11851 College St · Detroit, MI 48205

$85,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 159 Days on market

Built 1934 5,227 sqft lot $72/sqft · 62% 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 +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 11851 College St, a classic brick bungalow offering space, flexibility, and opportunity. This 3-bedroom, 1.5-bath home features a generously sized primary bedroom with two additional areas ideal for walk-in closets, office space, or a sitting area. The large basement provides excellent potential to finish and create additional living space, while the spacious backyard is perfect for entertaining family and friends. Previously rented for $1,400/month, this property is a great option for investors looking to add value and expand their rental portfolio, or for a buyer seeking a starter home. Being sold as-is - don't miss this versatile opportunity.

Key facts

• Spacious backyard
• Large basement
• 5,227 sq ft lot

Tags

• LARGE BASEMENT
• SPACIOUS BACKYARD

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 $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 rising (+1.3%/yr); 376 active listings in the ZIP; 30 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).
• This rent runs 42% of the median local income ($39k/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 $588 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 + 1.3% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $85k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.59% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.77%
• DSCR: 2.15
• GRM: 5.2

CMA / ARV

• ARV (median comp): $52,346
• List price: $85,000
• Delta: 62.38%
• 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
12802 Dresden St	0.23mi	3/1.0	1,152 (-2%)	5mo	$25,000	$22	82
12019 Sanford St	0.30mi	3/1.0	1,149 (-2%)	2mo	$31,500	$27	81
11461 Engleside St	0.30mi	3/1.0	1,200 (+2%)	5mo	$75,000	$63	78
11226 Minden St	0.45mi	3/1.5	1,169 (-1%)	3mo	$49,000	$42	74
11234 Kenmoor St	0.46mi	3/2.0	1,200 (+2%)	0mo	$75,300	$63	71
11090 Patrick Ave	0.54mi	3/2.0	1,180 (+0%)	3mo	$55,000	$47	68
12112 Findlay St	0.26mi	3/1.0	1,026 (-13%)	0mo	$23,000	$22	66
11566 Sanford St	0.36mi	3/1.0	1,048 (-11%)	2mo	$55,000	$52	64
12000 Findlay St	0.21mi	3/1.0	1,000 (-15%)	4mo	$62,500	$63	62
17665 Runyon St	0.69mi	3/2.0	1,096 (-7%)	1mo	$50,000	$46	52
11147 Findlay St	0.43mi	2/1.0 (-1)	1,028 (-13%)	3mo	$35,000	$34	51
17650 Beland St	0.75mi	3/1.5	1,094 (-7%)	2mo	$67,000	$61	50

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.69×
• Total profit: $16,538
• Equity at exit: $12,674

10-year hold

• IRR: 24.8%
• Equity multiple: 2.99×
• Total profit: $47,444
• Equity at exit: $7,349

Cash invested: $23,800 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$446
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $511

Break-even live

Break-even rent $706

Max offer price $85,000

Occupancy floor 57%

Sensitivity live

Price	-10% $559	-5% $535	+0% $511	+5% $487	+10% $463
Rent	-10% $404	-5% $458	+0% $511	+5% $564	+10% $618
Rate	-1.0pp $554	-0.5pp $533	base $511	+0.5pp $489	+1.0pp $467

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	0.09mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	0.10mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	0.17mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	18d	1	0.21mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.21mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	0.46mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	15d	1	0.50mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	0.57mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	6d	1	0.62mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	0.64mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	0.80mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	0.85mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	19d	1	0.86mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	19d	1	0.93mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	25d	1	0.94mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	3d	1	1.02mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	1.05mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	1.06mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	1.07mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	23d	1	1.07mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	1.08mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	1.15mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	1.32mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	17d	1	1.36mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	18d	1	1.36mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	1.36mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	44d	1	1.37mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	1.41mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	1.43mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	18d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $85,000 Active 159 DOM
2. 2026-06-18
   days on market $85,000 Active 156 DOM
3. 2026-06-17
   days on market $85,000 Active 155 DOM
4. 2026-06-15
   days on market $85,000 Active 153 DOM
5. 2026-06-13
   days on market $85,000 Active 151 DOM
6. 2026-06-13
   days on market $85,000 Active 150 DOM
7. 2026-06-09
   days on market $85,000 Active 147 DOM
8. 2026-06-08
   days on market $85,000 Active 146 DOM
9. 2026-06-07
   days on market $85,000 Active 145 DOM
10. 2026-06-04
    days on market $85,000 Active 142 DOM
11. 2026-06-03
    days on market $85,000 Active 141 DOM
12. 2026-06-01
    days on market $85,000 Active 139 DOM
13. 2026-05-31
    days on market $85,000 Active 138 DOM
14. 2026-05-01
    price $85,000 664-char remark

    Show marketing remark (664 chars)

    Welcome to 11851 College St, a classic brick bungalow offering space, flexibility, and opportunity. This 3-bedroom, 1.5-bath home features a generously sized primary bedroom with two additional areas ideal for walk-in closets, office space, or a sitting area. The large basement provides excellent potential to finish and create additional living space, while the spacious backyard is perfect for entertaining family and friends. Previously rented for $1,400/month, this property is a great option for investors looking to add value and expand their rental portfolio, or for a buyer seeking a starter home. Being sold as-is - don't miss this versatile opportunity.

15. 2026-04-30
    price $85,000 674-char remark

    Show marketing remark (674 chars)

    Welcome to 11851 College St, a classic brick bungalow offering space, flexibility, and opportunity. This 3-bedroom, 1.5-bath home features a generously sized primary bedroom with two additional areas ideal for walk-in closets, office space, or a sitting area. The large basement provides excellent potential to finish and create additional living space, while the spacious backyard is perfect for entertaining family and friends. Previously rented for $1,400/month, this property is a great option for investors looking to add value and expand their rental portfolio, or for a buyer seeking a starter home. Being sold as-is—don’t miss this versatile opportunity.

16. 2026-01-13
    listed $100,000 Active 674-char remark

    Show marketing remark (664 chars)

    Welcome to 11851 College St, a classic brick bungalow offering space, flexibility, and opportunity. This 3-bedroom, 1.5-bath home features a generously sized primary bedroom with two additional areas ideal for walk-in closets, office space, or a sitting area. The large basement provides excellent potential to finish and create additional living space, while the spacious backyard is perfect for entertaining family and friends. Previously rented for $1,400/month, this property is a great option for investors looking to add value and expand their rental portfolio, or for a buyer seeking a starter home. Being sold as-is - don't miss this versatile opportunity.

17. 2026-01-13
    listed $100,000 Active 664-char remark

    Show marketing remark (664 chars)

    Welcome to 11851 College St, a classic brick bungalow offering space, flexibility, and opportunity. This 3-bedroom, 1.5-bath home features a generously sized primary bedroom with two additional areas ideal for walk-in closets, office space, or a sitting area. The large basement provides excellent potential to finish and create additional living space, while the spacious backyard is perfect for entertaining family and friends. Previously rented for $1,400/month, this property is a great option for investors looking to add value and expand their rental portfolio, or for a buyer seeking a starter home. Being sold as-is - don't miss this versatile opportunity.

18. 2025-01-10
    historical $1,300
19. 2024-12-18
    listed $1,300
20. 2024-12-18
    historical $1,300
21. 2024-11-13
    listed $1,300
22. 2023-11-08
    historical $1,200
23. 2023-10-17
    listed $1,200
24. 2002-07-23
    soldstatus $17,000
25. 2000-05-23
    soldstatus $55,161

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$193/yr (+$16/mo · 20.9%)

ⓘ 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: $16,240
• − Mortgage interest: −$4,761
• − Property taxes: −$923
• − Insurance: −$425
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$2,473
• Taxable income: $5,059
• Est. tax owed @ 24.0%: −$1,214
• After-tax cash flow: $4,918/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+54.1% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $85,000 MiRealSource-MiMLS
• 2026-04-30 Price Changed $85,000 REALCOMP
• 2026-01-13 Listed $100,000 REALCOMP
• 2026-01-13 Listed $100,000 MiRealSource-MiMLS
• 2025-01-10 Rental Removed $1,300 REALCOMP
• 2024-12-18 Listed for Rent $1,300 REALCOMP
• 2024-12-18 Rental Removed $1,300 REALSOURCE
• 2024-11-13 Listed for Rent $1,300 REALSOURCE
• 2023-11-08 Rental Removed $1,200 REALSOURCE
• 2023-10-17 Listed for Rent $1,200 REALSOURCE
• 2002-07-23 Sold (Public Records) $17,000 Public Records
• 2000-05-23 Sold (Public Records) $55,161 Public Records

Property tax history

-5.8%/yr

Latest (2025): $923 · -53.6% YoY. Source: county tax records.