10029 Violetlawn St · Detroit, MI 48204

$84,900

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 1 Days on market

Built 1925 3,920 sqft lot Est $82k · 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +6.1/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Colonial style home features 3 sizable bedrooms, nice size backyard , large basement with lots of storage and much more. FHA and VA buyers welcome. NO land contract buyers will be considered. Easy showings. Don't miss out, go see it today!

Key facts

• Colonial style home
• Lots of storage
• Nice size backyard

Tags

• COLONIAL STYLE HOME
• NICE SIZE BACKYARD
• LARGE BASEMENT
• LOTS OF STORAGE

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Sewer available
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation; Built with shingle roof
• Exterior features: Front porch; Paved road access; Lot approximately 0.09 acres (40 x 100)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Unfinished basement; Five total rooms; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

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: 244 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 41% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($587 loan paydown + $8k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 26y 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 $40k; list at $85k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1925 — 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: 1.38% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.46%
• DSCR: 1.82
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $82,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10340 Maplelawn St	0.25mi	3/2.0	1,296 (+2%)	5mo	$27,000	$21	77
10405 Orangelawn St	0.26mi	3/1.5	1,350 (+6%)	3mo	$7,000	$5	73
10327 Kramer St	0.57mi	3/1.5	1,273 (+0%)	0mo	$133,770	$105	70
9206 Pinehurst St	0.46mi	3/1.5	1,308 (+3%)	3mo	$45,000	$34	68
10123 Crocuslawn St	0.10mi	3/1.0	1,107 (-13%)	7mo	$104,999	$95	68
9145 Pinehurst St	0.52mi	3/1.5	1,240 (-2%)	5mo	$66,000	$53	65
8999 Griggs St	0.46mi	3/2.0	1,196 (-6%)	0mo	$190,000	$159	65
10300 Orangelawn St	0.19mi	3/1.0	1,092 (-14%)	4mo	$52,000	$48	64
9412 Steel St	0.59mi	3/1.5	1,353 (+7%)	7mo	$95,000	$70	54
12027 Manor St	0.73mi	3/1.0	1,340 (+6%)	3mo	$86,750	$65	54
12026 Manor Arc	0.72mi	3/1.0	1,200 (-5%)	8mo	$65,000	$54	51
11931 Wisconsin St	0.71mi	3/3.0	1,407 (+11%)	5mo	$135,900	$97	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.0%
• Equity multiple: 3.93×
• Total profit: $69,534
• Equity at exit: $76,485

10-year hold

• IRR: 32.7%
• Equity multiple: 8.84×
• Total profit: $186,456
• Equity at exit: $164,942

Cash invested: $23,772 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$445
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $366

Break-even live

Break-even rent $712

Max offer price $84,900

Occupancy floor 64%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	44d	1	0.14mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	44d	1	0.20mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	0.44mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	0.45mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.45mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	44d	1	0.46mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	0.54mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	0.66mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	0.74mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	0.76mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	20d	1	0.85mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.88mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	0.90mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	17d	1	0.91mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.92mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	0.93mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.93mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	2d	1	0.94mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.95mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	1.01mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	20d	1	1.10mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	1.14mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	5d	1	1.15mi
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	24d	1	1.16mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	5d	1	1.24mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	1.27mi
8762 Epworth St Unit 8768 Detroit, MI	2.0	1.0	900	$1,000	$1.11	24d	1	1.33mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	1.40mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	1.44mi

Listing history 2 events

1. 2026-06-18
   remarks 239-char remark

   Show marketing remark (239 chars)

   Colonial style home features 3 sizable bedrooms, nice size backyard , large basement with lots of storage and much more. FHA and VA buyers welcome. NO land contract buyers will be considered. Easy showings. Don't miss out, go see it today!

2. 2026-06-18
   listed $84,900 Active 1 DOM

   Show marketing remark (239 chars)

   Colonial style home features 3 sizable bedrooms, nice size backyard , large basement with lots of storage and much more. FHA and VA buyers welcome. NO land contract buyers will be considered. Easy showings. Don't miss out, go see it today!

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $1,146 · $96/mo
• Expected delta: +$161/yr (+$13/mo · 16.4%)

ⓘ 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: $14,102
• − Mortgage interest: −$4,756
• − Property taxes: −$985
• − Insurance: −$424
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,470
• Taxable income: $3,211
• Est. tax owed @ 24.0%: −$771
• After-tax cash flow: $3,618/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+60.2% since first listed

27 events — show timeline

• 2026-06-18 Listed $84,900 REALCOMP
• 2026-06-18 Listed $84,900 MiRealSource-MiMLS
• 2026-04-24 Listing Removed — MiRealSource-MiMLS
• 2026-04-24 Listing Removed — REALCOMP
• 2026-01-21 Price Changed $75,000 MiRealSource-MiMLS
• 2026-01-20 Price Changed $75,000 REALCOMP
• 2025-11-03 Listed $80,000 REALCOMP
• 2025-11-03 Listed $80,000 MiRealSource-MiMLS
• 2024-10-31 Listing Removed — MiRealSource-MiMLS
• 2024-10-31 Listing Removed — REALCOMP
• 2024-08-27 Price Changed $68,900 MiRealSource-MiMLS
• 2024-08-27 Price Changed $68,900 REALCOMP
• 2024-06-11 Price Changed $69,900 MiRealSource-MiMLS
• 2024-06-10 Price Changed $69,900 REALCOMP
• 2024-04-26 Listed $75,000 REALCOMP
• 2024-04-25 Listed $75,000 MiRealSource-MiMLS
• 2014-06-11 Listing Removed — MiRealSource-MiMLS
• 2013-07-21 Listing Removed — REALCOMP
• 2013-06-13 Listed $3,000 REALCOMP
• 2013-06-13 Listed $3,000 MiRealSource-MiMLS
• 2009-05-28 Listing Removed — REALCOMP
• 2008-09-05 Listed $85,000 REALCOMP
• 2008-08-14 Listing Removed — REALCOMP
• 2008-02-15 Listed $84,900 REALCOMP
• 2003-02-18 Sold (Public Records) $39,900 Public Records
• 2000-12-03 Listing Removed — REALCOMP
• 2000-08-03 Listed $53,000 REALCOMP

Property tax history

+4.9%/yr

Latest (2025): $985 · +10.9% YoY. Source: county tax records.