4116 Kendall St · Detroit, MI 48238

$110,000

3 bd · 1.0 ba · 1,436 sqft · SingleFamily public records · 23 Days on market

Built 1930 3,920 sqft lot Est $126k · 13% under ↓ 12% since listing

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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 +26.5/30.0
• ARV discount +13.3/15.0
• DSCR +9.0/10.0
• 1% rule +6.2/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom Home in Detroit Welcome to 4116 Kendall! This inviting 3-bedroom, 1-bath home offers the perfect blend of classic charm and modern updates. Step inside to find a bright and airy living space, a functional kitchen ready for your personal touch, and spacious bedrooms for comfortable living. The home features a generous backyard. Perfect for gatherings, gardening, or simply relaxing outdoors. Conveniently located near local shops, schools, and major freeways, this property is ideal for first-time buyers, investors, or anyone looking for a well-maintained Detroit home. Don't miss the chance to make it yours, schedule your showing today! Batvai

Key facts

• Functional kitchen
• Generous backyard
• 3,920 sq ft lot

Tags

• GENEROUS BACKYARD
• FUNCTIONAL KITCHEN
• BRIGHT AND AIRY LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

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 fast (+6.1%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 44% of the median local income ($33k/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 $761 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 + 6.1% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 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 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.12% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $126,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4072 Kendall St	0.04mi	3/1.5	1,357 (-6%)	15mo	$121,000	$89	75
13587 Monica St	0.43mi	3/1.0	1,484 (+3%)	5mo	$130,000	$88	70
3730 Pasadena St	0.29mi	3/1.0	1,359 (-5%)	11mo	$83,500	$61	68
4294 W Buena Vista St	0.54mi	3/1.0	1,400 (-2%)	9mo	$110,000	$79	63
13218 Stoepel St	0.51mi	3/1.0	1,372 (-4%)	14mo	$66,500	$48	57
13240 Stoepel St	0.49mi	3/1.0	1,538 (+7%)	15mo	$65,000	$42	53
4052 W Buena Vista St	0.53mi	3/1.5	1,242 (-14%)	1mo	$160,000	$129	50
13955 Roselawn St	0.68mi	4/2.0 (+1)	1,440 (+0%)	11mo	$122,000	$85	50
2943 Oakman Blvd	0.46mi	3/1.5	1,620 (+13%)	13mo	$192,500	$119	44
14270 Roselawn St	0.62mi	3/1.0	1,268 (-12%)	15mo	$70,000	$55	39
3211 Ewald Cir	0.71mi	3/1.5	1,302 (-9%)	15mo	$149,500	$115	37
12739 Stoepel St	0.69mi	4/1.5 (+1)	1,612 (+12%)	10mo	$145,000	$90	32

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $4,636
• Equity at exit: $16,401

10-year hold

• IRR: 15.9%
• Equity multiple: 2.47×
• Total profit: $45,311
• Equity at exit: $9,511

Cash invested: $30,800 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$577
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $290

Break-even live

Break-even rent $868

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $352	-5% $321	+0% $290	+5% $259	+10% $228
Rent	-10% $192	-5% $241	+0% $290	+5% $339	+10% $387
Rate	-1.0pp $345	-0.5pp $318	base $290	+0.5pp $261	+1.0pp $232

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	0.29mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	0.30mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	0.42mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	0.50mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	0.50mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	0.51mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	0.53mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	0.53mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.54mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	0.55mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	0.64mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	0.65mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	0.65mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.69mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.75mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	0.76mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	0.82mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.82mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	44d	1	0.82mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.84mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.85mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.86mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	4d	1	1.00mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	44d	1	1.01mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	1.03mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	21d	1	1.03mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	25d	1	1.05mi
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	25d	1	1.05mi
3224 Monterey St Unit 2E Detroit, MI	2.0	1.0	1200	$1,350	$1.12	44d	1	1.06mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	1.10mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	1.10mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	1.13mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	5d	1	1.14mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	1.15mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	44d	1	1.15mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	1.16mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.16mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	1.21mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	17d	1	1.21mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.21mi

Listing history 10 events

1. 2026-04-08
   status Pending 666-char remark

   Show marketing remark (666 chars)

   Charming 3-Bedroom Home in Detroit Welcome to 4116 Kendall! This inviting 3-bedroom, 1-bath home offers the perfect blend of classic charm and modern updates. Step inside to find a bright and airy living space, a functional kitchen ready for your personal touch, and spacious bedrooms for comfortable living. The home features a generous backyard. Perfect for gatherings, gardening, or simply relaxing outdoors. Conveniently located near local shops, schools, and major freeways, this property is ideal for first-time buyers, investors, or anyone looking for a well-maintained Detroit home. Don't miss the chance to make it yours, schedule your showing today! Batvai

2. 2026-04-08
   status Pending

   Show marketing remark (666 chars)

   Charming 3-Bedroom Home in Detroit Welcome to 4116 Kendall! This inviting 3-bedroom, 1-bath home offers the perfect blend of classic charm and modern updates. Step inside to find a bright and airy living space, a functional kitchen ready for your personal touch, and spacious bedrooms for comfortable living. The home features a generous backyard. Perfect for gatherings, gardening, or simply relaxing outdoors. Conveniently located near local shops, schools, and major freeways, this property is ideal for first-time buyers, investors, or anyone looking for a well-maintained Detroit home. Don't miss the chance to make it yours, schedule your showing today! Batvai

3. 2026-03-16
   listed $110,000 Active

   Show marketing remark (666 chars)

   Charming 3-Bedroom Home in Detroit Welcome to 4116 Kendall! This inviting 3-bedroom, 1-bath home offers the perfect blend of classic charm and modern updates. Step inside to find a bright and airy living space, a functional kitchen ready for your personal touch, and spacious bedrooms for comfortable living. The home features a generous backyard. Perfect for gatherings, gardening, or simply relaxing outdoors. Conveniently located near local shops, schools, and major freeways, this property is ideal for first-time buyers, investors, or anyone looking for a well-maintained Detroit home. Don't miss the chance to make it yours, schedule your showing today! Batvai

4. 2026-03-16
   listed $110,000 Active 666-char remark

   Show marketing remark (666 chars)

   Charming 3-Bedroom Home in Detroit Welcome to 4116 Kendall! This inviting 3-bedroom, 1-bath home offers the perfect blend of classic charm and modern updates. Step inside to find a bright and airy living space, a functional kitchen ready for your personal touch, and spacious bedrooms for comfortable living. The home features a generous backyard. Perfect for gatherings, gardening, or simply relaxing outdoors. Conveniently located near local shops, schools, and major freeways, this property is ideal for first-time buyers, investors, or anyone looking for a well-maintained Detroit home. Don't miss the chance to make it yours, schedule your showing today! Batvai

5. 2026-01-01
   historical
6. 2026-01-01
   historical
7. 2025-10-06
   price $120,000
8. 2025-10-06
   price $120,000
9. 2025-08-10
   listed $125,000 Active
10. 2025-08-09
    listed $125,000 Active

ⓘ 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: $753 · $63/mo
• Projected year-2 tax: $1,223 · $102/mo
• Expected delta: +$471/yr (+$39/mo · 62.6%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,815
• − Mortgage interest: −$6,162
• − Property taxes: −$753
• − Insurance: −$550
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$3,200
• Taxable income: $1,780
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $3,052/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

-12.0% since first listed

10 events — show timeline

• 2026-04-08 Pending — MiRealSource-MiMLS
• 2026-04-08 Pending — REALCOMP
• 2026-03-16 Listed $110,000 REALCOMP
• 2026-03-16 Listed $110,000 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-06 Price Changed $120,000 MiRealSource-MiMLS
• 2025-10-06 Price Changed $120,000 REALCOMP
• 2025-08-10 Listed $125,000 REALCOMP
• 2025-08-09 Listed $125,000 MiRealSource-MiMLS

Property tax history

-3.0%/yr

Latest (2025): $753 · -37.9% YoY. Source: county tax records.