $86,500 MiRealSource-MiMLS
• 2025-10-16 Price Changed $86,500 REALCOMP
• 2025-06-17 Relisted — MiRealSource-MiMLS
• 2025-06-17 Relisted — REALCOMP
• 2025-06-03 Pending — MiRealSource-MiMLS
• 2025-06-03 Pending — REALCOMP
• 2025-06-03 Listing Removed — REALCOMP
• 2025-04-04 Listed $89,000 REALCOMP
• 2025-04-04 Listed $89,000 MiRealSource-MiMLS
• 2020-02-26 Sold (Public Records) $78,900 Public Records
• 2010-08-27 Sold (MLS) $6,100 REALCOMP
• 2010-07-19 Listed $8,500 REALCOMP
• 2003-04-30 Sold (Public Records) $89,000 Public Records
• 2003-01-31 Sold (MLS) $89,000 MiRealSource-MiMLS
• 2002-12-12 Listing Removed — MiRealSource-MiMLS
• 2002-12-05 Listed $89,900 MiRealSource-MiMLS
• 2002-09-17 Sold (Public Records) $25,000 Public Records
• 2002-09-11 Sold (MLS) $25,000 REALCOMP
• 2002-09-11 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2002-08-16 Listing Removed — MiRealSource-MiMLS
• 2002-08-04 Listed $29,900 REALCOMP
• 2002-08-04 Listed $29,900 MiRealSource-MiMLS

Property tax history

+2.1%/yr

Latest (2025): $1,393 · -9.2% YoY. Source: county tax records.