11635 Minock St · Detroit, MI 48228

$64,900

3 bd · 1.5 ba · 1,532 sqft · SingleFamily public records · 161 Days on market

Built 1926 4,792 sqft lot $42/sqft · 15% below area Est $76k · 15% 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 +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

SPRAWLING COLONIAL HOME LOCATED JUST NORTH OF PLYMOUTH ROAD AND EAST OF EVERGREEN. THIS HOME FEATURES A 2 CAR DETACHED GARAGE, LARGE INVITING LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, BONUS ROOM/DEN, SPACIOUS KITCHEN, THE SECOND FLOOR INCLUDES THREE GOOD SIZED BEDROOMS AND FULL BATH. THIS WOULD MAKE A GREAT ADDITION TO YOUR INVESTMENT PORTFOLIO! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

Key facts

• Formal dining room
• Spacious kitchen
• Bonus room

Tags

• SPRAWLING COLONIAL HOME
• DETACHED GARAGE
• LARGE INVITING LIVING ROOM
• FORMAL DINING ROOM
• BONUS ROOM
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,301/mo this rent would consume 51% 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 $449 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 + 0.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1926 — 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: 2.00% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.10%
• DSCR: 2.47
• GRM: 4.2

CMA / ARV

• ARV (median comp): $76,141
• List price: $64,900
• Delta: -14.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11378 Westwood St	0.16mi	3/2.0	1,501 (-2%)	17mo	$131,000	$87	73
9983 Grandville Ave	0.31mi	3/1.0	1,543 (+1%)	15mo	$90,000	$58	70
11366 Evergreen Ave	0.21mi	3/1.0	1,700 (+11%)	16mo	$75,000	$44	56
10041 Minock St	0.23mi	3/1.0	1,336 (-13%)	13mo	$74,000	$55	55
9988 Stout St	0.45mi	3/1.0	1,404 (-8%)	10mo	$124,000	$88	54
10001 Fielding St	0.52mi	3/2.0	1,620 (+6%)	14mo	$106,500	$66	53
9950 Braile St	0.62mi	3/1.0	1,553 (+1%)	17mo	$140,000	$90	53
11640 Greenview Ave	0.52mi	4/2.0 (+1)	1,680 (+10%)	2mo	$122,000	$73	51
9911 Piedmont St	0.40mi	3/1.5	1,753 (+14%)	10mo	$130,000	$74	49
9608 Fielding St	0.60mi	3/1.0	1,680 (+10%)	7mo	$110,000	$65	48
9571 Heyden St	0.56mi	3/1.0	1,748 (+14%)	17mo	$74,000	$42	34
12150 Patton St	0.54mi	4/1.0 (+1)	1,310 (-14%)	15mo	$84,900	$65	31

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: 24.6%
• Equity multiple: 1.97×
• Total profit: $17,659
• Equity at exit: $9,677

10-year hold

• IRR: 30.3%
• Equity multiple: 3.31×
• Total profit: $42,020
• Equity at exit: $5,611

Cash invested: $18,172 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,301 high
• Mortgage (P&I): −$340
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $501

Break-even live

Break-even rent $666

Max offer price $64,900

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	21d	1	0.55mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	17d	1	0.55mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.63mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	0.82mi
13581 Penrod St Detroit, MI	4.0	1.0	1152	$1,200	$1.04	43d	1	1.05mi
14118 Evergreen Rd Unit 14120 Detroit, MI	2.0	1.0	1580	$996	$0.63	24d	1	1.12mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	1.18mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	1.37mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	1.37mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	43d	1	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $64,900 Active 161 DOM
2. 2026-06-17
   days on market $64,900 Active 160 DOM
3. 2026-06-15
   days on market $64,900 Active 158 DOM
4. 2026-06-13
   days on market $64,900 Active 156 DOM
5. 2026-06-13
   pricedays on market $64,900 Active 155 DOM
6. 2026-06-09
   days on market $67,900 Active 152 DOM
7. 2026-06-08
   days on market $67,900 Active 151 DOM
8. 2026-06-07
   days on market $67,900 Active 150 DOM
9. 2026-06-04
   days on market $67,900 Active 147 DOM
10. 2026-06-03
    days on market $67,900 Active 146 DOM
11. 2026-06-01
    days on market $67,900 Active 144 DOM
12. 2026-05-31
    days on market $67,900 Active 143 DOM
13. 2026-04-09
    price $67,900 551-char remark

    Show marketing remark (551 chars)

    SPRAWLING COLONIAL HOME LOCATED JUST NORTH OF PLYMOUTH ROAD AND EAST OF EVERGREEN. THIS HOME FEATURES A 2 CAR DETACHED GARAGE, LARGE INVITING LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, BONUS ROOM/DEN, SPACIOUS KITCHEN, THE SECOND FLOOR INCLUDES THREE GOOD SIZED BEDROOMS AND FULL BATH. THIS WOULD MAKE A GREAT ADDITION TO YOUR INVESTMENT PORTFOLIO! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

14. 2026-04-08
    price $67,900 551-char remark

    Show marketing remark (551 chars)

    SPRAWLING COLONIAL HOME LOCATED JUST NORTH OF PLYMOUTH ROAD AND EAST OF EVERGREEN. THIS HOME FEATURES A 2 CAR DETACHED GARAGE, LARGE INVITING LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, BONUS ROOM/DEN, SPACIOUS KITCHEN, THE SECOND FLOOR INCLUDES THREE GOOD SIZED BEDROOMS AND FULL BATH. THIS WOULD MAKE A GREAT ADDITION TO YOUR INVESTMENT PORTFOLIO! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

15. 2026-02-26
    price $69,900 551-char remark

    Show marketing remark (551 chars)

    SPRAWLING COLONIAL HOME LOCATED JUST NORTH OF PLYMOUTH ROAD AND EAST OF EVERGREEN. THIS HOME FEATURES A 2 CAR DETACHED GARAGE, LARGE INVITING LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, BONUS ROOM/DEN, SPACIOUS KITCHEN, THE SECOND FLOOR INCLUDES THREE GOOD SIZED BEDROOMS AND FULL BATH. THIS WOULD MAKE A GREAT ADDITION TO YOUR INVESTMENT PORTFOLIO! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

16. 2026-02-25
    price $69,900 551-char remark

    Show marketing remark (551 chars)

    SPRAWLING COLONIAL HOME LOCATED JUST NORTH OF PLYMOUTH ROAD AND EAST OF EVERGREEN. THIS HOME FEATURES A 2 CAR DETACHED GARAGE, LARGE INVITING LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, BONUS ROOM/DEN, SPACIOUS KITCHEN, THE SECOND FLOOR INCLUDES THREE GOOD SIZED BEDROOMS AND FULL BATH. THIS WOULD MAKE A GREAT ADDITION TO YOUR INVESTMENT PORTFOLIO! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

17. 2026-01-08
    listed $72,500 Active 551-char remark

    Show marketing remark (551 chars)

    SPRAWLING COLONIAL HOME LOCATED JUST NORTH OF PLYMOUTH ROAD AND EAST OF EVERGREEN. THIS HOME FEATURES A 2 CAR DETACHED GARAGE, LARGE INVITING LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, BONUS ROOM/DEN, SPACIOUS KITCHEN, THE SECOND FLOOR INCLUDES THREE GOOD SIZED BEDROOMS AND FULL BATH. THIS WOULD MAKE A GREAT ADDITION TO YOUR INVESTMENT PORTFOLIO! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

18. 2026-01-08
    listed $72,500 Active 551-char remark

    Show marketing remark (551 chars)

    SPRAWLING COLONIAL HOME LOCATED JUST NORTH OF PLYMOUTH ROAD AND EAST OF EVERGREEN. THIS HOME FEATURES A 2 CAR DETACHED GARAGE, LARGE INVITING LIVING ROOM WITH FIREPLACE, FORMAL DINING ROOM, BONUS ROOM/DEN, SPACIOUS KITCHEN, THE SECOND FLOOR INCLUDES THREE GOOD SIZED BEDROOMS AND FULL BATH. THIS WOULD MAKE A GREAT ADDITION TO YOUR INVESTMENT PORTFOLIO! PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

19. 2021-04-28
    soldstatus $49,000
20. 2011-11-30
    soldstatus $4,000

ⓘ 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: $1,910 · $159/mo
• Projected year-2 tax: $1,910 · $159/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 ≥99°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: $15,611
• − Mortgage interest: −$3,635
• − Property taxes: −$1,910
• − Insurance: −$324
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$1,888
• Taxable income: $5,355
• Est. tax owed @ 24.0%: −$1,285
• After-tax cash flow: $4,729/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

+1597.5% since first listed

8 events — show timeline

• 2026-04-09 Price Changed $67,900 MiRealSource-MiMLS
• 2026-04-08 Price Changed $67,900 REALCOMP
• 2026-02-26 Price Changed $69,900 MiRealSource-MiMLS
• 2026-02-25 Price Changed $69,900 REALCOMP
• 2026-01-08 Listed $72,500 REALCOMP
• 2026-01-08 Listed $72,500 MiRealSource-MiMLS
• 2021-04-28 Sold (Public Records) $49,000 Public Records
• 2011-11-30 Sold (Public Records) $4,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,910 · -54.3% YoY. Source: county tax records.