11741 Whithorn St · Detroit, MI 48205

$23,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 59 Days on market

Built 1947 3,920 sqft lot $34/sqft · 49% below area Est $45k · 49% under

---

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

Come unlock the potential of this two bedroom ranch home. Perfect for investors or the handyman looking for an inexpensive project. Some work has already been done. Just need to finish the job. Buyer/buyer's agent to verify all info. Room measurements are estimated. All showings must be in the presence of a Realtor licensed in Michigan.

Key facts

• 3,920 sq ft lot
• Built 1947
• Listed 58 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Vinyl siding
• Exterior features: Paved road access; Lot approximately 0.09 acres (35 x 110.95)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Crawl space basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $23k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($954 rent vs $23k).
• Recommended offer: $22k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.3% 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 rising (+1.3%/yr); 376 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $159 of loan paydown is wiped out by about $690 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 19y ago; this cycle's ask has dropped $7k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $23k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1947 — 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: 4.15% ✓
• Cap rate: 37.33%
• Cash-on-cash: 110.85%
• DSCR: 5.93
• GRM: 2.0

CMA / ARV

• ARV (median comp): $45,270
• List price: $23,000
• Delta: -49.19%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.06×
• Total profit: $32,601
• Equity at exit: $3,429

10-year hold

• IRR: —
• Equity multiple: 12.02×
• Total profit: $70,978
• Equity at exit: $1,989

Cash invested: $6,440 (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: 376
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $954 medium
• Mortgage (P&I): −$121
• Tax est. 1.5%: −$29 /mo · $345/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $595

Break-even live

Break-even rent $201

Max offer price $23,000

Occupancy floor 33%

Sensitivity live

Price	-10% $611	-5% $603	+0% $595	+5% $587	+10% $579
Rent	-10% $520	-5% $557	+0% $595	+5% $633	+10% $670
Rate	-1.0pp $607	-0.5pp $601	base $595	+0.5pp $589	+1.0pp $583

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: $5,750
• Closing costs: $690
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13503 E McNichols Rd Unit 7 Detroit, MI	1.0	1.0	750	$800	$1.07	19d	1	1.08mi
14103 Rochelle Ave Unit 3 Detroit, MI	1.0	1.0	700	$800	$1.14	45d	1	1.14mi
13067 Wade St Detroit, MI	2.0	1.0	660	$900	$1.36	6d	1	1.37mi
18667 Algonac St Detroit, MI	1.0	1.0	680	$1,999	$2.94	18d	1	1.38mi

Listing history 50 events

1. 2026-06-21
   days on market $23,000 Active 59 DOM
2. 2026-06-18
   days on market $23,000 Active 56 DOM
3. 2026-06-17
   days on market $23,000 Active 55 DOM
4. 2026-06-15
   days on market $23,000 Active 53 DOM
5. 2026-06-13
   days on market $23,000 Active 51 DOM
6. 2026-06-13
   days on market $23,000 Active 50 DOM
7. 2026-06-09
   days on market $23,000 Active 47 DOM
8. 2026-06-08
   days on market $23,000 Active 46 DOM
9. 2026-06-07
   days on market $23,000 Active 45 DOM
10. 2026-06-04
    days on market $23,000 Active 42 DOM
11. 2026-06-03
    days on market $23,000 Active 41 DOM
12. 2026-06-02
    days on market $23,000 Active 40 DOM
13. 2026-06-01
    days on market $23,000 Active 39 DOM
14. 2026-05-31
    days on market $23,000 Active 38 DOM
15. 2026-05-12
    price $23,000 338-char remark

    Show marketing remark (338 chars)

    Come unlock the potential of this two bedroom ranch home. Perfect for investors or the handyman looking for an inexpensive project. Some work has already been done. Just need to finish the job. Buyer/buyer's agent to verify all info. Room measurements are estimated. All showings must be in the presence of a Realtor licensed in Michigan.

16. 2026-05-12
    price $23,000 338-char remark

    Show marketing remark (338 chars)

    Come unlock the potential of this two bedroom ranch home. Perfect for investors or the handyman looking for an inexpensive project. Some work has already been done. Just need to finish the job. Buyer/buyer's agent to verify all info. Room measurements are estimated. All showings must be in the presence of a Realtor licensed in Michigan.

17. 2026-04-27
    price $27,000 338-char remark

    Show marketing remark (338 chars)

    Come unlock the potential of this two bedroom ranch home. Perfect for investors or the handyman looking for an inexpensive project. Some work has already been done. Just need to finish the job. Buyer/buyer's agent to verify all info. Room measurements are estimated. All showings must be in the presence of a Realtor licensed in Michigan.

18. 2026-04-27
    price $27,000 338-char remark

    Show marketing remark (338 chars)

    Come unlock the potential of this two bedroom ranch home. Perfect for investors or the handyman looking for an inexpensive project. Some work has already been done. Just need to finish the job. Buyer/buyer's agent to verify all info. Room measurements are estimated. All showings must be in the presence of a Realtor licensed in Michigan.

19. 2026-04-23
    listed $30,000 Active 338-char remark

    Show marketing remark (338 chars)

    Come unlock the potential of this two bedroom ranch home. Perfect for investors or the handyman looking for an inexpensive project. Some work has already been done. Just need to finish the job. Buyer/buyer's agent to verify all info. Room measurements are estimated. All showings must be in the presence of a Realtor licensed in Michigan.

20. 2026-04-23
    listed $30,000 Active 338-char remark

    Show marketing remark (338 chars)

    Come unlock the potential of this two bedroom ranch home. Perfect for investors or the handyman looking for an inexpensive project. Some work has already been done. Just need to finish the job. Buyer/buyer's agent to verify all info. Room measurements are estimated. All showings must be in the presence of a Realtor licensed in Michigan.

21. 2026-03-24
    historical
22. 2026-03-24
    historical
23. 2026-03-17
    price $25,000
24. 2026-03-16
    listed $25,000 Active
25. 2026-03-16
    price $25,000
26. 2026-03-16
    listed $25,000 Active
27. 2026-03-16
    historical
28. 2026-02-03
    price $30,000
29. 2026-02-02
    listed $30,000 Active
30. 2026-02-02
    price $30,000
31. 2026-02-02
    listed $30,000 Active
32. 2026-02-02
    historical
33. 2026-02-02
    historical
34. 2026-02-02
    historical
35. 2025-10-22
    listed $40,000 Active
36. 2025-10-22
    listed $40,000 Active
37. 2024-07-31
    soldstatus $15,000 Sold
38. 2024-07-31
    soldstatus $15,000 Closed
39. 2024-07-31
    soldstatus $15,000 Sold
40. 2024-06-04
    status Pending
41. 2024-06-04
    status Pending
42. 2024-06-04
    status Pending
43. 2024-04-26
    price $19,000
44. 2024-04-25
    price $19,000
45. 2024-02-24
    price $24,900
46. 2024-02-23
    price $24,900
47. 2024-02-19
    price $25,400
48. 2024-02-19
    price $25,400
49. 2024-02-07
    price $25,900
50. 2024-02-06
    price $25,900

ⓘ 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 ≥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: $11,451
• − Mortgage interest: −$1,288
• − Property taxes: −$345
• − Insurance: −$115
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$669
• Taxable income: $7,201
• Est. tax owed @ 24.0%: −$1,728
• After-tax cash flow: $5,411/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

-61.7% since first listed

46 events — show timeline

• 2026-05-12 Price Changed $23,000 MiRealSource-MiMLS
• 2026-05-12 Price Changed $23,000 REALCOMP
• 2026-04-27 Price Changed $27,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $27,000 REALCOMP
• 2026-04-23 Listed $30,000 REALCOMP
• 2026-04-23 Listed $30,000 MiRealSource-MiMLS
• 2026-03-24 Listing Removed — REALCOMP
• 2026-03-24 Listing Removed — MiRealSource-MiMLS
• 2026-03-17 Price Changed $25,000 MiRealSource-MiMLS
• 2026-03-16 Listed $25,000 REALCOMP
• 2026-03-16 Price Changed $25,000 REALCOMP
• 2026-03-16 Listing Removed — MiRealSource-MiMLS
• 2026-03-16 Listed $25,000 MiRealSource-MiMLS
• 2026-02-03 Price Changed $30,000 MiRealSource-MiMLS
• 2026-02-02 Listed $30,000 REALCOMP
• 2026-02-02 Price Changed $30,000 REALCOMP
• 2026-02-02 Listing Removed — REALCOMP
• 2026-02-02 Listing Removed — MiRealSource-MiMLS
• 2026-02-02 Listing Removed — REALCOMP
• 2026-02-02 Listed $30,000 MiRealSource-MiMLS
• 2025-10-22 Listed $40,000 REALCOMP
• 2025-10-22 Listed $40,000 MiRealSource-MiMLS
• 2024-07-31 Sold (MLS) $15,000 SW Michigan MLS
• 2024-07-31 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2024-07-31 Sold (MLS) $15,000 REALCOMP
• 2024-06-04 Pending — REALCOMP
• 2024-06-04 Pending — MiRealSource-MiMLS
• 2024-06-04 Pending — SW Michigan MLS
• 2024-04-26 Price Changed $19,000 REALCOMP
• 2024-04-25 Price Changed $19,000 SW Michigan MLS
• 2024-02-24 Price Changed $24,900 REALCOMP
• 2024-02-23 Price Changed $24,900 SW Michigan MLS
• 2024-02-19 Price Changed $25,400 REALCOMP
• 2024-02-19 Price Changed $25,400 SW Michigan MLS
• 2024-02-07 Price Changed $25,900 REALCOMP
• 2024-02-06 Price Changed $25,900 SW Michigan MLS
• 2024-01-26 Listed $29,000 SW Michigan MLS
• 2024-01-26 Listed $19,000 MiRealSource-MiMLS
• 2024-01-26 Listed $29,000 REALCOMP
• 2008-10-27 Sold (MLS) $975 REALCOMP
• 2008-06-09 Listed $1,000 REALCOMP
• 2008-01-27 Listing Removed — REALCOMP
• 2007-07-29 Listing Removed — REALCOMP
• 2007-07-27 Listed $55,000 REALCOMP
• 2007-07-27 Listed $25,000 REALCOMP
• 2007-01-10 Sold (Public Records) $60,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,322 · +451.0% YoY. Source: county tax records.