11783 Kenmoor St · Detroit, MI 48205

$60,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 71 Days on market

Built 1936 4,792 sqft lot $46/sqft · 22% below area Est $77k · 22% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 3 bedroom brick ranch nestled in a nice residential area is looking for its new owner. This would make a great home or investment. Sold AS IS. Dimensions are estimated. Schedule your appointment today!

Key facts

• 4,792 sq ft lot
• Garage
• Built 1936

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.1% vs local median 10.2% 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); 373 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $415 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 + 1.3% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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: 2.26% ✓
• Cap rate: 19.06%
• Cash-on-cash: 45.60%
• DSCR: 3.03
• GRM: 3.7

CMA / ARV

• ARV (median comp): $76,870
• List price: $60,000
• Delta: -21.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11785 Nashville St	0.13mi	3/1.5	1,360 (+5%)	4mo	$55,000	$40	81
11461 Engleside St	0.22mi	3/1.0	1,200 (-7%)	5mo	$75,000	$63	73
12802 Dresden St	0.19mi	3/1.0	1,152 (-11%)	5mo	$25,000	$22	69
11234 Kenmoor St	0.37mi	3/2.0	1,200 (-7%)	0mo	$75,300	$63	66
17170 Bradford Ave	0.21mi	3/1.0	1,450 (+12%)	7mo	$27,000	$19	65
17613 Rowe St	0.35mi	3/1.5	1,391 (+7%)	6mo	$71,000	$51	64
11226 Minden St	0.47mi	3/1.5	1,169 (-10%)	3mo	$49,000	$42	57
12019 Sanford St	0.50mi	3/1.0	1,149 (-11%)	2mo	$31,500	$27	57
11090 Patrick Ave	0.65mi	3/2.0	1,180 (-9%)	3mo	$55,000	$47	49
11821 Greiner St	0.57mi	4/1.5 (+1)	1,198 (-8%)	7mo	$26,000	$22	48
18009 Beland St	0.71mi	3/2.0	1,200 (-7%)	5mo	$102,000	$85	46
17680 Teppert St	0.52mi	3/1.0	1,101 (-15%)	6mo	$120,000	$109	46

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: 40.8%
• Equity multiple: 2.71×
• Total profit: $28,728
• Equity at exit: $8,946

10-year hold

• IRR: 46.3%
• Equity multiple: 5.08×
• Total profit: $68,607
• Equity at exit: $5,188

Cash invested: $16,800 (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: 373
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$315
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $638

Break-even live

Break-even rent $548

Max offer price $60,000

Occupancy floor 48%

Sensitivity live

Price	-10% $672	-5% $655	+0% $638	+5% $621	+10% $604
Rent	-10% $531	-5% $585	+0% $638	+5% $692	+10% $746
Rate	-1.0pp $669	-0.5pp $654	base $638	+0.5pp $623	+1.0pp $607

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	0.09mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	0.11mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	0.14mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	0.26mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.40mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	18d	1	0.40mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	0.44mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	0.52mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	0.62mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	15d	1	0.68mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	44d	1	0.75mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	0.76mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	2d	1	0.82mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	18d	1	0.85mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	18d	1	0.88mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	0.95mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	0.98mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	1.01mi
18947 Runyon St Detroit, MI	3.0	1.0	1614	$1,100	$0.68	44d	1	1.04mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	1.05mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	18d	1	1.11mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	17d	1	1.22mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	1.24mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	1.25mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	1.26mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	18d	1	1.27mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	44d	1	1.30mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	1.37mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	18d	1	1.39mi

Listing history 25 events

1. 2026-06-18
   days on market $60,000 Active 71 DOM
2. 2026-06-17
   days on market $60,000 Active 70 DOM
3. 2026-06-15
   days on market $60,000 Active 68 DOM
4. 2026-06-13
   days on market $60,000 Active 66 DOM
5. 2026-06-13
   days on market $60,000 Active 65 DOM
6. 2026-06-10
   price $60,000 Active 62 DOM
7. 2026-06-09
   days on market $69,900 Active 62 DOM
8. 2026-06-08
   days on market $69,900 Active 61 DOM
9. 2026-06-07
   days on market $69,900 Active 60 DOM
10. 2026-06-04
    days on market $69,900 Active 57 DOM
11. 2026-06-03
    days on market $69,900 Active 56 DOM
12. 2026-06-02
    days on market $69,900 Active 55 DOM
13. 2026-06-01
    days on market $69,900 Active 54 DOM
14. 2026-05-31
    days on market $69,900 Active 53 DOM
15. 2026-04-08
    listed $69,900 Active 206-char remark

    Show marketing remark (206 chars)

    This 3 bedroom brick ranch nestled in a nice residential area is looking for its new owner. This would make a great home or investment. Sold AS IS. Dimensions are estimated. Schedule your appointment today!

16. 2026-04-08
    listed $69,900 Active 206-char remark

    Show marketing remark (206 chars)

    This 3 bedroom brick ranch nestled in a nice residential area is looking for its new owner. This would make a great home or investment. Sold AS IS. Dimensions are estimated. Schedule your appointment today!

17. 2025-07-09
    historical
18. 2025-04-30
    price $75,000
19. 2025-04-29
    price $75,000
20. 2025-04-17
    price $78,900
21. 2025-04-16
    price $78,900
22. 2025-03-29
    listed $80,000 Active
23. 2025-03-29
    listed $80,000 Active
24. 2007-07-06
    soldstatus $85,000
25. 1998-02-26
    soldstatus $30,175

ⓘ 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: $1,120 · $93/mo
• Projected year-2 tax: $1,120 · $93/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 ≥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: $16,274
• − Mortgage interest: −$3,361
• − Property taxes: −$1,120
• − Insurance: −$300
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$1,745
• Taxable income: $7,144
• Est. tax owed @ 24.0%: −$1,715
• After-tax cash flow: $5,946/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

+131.6% since first listed

11 events — show timeline

• 2026-04-08 Listed $69,900 REALCOMP
• 2026-04-08 Listed $69,900 MiRealSource-MiMLS
• 2025-07-09 Listing Removed — MiRealSource-MiMLS
• 2025-04-30 Price Changed $75,000 MiRealSource-MiMLS
• 2025-04-29 Price Changed $75,000 REALCOMP
• 2025-04-17 Price Changed $78,900 MiRealSource-MiMLS
• 2025-04-16 Price Changed $78,900 REALCOMP
• 2025-03-29 Listed $80,000 REALCOMP
• 2025-03-29 Listed $80,000 MiRealSource-MiMLS
• 2007-07-06 Sold (Public Records) $85,000 Public Records
• 1998-02-26 Sold (Public Records) $30,175 Public Records

Property tax history

-4.8%/yr

Latest (2025): $1,120 · -53.8% YoY. Source: county tax records.