9637 Auburn St · Detroit, MI 48228

$70,000

3 bd · 1.0 ba · 1,110 sqft · SingleFamily · 4 Days on market

Built 1942 Poor condition 5,663 sqft lot $63/sqft · 6% above area Est $66k · 6% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.6/15.0
• Livability +3.7/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and check out this beautifully renovated 3 beds 1 bath home in the heart of SW Detroit. Featuring recently updated windows, a renovated kitchen, and a refreshed bathroom, this home is ready for you to move in and make it your own.

Key facts

• Close to parks
• Convenient location
• Close to major roads

Tags

• CONVENIENT LOCATION
• CLOSE TO MAJOR ROADS
• CLOSE TO SHOPPING
• CLOSE TO PARKS
• EASY ACCESS FOR COMMUTERS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 14.2% 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 soft (-2.3%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $1,198/mo this rent would consume 47% of the median local household income ($31k/yr) (locally 4144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 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 + 0.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $14k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $70k implies a 1607% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.71% ✓
• Cap rate: 14.23%
• Cash-on-cash: 28.34%
• DSCR: 2.26
• GRM: 4.9

CMA / ARV

• ARV (median comp): $65,800
• List price: $70,000
• Delta: 6.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10006 Auburn St	0.14mi	3/1.0	1,150 (+4%)	1mo	$63,000	$55	86
9977 Evergreen Ave	0.17mi	3/1.0	1,150 (+4%)	2mo	$86,000	$75	84
9570 Westwood St	0.16mi	3/1.0	1,188 (+7%)	1mo	$80,000	$67	80
9328 Patton St	0.48mi	3/1.0	1,062 (-4%)	1mo	$50,000	$47	70
9934 Warwick St	0.34mi	3/1.0	1,018 (-8%)	2mo	$70,000	$69	69
20627 Patton Ct	0.59mi	3/1.5	1,100 (-1%)	3mo	$105,000	$95	67
9534 Heyden St	0.25mi	3/1.0	960 (-14%)	3mo	$100,000	$104	64
9116 Patton St	0.57mi	3/1.0	1,029 (-7%)	1mo	$45,000	$44	60
9221 Grandville Ave	0.39mi	3/1.0	971 (-12%)	2mo	$135,000	$139	59
9317 Artesian St	0.44mi	2/1.0 (-1)	994 (-10%)	1mo	$25,000	$25	56
8854 Stout St	0.64mi	3/1.0	989 (-11%)	2mo	$66,250	$67	50
11419 Braile St	0.59mi	2/1.0 (-1)	969 (-13%)	2mo	$45,000	$46	45

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: 19.1%
• Equity multiple: 1.75×
• Total profit: $14,643
• Equity at exit: $10,437

10-year hold

• IRR: 25.3%
• Equity multiple: 2.90×
• Total profit: $37,213
• Equity at exit: $6,052

Cash invested: $19,600 (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: 363
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $463

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 56%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	22d	1	0.17mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	18d	1	0.17mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.19mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.42mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.43mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.43mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.43mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.44mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.44mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.44mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.44mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.45mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.48mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	44d	1	0.54mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.60mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.64mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.67mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.67mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.68mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.68mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.69mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.69mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.69mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.74mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	0.78mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	0.84mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	0.96mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.97mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	1.05mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.12mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	1.16mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	44d	1	1.20mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	1.21mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.21mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	1.22mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.23mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	44d	1	1.23mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.26mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	1.27mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.28mi

Listing history 27 events

1. 2026-06-18
   days on market $70,000 Active 4 DOM
2. 2026-06-17
   days on market $70,000 Active 3 DOM
3. 2026-06-16
   days on market $70,000 Active 2 DOM
4. 2026-06-15
   remarks 687-char remark
5. 2026-06-15
   listing id $70,000 Active 1 DOM
6. 2026-06-15
   remarks 682-char remark
7. 2026-06-15
   days on marketlisting id $70,000 Active 1 DOM
8. 2026-06-13
   days on market $70,000 Active 193 DOM
9. 2026-06-13
   days on market $70,000 Active 192 DOM
10. 2026-06-09
    days on market $70,000 Active 189 DOM
11. 2026-06-08
    days on market $70,000 Active 188 DOM
12. 2026-06-07
    days on market $70,000 Active 187 DOM
13. 2026-06-04
    days on market $70,000 Active 184 DOM
14. 2026-06-03
    days on market $70,000 Active 183 DOM
15. 2026-06-01
    days on market $70,000 Active 181 DOM
16. 2026-05-31
    days on market $70,000 Active 180 DOM
17. 2026-04-29
    price $79,000 235-char remark

    Show marketing remark (235 chars)

    Come and check out this beautifully renovated 3 beds 1 bath home in the heart of SW Detroit. Featuring recently updated windows, a renovated kitchen, and a refreshed bathroom, this home is ready for you to move in and make it your own.

18. 2026-04-29
    price $79,000 235-char remark

    Show marketing remark (235 chars)

    Come and check out this beautifully renovated 3 beds 1 bath home in the heart of SW Detroit. Featuring recently updated windows, a renovated kitchen, and a refreshed bathroom, this home is ready for you to move in and make it your own.

19. 2026-04-22
    price $80,000 235-char remark

    Show marketing remark (235 chars)

    Come and check out this beautifully renovated 3 beds 1 bath home in the heart of SW Detroit. Featuring recently updated windows, a renovated kitchen, and a refreshed bathroom, this home is ready for you to move in and make it your own.

20. 2026-04-22
    price $80,000 235-char remark

    Show marketing remark (235 chars)

    Come and check out this beautifully renovated 3 beds 1 bath home in the heart of SW Detroit. Featuring recently updated windows, a renovated kitchen, and a refreshed bathroom, this home is ready for you to move in and make it your own.

21. 2025-11-30
    listed $84,000 Active 235-char remark

    Show marketing remark (235 chars)

    Come and check out this beautifully renovated 3 beds 1 bath home in the heart of SW Detroit. Featuring recently updated windows, a renovated kitchen, and a refreshed bathroom, this home is ready for you to move in and make it your own.

22. 2025-11-30
    listed $84,000 Active 235-char remark

    Show marketing remark (235 chars)

    Come and check out this beautifully renovated 3 beds 1 bath home in the heart of SW Detroit. Featuring recently updated windows, a renovated kitchen, and a refreshed bathroom, this home is ready for you to move in and make it your own.

23. 2011-05-18
    soldstatus $4,100
24. 2011-04-27
    soldstatus $4,100
25. 2011-02-17
    historical
26. 2010-11-05
    listed $3,600
27. 2010-11-05
    listed $3,600

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,379
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$2,036
• Taxable income: $4,721
• Est. tax owed @ 24.0%: −$1,133
• After-tax cash flow: $4,421/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it up to a livable condition. Significant improvements in the roof, exterior, windows, interior, flooring, kitchen, bathroom, HVAC, and landscaping would substantially increase its value.

Repairs flagged

• Major roof — No visible photos of the roof.
• Major exterior siding — No visible photos of the exterior siding.
• Major windows — No visible photos of the windows.
• Major interior walls/paint — No visible photos of the interior walls/paint.
• Major flooring — No visible photos of the flooring.
• Major kitchen — No visible photos of the kitchen.
• Major bathroom — No visible photos of the bathroom.
• Major HVAC/mechanicals — No visible photos of the HVAC/mechanicals.
• Major landscaping/curb appeal — No visible photos of the landscaping/curb appeal.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and value.
• Both exterior siding repair — Repairing the siding would enhance the home's curb appeal and value.
• Both window replacement — New windows would improve energy efficiency and the home's overall appearance.
• Both interior wall and paint repair — Repainting and repairing interior walls would improve the home's condition and value.
• Both flooring replacement — Replacing the flooring would improve the home's condition and value.
• Both kitchen renovation — A new kitchen would significantly improve the home's functionality and value.
• Both bathroom renovation — A new bathroom would improve the home's functionality and value.
• Both HVAC/mechanical upgrade — Upgrading the HVAC system would improve comfort and energy efficiency, enhancing the home's value.
• Both landscaping and curb appeal — Improving the landscaping and curb appeal would enhance the home's overall appearance and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible photos of the roof.	Major	$15,000–50,000
exterior siding · No visible photos of the exterior siding.	Major	$15,000–50,000
windows · No visible photos of the windows.	Major	$15,000–50,000
interior walls/paint · No visible photos of the interior walls/paint.	Major	$15,000–50,000
flooring · No visible photos of the flooring.	Major	$15,000–50,000
kitchen · No visible photos of the kitchen.	Major	$15,000–50,000
bathroom · No visible photos of the bathroom.	Major	$15,000–50,000
HVAC/mechanicals · No visible photos of the HVAC/mechanicals.	Major	$15,000–50,000
landscaping/curb appeal · No visible photos of the landscaping/curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Both exterior siding repair — Repairing the siding would enhance the home's curb appeal and value. ↑
• Both window replacement — New windows would improve energy efficiency and the home's overall appearance. ↑
• Both interior wall and paint repair — Repainting and repairing interior walls would improve the home's condition and value. ↑
• Both flooring replacement — Replacing the flooring would improve the home's condition and value. ↑
• Both kitchen renovation — A new kitchen would significantly improve the home's functionality and value. ↑
• Both bathroom renovation — A new bathroom would improve the home's functionality and value. ↑
• Both HVAC/mechanical upgrade — Upgrading the HVAC system would improve comfort and energy efficiency, enhancing the home's value. ↑
• Both landscaping and curb appeal — Improving the landscaping and curb appeal would enhance the home's overall appearance and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+2094.4% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $79,000 MiRealSource-MiMLS
• 2026-04-29 Price Changed $79,000 REALCOMP
• 2026-04-22 Price Changed $80,000 MiRealSource-MiMLS
• 2026-04-22 Price Changed $80,000 REALCOMP
• 2025-11-30 Listed $84,000 REALCOMP
• 2025-11-30 Listed $84,000 MiRealSource-MiMLS
• 2011-05-18 Sold (MLS) $4,100 MiRealSource-MiMLS
• 2011-04-27 Sold (MLS) $4,100 REALCOMP
• 2011-02-17 Listing Removed — MiRealSource-MiMLS
• 2010-11-05 Listed $3,600 REALCOMP
• 2010-11-05 Listed $3,600 MiRealSource-MiMLS