9092 Patton St · Detroit, MI 48228

$79,900

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 33 Days on market

Built 1950 6,098 sqft lot Est $66k · 21% over

---

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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +9.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick home in an established neighborhood near Joy Rd, Rouge Park, and Dixon Educational Learning Academy. Property features 3 bedrooms, 1 bath, basement. Home needs some TLC, offering a great opportunity for investors or buyers looking to add value. Strong potential in a well-connected area. BATVAI.

Key facts

• Basement
• Brick home
• 6,098 sq ft lot

Tags

• BRICK HOME
• ESTABLISHED NEIGHBORHOOD
• BASEMENT

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1950
• Construction: Brick construction
• Exterior features: Public water; Lot of about 0.14 acres

Interior

• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 3 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% 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 soft (-2.3%/yr); 367 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 ($31k/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 $552 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.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.42% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.08%
• DSCR: 1.54
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $65,962
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9116 Patton St	0.02mi	3/1.0	1,029 (-8%)	1mo	$45,000	$44	85
9328 Patton St	0.19mi	3/1.0	1,062 (-5%)	1mo	$50,000	$47	82
8854 Stout St	0.20mi	3/1.0	989 (-12%)	2mo	$66,250	$67	70
9977 Evergreen Ave	0.61mi	3/1.0	1,150 (+3%)	2mo	$86,000	$75	65
10006 Auburn St	0.72mi	3/1.0	1,150 (+3%)	1mo	$63,000	$55	61
8874 Grandville Ave	0.64mi	3/1.0	1,064 (-5%)	3mo	$63,000	$59	59
9570 Westwood St	0.67mi	3/1.0	1,188 (+6%)	1mo	$80,000	$67	58
8234 Patton St	0.55mi	3/1.0	1,010 (-10%)	2mo	$60,000	$59	57
9534 Heyden St	0.37mi	3/1.0	960 (-14%)	3mo	$100,000	$104	57
7816 Fielding St	0.75mi	3/1.0	1,022 (-9%)	2mo	$57,000	$56	49
9221 Grandville Ave	0.60mi	3/1.0	971 (-13%)	2mo	$135,000	$139	48
11419 Braile St	0.73mi	2/1.0 (-1)	969 (-13%)	2mo	$45,000	$46	37

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: -2.3%
• Equity multiple: 0.92×
• Total profit: $-1,843
• Equity at exit: $11,913

10-year hold

• IRR: 3.2%
• Equity multiple: 1.20×
• Total profit: $4,374
• Equity at exit: $6,908

Cash invested: $22,372 (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: 367
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$419
• Tax from tax record: −$219 /mo · $2,630/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $225

Break-even live

Break-even rent $850

Max offer price $79,900

Occupancy floor 75%

Sensitivity live

Price	-10% $270	-5% $248	+0% $225	+5% $203	+10% $180
Rent	-10% $135	-5% $180	+0% $225	+5% $270	+10% $315
Rate	-1.0pp $265	-0.5pp $245	base $225	+0.5pp $204	+1.0pp $183

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	45d	1	0.21mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.23mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.23mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.23mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.24mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.24mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.24mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	45d	1	0.24mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.24mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.26mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.26mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.32mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.34mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.34mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.34mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.34mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	45d	1	0.56mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	23d	1	0.58mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	19d	1	0.58mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	0.58mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	45d	1	0.60mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	0.66mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	19d	1	0.76mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	45d	1	0.81mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.84mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	0.88mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.02mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	14d	1	1.04mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	1.10mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.21mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	1.24mi
8254 W Parkway St Redford, MI	3.0	1.0	1220	$1,350	$1.11	14d	1	1.27mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	1.31mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	26d	1	1.32mi
6874 Country Ln Dearborn Heights, MI	2.0	1.5	1400	$1,500	$1.07	45d	1	1.38mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.38mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	18d	1	1.42mi

Listing history 50 events

1. 2026-06-21
   days on market $79,900 Active 33 DOM
2. 2026-06-18
   days on market $79,900 Active 30 DOM
3. 2026-06-17
   days on market $79,900 Active 29 DOM
4. 2026-06-15
   days on market $79,900 Active 27 DOM
5. 2026-06-13
   days on market $79,900 Active 25 DOM
6. 2026-06-13
   days on market $79,900 Active 24 DOM
7. 2026-06-09
   days on market $79,900 Active 21 DOM
8. 2026-06-08
   days on market $79,900 Active 20 DOM
9. 2026-06-07
   days on market $79,900 Active 19 DOM
10. 2026-06-04
    days on market $79,900 Active 16 DOM
11. 2026-06-03
    days on market $79,900 Active 15 DOM
12. 2026-06-02
    days on market $79,900 Active 14 DOM
13. 2026-06-01
    days on market $79,900 Active 13 DOM
14. 2026-05-31
    days on market $79,900 Active 12 DOM
15. 2026-05-19
    listed $79,900 Active 310-char remark

    Show marketing remark (310 chars)

    Charming brick home in an established neighborhood near Joy Rd, Rouge Park, and Dixon Educational Learning Academy. Property features 3 bedrooms, 1 bath, basement. Home needs some TLC, offering a great opportunity for investors or buyers looking to add value. Strong potential in a well-connected area. BATVAI.

16. 2026-05-19
    listed $79,900 Active 310-char remark

    Show marketing remark (310 chars)

    Charming brick home in an established neighborhood near Joy Rd, Rouge Park, and Dixon Educational Learning Academy. Property features 3 bedrooms, 1 bath, basement. Home needs some TLC, offering a great opportunity for investors or buyers looking to add value. Strong potential in a well-connected area. BATVAI.

17. 2026-05-19
    listed $79,900 Active

    Show marketing remark (310 chars)

    Charming brick home in an established neighborhood near Joy Rd, Rouge Park, and Dixon Educational Learning Academy. Property features 3 bedrooms, 1 bath, basement. Home needs some TLC, offering a great opportunity for investors or buyers looking to add value. Strong potential in a well-connected area. BATVAI.

18. 2023-11-14
    soldstatus $115,000
19. 2022-05-23
    soldstatus $55,000
20. 2022-05-13
    soldstatus $55,000 Sold
21. 2022-05-13
    soldstatus $55,000 Closed
22. 2022-04-22
    status Pending
23. 2022-04-22
    status Pending
24. 2022-04-13
    price $65,000
25. 2022-04-12
    price $65,000
26. 2022-03-13
    listed $70,000 Active
27. 2022-03-13
    listed $70,000 Active
28. 2022-01-18
    historical
29. 2022-01-18
    historical
30. 2021-08-23
    price $76,000
31. 2021-08-23
    price $76,000
32. 2021-08-22
    status Active
33. 2021-08-22
    status Active
34. 2021-07-27
    historical
35. 2021-07-27
    historical
36. 2021-07-08
    listed $80,000 Active
37. 2021-07-08
    listed $80,000 Active
38. 2017-10-20
    soldstatus $10,000
39. 2017-10-20
    soldstatus $10,000
40. 2017-09-26
    historical
41. 2017-08-25
    listed $15,000
42. 2017-08-25
    listed $15,000
43. 2008-03-14
    soldstatus $22,000
44. 2007-05-29
    listed $24,900
45. 2006-09-27
    historical
46. 2006-03-27
    listed $95,000
47. 2005-01-26
    soldstatus $97,300
48. 2003-06-03
    soldstatus $13,000
49. 2003-04-10
    listed $11,900
50. 2001-10-10
    soldstatus $80,600

ⓘ 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: $2,630 · $219/mo
• Projected year-2 tax: $2,630 · $219/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 ≥99°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: $13,619
• − Mortgage interest: −$4,476
• − Property taxes: −$2,630
• − Insurance: −$400
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,324
• Taxable income: $1,611
• Est. tax owed @ 24.0%: −$387
• After-tax cash flow: $2,315/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

+451.0% since first listed

39 events — show timeline

• 2026-05-19 Listed $79,900 SW Michigan MLS
• 2026-05-19 Listed $79,900 REALCOMP
• 2026-05-19 Listed $79,900 MiRealSource-MiMLS
• 2023-11-14 Sold (Public Records) $115,000 Public Records
• 2022-05-23 Sold (Public Records) $55,000 Public Records
• 2022-05-13 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2022-05-13 Sold (MLS) $55,000 REALCOMP
• 2022-04-22 Pending — MiRealSource-MiMLS
• 2022-04-22 Pending — REALCOMP
• 2022-04-13 Price Changed $65,000 MiRealSource-MiMLS
• 2022-04-12 Price Changed $65,000 REALCOMP
• 2022-03-13 Listed $70,000 MiRealSource-MiMLS
• 2022-03-13 Listed $70,000 REALCOMP
• 2022-01-18 Listing Removed — REALCOMP
• 2022-01-18 Listing Removed — MiRealSource-MiMLS
• 2021-08-23 Price Changed $76,000 MiRealSource-MiMLS
• 2021-08-23 Price Changed $76,000 REALCOMP
• 2021-08-22 Relisted — MiRealSource-MiMLS
• 2021-08-22 Relisted — REALCOMP
• 2021-07-27 Listing Removed — REALCOMP
• 2021-07-27 Listing Removed — MiRealSource-MiMLS
• 2021-07-08 Listed $80,000 MiRealSource-MiMLS
• 2021-07-08 Listed $80,000 REALCOMP
• 2017-10-20 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2017-10-20 Sold (MLS) $10,000 REALCOMP
• 2017-09-26 Listing Removed — REALCOMP
• 2017-08-25 Listed $15,000 MiRealSource-MiMLS
• 2017-08-25 Listed $15,000 REALCOMP
• 2008-03-14 Sold (MLS) $22,000 REALCOMP
• 2007-05-29 Listed $24,900 REALCOMP
• 2006-09-27 Listing Removed — REALCOMP
• 2006-03-27 Listed $95,000 REALCOMP
• 2005-01-26 Sold (Public Records) $97,300 Public Records
• 2003-06-03 Sold (MLS) $13,000 REALCOMP
• 2003-04-10 Listed $11,900 REALCOMP
• 2001-10-10 Sold (Public Records) $80,600 Public Records
• 2000-05-16 Sold (Public Records) $57,500 Public Records
• 1997-12-08 Sold (Public Records) $14,500 Public Records
• 1996-05-03 Sold (Public Records) $14,500 Public Records

Property tax history

+11.2%/yr

Latest (2025): $2,630 · -54.4% YoY. Source: county tax records.