10731 Somerset Ave · Detroit, MI 48224

$69,000

2 bd · 1.0 ba · 819 sqft · SingleFamily public records · 65 Days on market

Built 1942 4,792 sqft lot $84/sqft · at area comps Est $68k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.8/15.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you're a savvy investor or searching for your first home, this is the opportunity you've been waiting for! This charming 2-bedroom brick home features a spacious backyard and a convenient location close to all the dining, shopping, and entertainment downtown Detroit has to offer. Step into a welcoming living room that's perfect for relaxing or entertaining and enjoy cooking in the kitchen with updated cabinetry and countertops. Two cozy bedrooms provide a restful retreat at the end of the day. Additional features include a detached garage and full basement, offering plenty of storage space to help keep your living areas clutter-free. Don't miss this great opportunity--Inquire today!

Key facts

• Spacious backyard
• Full basement
• Convenient location

Tags

• SPACIOUS BACKYARD
• CONVENIENT LOCATION
• UPDATED CABINETRY
• FULL BASEMENT
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 10.1% 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 flat; 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 33% 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 $477 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 + 0.7% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 12 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: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $64,859 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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 1942 — 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: 1.79% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.93%
• DSCR: 2.29
• GRM: 4.6

CMA / ARV

• ARV (median comp): $67,879
• List price: $69,000
• Delta: 1.65%
• 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
10670 Nottingham Rd	0.10mi	2/1.0	827 (+1%)	5mo	$35,000	$42	90
10827 Balfour Rd	0.18mi	3/1.0 (+1)	784 (-4%)	7mo	$72,500	$92	73
10878 Balfour Rd	0.24mi	3/1.0 (+1)	784 (-4%)	6mo	$70,000	$89	72
11624 Wayburn St	0.38mi	3/1.0 (+1)	756 (-8%)	3mo	$17,000	$22	62
11035 Worden St	0.61mi	3/1.0 (+1)	834 (+2%)	3mo	$55,000	$66	61
10704 Duprey St	0.68mi	3/1.0 (+1)	845 (+3%)	6mo	$104,000	$123	53
12075 Rossiter St	0.69mi	3/1.0 (+1)	851 (+4%)	4mo	$45,000	$53	53
12009 Wayburn St	0.59mi	2/1.0	900 (+10%)	7mo	$80,910	$90	50
11974 Duchess St	0.58mi	2/1.0	724 (-12%)	5mo	$37,000	$51	50
11490 Somerset Ave	0.54mi	3/1.0 (+1)	915 (+12%)	4mo	$70,000	$77	46
12141 Wayburn St	0.69mi	3/1.0 (+1)	908 (+11%)	5mo	$11,000	$12	40
10058 Greensboro St	0.69mi	3/1.0 (+1)	928 (+13%)	3mo	$40,000	$43	38

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: 20.6%
• Equity multiple: 1.82×
• Total profit: $15,760
• Equity at exit: $10,288

10-year hold

• IRR: 27.2%
• Equity multiple: 3.14×
• Total profit: $41,251
• Equity at exit: $5,966

Cash invested: $19,320 (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: 492
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$362
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $466

Break-even live

Break-even rent $647

Max offer price $69,000

Occupancy floor 57%

Sensitivity live

Price	-10% $505	-5% $485	+0% $466	+5% $446	+10% $427
Rent	-10% $368	-5% $417	+0% $466	+5% $515	+10% $563
Rate	-1.0pp $500	-0.5pp $483	base $466	+0.5pp $448	+1.0pp $430

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	0.18mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	44d	1	0.22mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	0.23mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	0.25mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	0.27mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.27mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	13d	1	0.33mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	0.37mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	0.37mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	0.46mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	44d	1	0.48mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	0.61mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	6d	1	0.67mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	0.67mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	16d	1	0.67mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	44d	1	0.68mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.68mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	44d	1	0.69mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	44d	1	0.71mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	0.73mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	16d	1	0.73mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	0.76mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	4d	1	0.78mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	44d	1	0.78mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.78mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	4d	1	0.80mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	19d	1	0.83mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	0.83mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	18d	1	0.84mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	18d	1	0.86mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	16d	1	0.89mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	44d	1	0.90mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	44d	1	0.91mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	18d	1	0.91mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	0.95mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	25d	1	0.97mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	1.00mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	13d	1	1.01mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	17d	1	1.02mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	25d	1	1.08mi

Listing history 47 events

1. 2026-06-21
   days on market $69,000 Active 65 DOM
2. 2026-06-18
   days on market $69,000 Active 62 DOM
3. 2026-06-17
   days on market $69,000 Active 61 DOM
4. 2026-06-15
   days on market $69,000 Active 59 DOM
5. 2026-06-13
   days on market $69,000 Active 57 DOM
6. 2026-06-13
   days on market $69,000 Active 56 DOM
7. 2026-06-09
   days on market $69,000 Active 53 DOM
8. 2026-06-08
   days on market $69,000 Active 52 DOM
9. 2026-06-07
   days on market $69,000 Active 51 DOM
10. 2026-06-04
    days on market $69,000 Active 48 DOM
11. 2026-06-03
    days on market $69,000 Active 47 DOM
12. 2026-06-02
    days on market $69,000 Active 46 DOM
13. 2026-06-01
    days on market $69,000 Active 45 DOM
14. 2026-05-31
    days on market $69,000 Active 44 DOM
15. 2026-04-17
    listed $69,000 Active 699-char remark

    Show marketing remark (699 chars)

    Whether you're a savvy investor or searching for your first home, this is the opportunity you've been waiting for! This charming 2-bedroom brick home features a spacious backyard and a convenient location close to all the dining, shopping, and entertainment downtown Detroit has to offer. Step into a welcoming living room that's perfect for relaxing or entertaining and enjoy cooking in the kitchen with updated cabinetry and countertops. Two cozy bedrooms provide a restful retreat at the end of the day. Additional features include a detached garage and full basement, offering plenty of storage space to help keep your living areas clutter-free. Don't miss this great opportunity--Inquire today!

16. 2026-04-17
    listed $69,000 Active 699-char remark

    Show marketing remark (699 chars)

    Whether you're a savvy investor or searching for your first home, this is the opportunity you've been waiting for! This charming 2-bedroom brick home features a spacious backyard and a convenient location close to all the dining, shopping, and entertainment downtown Detroit has to offer. Step into a welcoming living room that's perfect for relaxing or entertaining and enjoy cooking in the kitchen with updated cabinetry and countertops. Two cozy bedrooms provide a restful retreat at the end of the day. Additional features include a detached garage and full basement, offering plenty of storage space to help keep your living areas clutter-free. Don't miss this great opportunity--Inquire today!

17. 2026-04-17
    listed $69,000 Active

    Show marketing remark (699 chars)

    Whether you're a savvy investor or searching for your first home, this is the opportunity you've been waiting for! This charming 2-bedroom brick home features a spacious backyard and a convenient location close to all the dining, shopping, and entertainment downtown Detroit has to offer. Step into a welcoming living room that's perfect for relaxing or entertaining and enjoy cooking in the kitchen with updated cabinetry and countertops. Two cozy bedrooms provide a restful retreat at the end of the day. Additional features include a detached garage and full basement, offering plenty of storage space to help keep your living areas clutter-free. Don't miss this great opportunity--Inquire today!

18. 2025-11-07
    status Pending
19. 2025-11-07
    status Pending
20. 2025-10-22
    historical
21. 2025-10-22
    historical
22. 2025-10-03
    listed $69,000 Active
23. 2025-10-03
    listed $69,000 Active
24. 2025-10-03
    historical
25. 2025-10-03
    historical
26. 2025-08-01
    price $79,900
27. 2025-08-01
    price $79,900
28. 2025-07-15
    price $89,900
29. 2025-07-15
    price $89,900
30. 2025-03-28
    listed $99,900 Active
31. 2025-03-28
    listed $99,900 Active
32. 2021-05-03
    soldstatus $69,900
33. 2004-12-02
    soldstatus $72,000
34. 2004-08-30
    soldstatus $72,000
35. 2004-08-30
    soldstatus $72,000
36. 2004-08-26
    historical
37. 2004-05-20
    listed $69,000
38. 2004-05-20
    listed $69,000
39. 2004-05-20
    historical
40. 2004-04-02
    listed $71,900
41. 2004-04-02
    historical
42. 2003-12-17
    listed $71,900
43. 2003-11-12
    soldstatus $56,000
44. 2003-08-01
    soldstatus $30,000
45. 2003-07-10
    historical
46. 2003-07-10
    listed $34,900
47. 2002-08-08
    soldstatus $55,610

ⓘ 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: $1,449 · $121/mo
• Projected year-2 tax: $1,449 · $121/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: $14,842
• − Mortgage interest: −$3,865
• − Property taxes: −$1,449
• − Insurance: −$345
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,007
• Taxable income: $4,801
• Est. tax owed @ 24.0%: −$1,152
• After-tax cash flow: $4,437/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

+24.1% since first listed

33 events — show timeline

• 2026-04-17 Listed $69,000 REALCOMP
• 2026-04-17 Listed $69,000 MiRealSource-MiMLS
• 2026-04-17 Listed $69,000 SW Michigan MLS
• 2025-11-07 Pending — MiRealSource-MiMLS
• 2025-11-07 Pending — REALCOMP
• 2025-10-22 Listing Removed — REALCOMP
• 2025-10-22 Listing Removed — MiRealSource-MiMLS
• 2025-10-03 Listing Removed — REALCOMP
• 2025-10-03 Listing Removed — MiRealSource-MiMLS
• 2025-10-03 Listed $69,000 REALCOMP
• 2025-10-03 Listed $69,000 MiRealSource-MiMLS
• 2025-08-01 Price Changed $79,900 MiRealSource-MiMLS
• 2025-08-01 Price Changed $79,900 REALCOMP
• 2025-07-15 Price Changed $89,900 MiRealSource-MiMLS
• 2025-07-15 Price Changed $89,900 REALCOMP
• 2025-03-28 Listed $99,900 REALCOMP
• 2025-03-28 Listed $99,900 MiRealSource-MiMLS
• 2021-05-03 Sold (Public Records) $69,900 Public Records
• 2004-12-02 Sold (Public Records) $72,000 Public Records
• 2004-08-30 Sold (MLS) $72,000 REALCOMP
• 2004-08-30 Sold (MLS) $72,000 MiRealSource-MiMLS
• 2004-08-26 Listing Removed — MiRealSource-MiMLS
• 2004-05-20 Listing Removed — REALCOMP
• 2004-05-20 Listed $69,000 REALCOMP
• 2004-05-20 Listed $69,000 MiRealSource-MiMLS
• 2004-04-02 Listing Removed — REALCOMP
• 2004-04-02 Listed $71,900 REALCOMP
• 2003-12-17 Listed $71,900 REALCOMP
• 2003-11-12 Sold (Public Records) $56,000 Public Records
• 2003-08-01 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2003-07-10 Listed $34,900 MiRealSource-MiMLS
• 2003-07-10 Listing Removed — MiRealSource-MiMLS
• 2002-08-08 Sold (Public Records) $55,610 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,449 · -54.1% YoY. Source: county tax records.