9135 Winthrop St · Detroit, MI 48228

$70,000

2 bd · 1.0 ba · 787 sqft · SingleFamily public records · 15 Days on market

Built 1946 3,485 sqft lot

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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
• 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

Welcome to 9135 Winthrop - a charming 2-bedroom, 1-bath range located on Detroit's desirable west side! This property offers a spacious layout with great potential for both homeowners and investors alike. Features include a functional floor plan, generous living space, and a full basement for added convenience. Situated on a quiet residential block near schools, parks, shopping, and major freeways, this home provides easy access to everything Detroit has to offer. Whether you're looking for a primary residence or your next investment opportunity, this property is full of potential. Schedule your showing today!

Key facts

• Easy access
• Full basement
• 3,485 sq ft lot

Tags

• FULL BASEMENT
• QUIET RESIDENTIAL BLOCK
• EASY ACCESS

Property features AI

Exterior

• Parking: No garage; Basement parking access noted
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding construction
• Construction: Block foundation
• Exterior features: Asphalt roof; Paved road access

Interior

• Bedrooms: Total of 3 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Awning(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% 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: Rents soft (-2.3%/yr); 369 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $1,210/mo this rent would consume 47% 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 $484 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $4k; list at $70k implies a 1897% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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: 13.60%
• Cash-on-cash: 26.09%
• DSCR: 2.16
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $46,433
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9176 Winthrop St	0.06mi	3/1.0 (+1)	730 (-7%)	2mo	$30,000	$41	78
9590 Sussex St	0.45mi	2/1.0	800 (+2%)	7mo	$30,000	$38	71
8283 Sussex St	0.51mi	2/1.0	777 (-1%)	4mo	$58,000	$75	70
8896 Coyle St	0.32mi	3/1.0 (+1)	768 (-2%)	9mo	$45,000	$59	68
8324 Coyle St	0.52mi	2/1.0	800 (+2%)	8mo	$48,000	$60	66
10000 Montrose St	0.55mi	2/1.0	732 (-7%)	4mo	$25,000	$34	59
9580 Mansfield St	0.43mi	2/1.0	890 (+13%)	0mo	$23,000	$26	58
9965 Asbury Park	0.68mi	3/1.0 (+1)	824 (+5%)	6mo	$60,000	$73	51
10017 Mansfield St	0.62mi	2/1.0	862 (+10%)	8mo	$45,000	$52	49
11360 Prest St	0.69mi	3/1.0 (+1)	842 (+7%)	3mo	$55,000	$65	49
9997 Robson St	0.64mi	3/1.0 (+1)	865 (+10%)	3mo	$35,000	$40	46
9910 Coyle St	0.56mi	3/1.0 (+1)	904 (+15%)	4mo	$56,000	$62	41

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: 16.2%
• Equity multiple: 1.63×
• Total profit: $12,294
• Equity at exit: $10,437

10-year hold

• IRR: 22.4%
• Equity multiple: 2.64×
• Total profit: $32,129
• Equity at exit: $6,052

Cash invested: $19,600 (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: 369
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$367
• Tax from tax record: −$134 /mo · $1,607/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $426

Break-even live

Break-even rent $671

Max offer price $70,000

Occupancy floor 60%

Sensitivity live

Price	-10% $466	-5% $446	+0% $426	+5% $406	+10% $386
Rent	-10% $330	-5% $378	+0% $426	+5% $474	+10% $522
Rate	-1.0pp $461	-0.5pp $444	base $426	+0.5pp $408	+1.0pp $389

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	0.18mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	0.31mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	0.33mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	0.36mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	44d	1	0.41mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	0.42mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	0.52mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	0.53mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	0.54mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	0.55mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	0.64mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	0.67mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	0.67mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	0.68mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	0.73mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	0.75mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	0.77mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	0.87mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	0.87mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	16d	1	1.03mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.07mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	23d	1	1.07mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.08mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	44d	1	1.13mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	1.14mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.15mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	1.17mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	44d	1	1.17mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	1.22mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	1.37mi
13310 Plymouth Rd Unit 05 Detroit, MI	1.0	1.0	650	$595	$0.92	44d	1	1.41mi
13310 Plymouth Rd Unit 1 Detroit, MI	1.0	1.0	650	$645	$0.99	44d	1	1.41mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	1.48mi

Listing history 11 events

1. 2026-06-21
   days on market $70,000 Active 15 DOM
2. 2026-06-18
   days on market $70,000 Active 12 DOM
3. 2026-06-17
   days on market $70,000 Active 11 DOM
4. 2026-06-16
   days on market $70,000 Active 10 DOM
5. 2026-06-15
   days on market $70,000 Active 9 DOM
6. 2026-06-13
   days on market $70,000 Active 7 DOM
7. 2026-06-13
   days on market $70,000 Active 6 DOM
8. 2026-06-09
   days on market $70,000 Active 3 DOM
9. 2026-06-08
   days on market $70,000 Active 2 DOM
10. 2026-06-07
    remarks 617-char remark
11. 2026-06-07
    listed $70,000 Active 1 DOM

ⓘ 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: $1,607 · $134/mo
• Projected year-2 tax: $1,607 · $134/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 ≥98°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: $14,526
• − Mortgage interest: −$3,921
• − Property taxes: −$1,607
• − Insurance: −$350
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$2,036
• Taxable income: $4,287
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $4,084/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

+900.0% since first listed

13 events — show timeline

• 2026-06-06 Listed $70,000 REALCOMP
• 2026-06-06 Listed $70,000 MiRealSource-MiMLS
• 2014-12-11 Sold (MLS) $3,505 REALCOMP
• 2014-12-11 Sold (MLS) $3,505 MiRealSource-MiMLS
• 2014-11-24 Listing Removed — REALCOMP
• 2014-11-24 Listing Removed — MiRealSource-MiMLS
• 2014-11-18 Relisted — REALCOMP
• 2014-11-06 Listing Removed — REALCOMP
• 2014-10-21 Listed $3,500 REALCOMP
• 2014-10-21 Listed $3,500 MiRealSource-MiMLS
• 1998-01-09 Sold (Public Records) $33,000 Public Records
• 1997-07-03 Sold (Public Records) $8,000 Public Records
• 1994-05-11 Sold (Public Records) $7,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,607 · -0.0% YoY. Source: county tax records.