11529 Roxbury St · Detroit, MI 48224

$84,900

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 10 Days on market

Built 1943 5,227 sqft lot Est $64k · 32% over ↓ 6% since listing

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Why this score? — see what drove the C 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and investor-friendly, this charming Detroit property offers 2 bedrooms, 1 bathroom, and approximately 850 sq. ft. of living space. The home features hardwood floors, fresh paint, a full basement with laundry hookups, and a detached garage, making it an attractive option for both homeowners and rental investors. Located in an established neighborhood, it provides solid rental potential and low-maintenance ownership. Whether you're looking for a turnkey investment or an affordable home, this property presents a great opportunity with immediate occupancy potential.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1943

Property features AI

Finance

• Other: Lot approximately 0.12 acres (40 x 128); Subdivision: SEVEN MILE CADIEUX SUB 8; Cross street: Morang Ave; Directions: turn right or left depending on if you're coming north or south on Morang Ave, then turn onto Roxbury St

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer available
• Home design: Single-family residence; One level; Ground-level entry; Brick construction
• Construction: Brick exterior; Block foundation
• Exterior features: Asphalt roof; Paved road access; Alley access

Interior

• Kitchen: Gas cooktop; Free-standing refrigerator
• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Finished basement; Dryer, Washer; Free-standing refrigerator; Gas cooktop
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/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: Rents flat; 484 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 30% 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 $587 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts 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 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1943 — 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: 1.33% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $64,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11624 Wayburn St	0.24mi	3/1.0 (+1)	756 (+5%)	3mo	$17,000	$22	73
11974 Duchess St	0.50mi	2/1.0	724 (+1%)	5mo	$37,000	$51	72
19379 Mccormick St	0.47mi	2/1.0	696 (-3%)	4mo	$118,900	$171	69
19331 Mccormick St	0.48mi	2/1.0	696 (-3%)	6mo	$20,000	$29	67
12505 Laing St	0.42mi	3/1.0 (+1)	752 (+4%)	3mo	$54,600	$73	65
18700 Mccormick St	0.64mi	2/1.0	706 (-2%)	5mo	$63,000	$89	63
10878 Balfour Rd	0.31mi	3/1.0 (+1)	784 (+9%)	6mo	$70,000	$89	61
19404 Roscommon St	0.72mi	2/1.0	700 (-3%)	4mo	$85,000	$121	58
19380 Roscommon St	0.72mi	2/1.0	684 (-5%)	5mo	$100,500	$147	54
10670 Nottingham Rd	0.46mi	2/1.0	827 (+15%)	5mo	$35,000	$42	50
18547 Mccormick St	0.71mi	3/1.0 (+1)	689 (-4%)	7mo	$30,000	$44	49
18591 Kingsville St	0.72mi	2/1.0	824 (+14%)	1mo	$74,000	$90	42

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,125
• Equity at exit: $12,659

10-year hold

• IRR: 9.6%
• Equity multiple: 1.66×
• Total profit: $15,741
• Equity at exit: $7,341

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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$445
• Tax from tax record: −$122 /mo · $1,465/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $289

Break-even live

Break-even rent $763

Max offer price $84,900

Occupancy floor 69%

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.03mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	0.08mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	43d	1	0.37mi
16241 Seven Mile E Unit 4 Detroit, MI	1.0	1.0	650	$650	$1.00	43d	1	0.81mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	43d	1	0.81mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	14d	1	1.16mi
21301 Kingsville St Apt 108 Harper Woods, MI	1.0	1.0	700	$900	$1.29	3d	1	1.26mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	24d	1	1.42mi
5284 Devonshire Rd Unit 2 Detroit, MI	1.0	1.0	750	$1,050	$1.40	14d	1	1.42mi

Listing history 8 events

1. 2026-06-18
   days on market $84,900 Active 10 DOM
2. 2026-06-17
   days on market $84,900 Active 9 DOM
3. 2026-06-16
   days on market $84,900 Active 8 DOM
4. 2026-06-15
   days on market $84,900 Active 7 DOM
5. 2026-06-13
   days on market $84,900 Active 5 DOM
6. 2026-06-13
   days on market $84,900 Active 4 DOM
7. 2026-06-09
   remarks 583-char remark
8. 2026-06-09
   listed $84,900 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: $1,465 · $122/mo
• Projected year-2 tax: $1,465 · $122/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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,537
• − Mortgage interest: −$4,756
• − Property taxes: −$1,465
• − Insurance: −$424
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$2,470
• Taxable income: $2,256
• Est. tax owed @ 24.0%: −$541
• After-tax cash flow: $2,921/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

-5.6% since first listed

15 events — show timeline

• 2026-06-08 Listed $84,900 REALCOMP
• 2026-06-08 Listed $84,900 MiRealSource-MiMLS
• 2026-06-06 Listed for Rent $1,200 TENANTTURNER2
• 2025-08-27 Sold (Public Records) $130,000 Public Records
• 2025-07-15 Listing Removed — MiRealSource-MiMLS
• 2025-07-13 Price Changed $77,900 MiRealSource-MiMLS
• 2025-07-12 Price Changed $77,900 REALCOMP
• 2025-07-11 Relisted — MiRealSource-MiMLS
• 2025-07-11 Relisted — REALCOMP
• 2025-07-08 Listing Removed — MiRealSource-MiMLS
• 2025-07-01 Price Changed $79,900 MiRealSource-MiMLS
• 2025-06-30 Price Changed $79,900 REALCOMP
• 2025-06-25 Listed $89,900 MiRealSource-MiMLS
• 2025-06-25 Listed $89,900 REALCOMP
• 2025-06-21 Coming Soon — MiRealSource-MiMLS

Property tax history

+0.8%/yr

Latest (2025): $1,465 · +0.2% YoY. Source: county tax records.