10785 E Outer Dr · Detroit, MI 48224

$75,000

2 bd · 1.0 ba · 941 sqft · SingleFamily public records · 95 Days on market

Built 1940 4,792 sqft lot $80/sqft · 32% above area Est $57k · 32% 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
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A diamond in the rough ready for your vision! This spacious home presents a great opportunity for investors or hands-on buyers looking to bring their ideas to life. Located near major highways, schools, parks, and shopping, it offers convenient access to everything the city has to offer. Schedule your private showing today! Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 85,000 PURCHASE PRICE, 27,500 DOWN PAYMENT, 8% INTEREST, 84 MONTH TERM. 896 / MONTH. seller financing/land contract terms are negotiable.

Key facts

• 4,792 sq ft lot
• Built 1940
• Listed 94 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 flat; 492 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 31% 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 $519 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.57% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.53%
• DSCR: 2.18
• GRM: 5.3

CMA / ARV

• ARV (median comp): $56,792
• List price: $75,000
• Delta: 32.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5744 Philip St	0.13mi	3/1.0 (+1)	1,000 (+6%)	5mo	$21,500	$22	74
5114 Wayburn St	0.38mi	2/1.0	864 (-8%)	5mo	$40,000	$46	65
10058 Greensboro St	0.60mi	3/1.0 (+1)	928 (-1%)	3mo	$40,000	$43	62
5818 Beaconsfield St	0.27mi	3/1.5 (+1)	1,038 (+10%)	3mo	$60,000	$58	60
9768 Manistique St	0.58mi	3/1.0 (+1)	986 (+5%)	0mo	$35,000	$35	60
9459 Lakepointe St	0.42mi	3/1.0 (+1)	855 (-9%)	2mo	$40,000	$47	59
5759 Barham St	0.22mi	3/1.0 (+1)	1,075 (+14%)	5mo	$72,000	$67	57
14263 Hampshire St	0.46mi	3/1.0 (+1)	1,056 (+12%)	5mo	$16,500	$16	49
9233 Mckinney St	0.57mi	3/1.0 (+1)	1,028 (+9%)	9mo	$55,000	$54	46
5066 Chatsworth St	0.66mi	3/1.0 (+1)	853 (-9%)	4mo	$49,500	$58	45
9729 Lakepointe St	0.52mi	3/1.0 (+1)	1,068 (+14%)	6mo	$44,000	$41	43
5081 Wayburn St	0.41mi	3/1.5 (+1)	1,071 (+14%)	10mo	$110,695	$103	43

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: 17.9%
• Equity multiple: 1.70×
• Total profit: $14,782
• Equity at exit: $11,183

10-year hold

• IRR: 24.8%
• Equity multiple: 2.93×
• Total profit: $40,601
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$393
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $464

Break-even live

Break-even rent $587

Max offer price $75,000

Occupancy floor 55%

Sensitivity live

Price	-10% $507	-5% $486	+0% $464	+5% $443	+10% $422
Rent	-10% $372	-5% $418	+0% $464	+5% $511	+10% $557
Rate	-1.0pp $502	-0.5pp $483	base $464	+0.5pp $445	+1.0pp $425

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	15d	1	0.32mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	0.33mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	18d	1	0.44mi
5076 Chalmers St Unit 5074 Detroit, MI	1.0	1.0	700	$925	$1.32	25d	1	0.51mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	15d	1	0.54mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	44d	1	0.55mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	0.59mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.61mi
5025 Somerset Ave Detroit, MI	1.0	1.0	772	$900	$1.17	44d	1	0.61mi
13067 Wade St Detroit, MI	2.0	1.0	660	$900	$1.36	5d	1	0.76mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.77mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	0.78mi
5112 Haverhill St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	0.79mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	25d	1	0.79mi
5284 Devonshire Rd Unit 2 Detroit, MI	1.0	1.0	750	$1,050	$1.40	15d	1	0.79mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	0.83mi
4667 Eastlawn St Detroit, MI	3.0	1.0	646	$1,095	$1.70	4d	1	0.85mi
4391 Nottingham Rd Unit 4393 Detroit, MI	2.0	1.0	1038	$950	$0.92	5d	1	0.87mi
5031 Bedford St Detroit, MI	2.0	1.0	876	$1,870	$2.13	0d	1	0.90mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	0.93mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	44d	1	1.01mi
4151 Nottingham Rd Detroit, MI	2.0	1.0	1022	$1,275	$1.25	18d	1	1.03mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	1.04mi
4627 Bedford St Unit 1 Detroit, MI	2.0	1.0	1050	$945	$0.90	21d	1	1.07mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	44d	1	1.15mi
16530 E Warren Ave Unit 209 Detroit, MI	1.0	1.0	850	$1,292	$1.52	44d	1	1.21mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	1.23mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	44d	1	1.28mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	15d	1	1.31mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	1.32mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	1.36mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	1.42mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	1.42mi
1415 Maryland St Grosse Pointe Park, MI	3.0	1.0	700	$1,275	$1.82	44d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $75,000 Active 95 DOM
2. 2026-06-18
   days on market $75,000 Active 92 DOM
3. 2026-06-17
   days on market $75,000 Active 91 DOM
4. 2026-06-15
   days on market $75,000 Active 89 DOM
5. 2026-06-13
   days on market $75,000 Active 87 DOM
6. 2026-06-13
   days on market $75,000 Active 86 DOM
7. 2026-06-09
   days on market $75,000 Active 83 DOM
8. 2026-06-08
   days on market $75,000 Active 82 DOM
9. 2026-06-07
   days on market $75,000 Active 81 DOM
10. 2026-06-04
    days on market $75,000 Active 78 DOM
11. 2026-06-03
    days on market $75,000 Active 77 DOM
12. 2026-06-01
    days on market $75,000 Active 75 DOM
13. 2026-05-31
    days on market $75,000 Active 74 DOM
14. 2026-03-18
    listed $75,000 Active 565-char remark

    Show marketing remark (564 chars)

    A diamond in the rough ready for your vision! This spacious home presents a great opportunity for investors or hands-on buyers looking to bring their ideas to life. Located near major highways, schools, parks, and shopping, it offers convenient access to everything the city has to offer. Schedule your private showing today! Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 85,000 PURCHASE PRICE, 27,500 DOWN PAYMENT, 8% INTEREST, 84 MONTH TERM. 896 / MONTH. seller financing/land contract terms are negotiable.

15. 2026-03-18
    listed $75,000 Active 564-char remark

    Show marketing remark (564 chars)

    A diamond in the rough ready for your vision! This spacious home presents a great opportunity for investors or hands-on buyers looking to bring their ideas to life. Located near major highways, schools, parks, and shopping, it offers convenient access to everything the city has to offer. Schedule your private showing today! Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 85,000 PURCHASE PRICE, 27,500 DOWN PAYMENT, 8% INTEREST, 84 MONTH TERM. 896 / MONTH. seller financing/land contract terms are negotiable.

16. 2009-02-03
    historical
17. 2007-10-08
    listed $7,900

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $813 · $68/mo
• Expected delta: +$342/yr (+$29/mo · 72.8%)

ⓘ 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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,097
• − Mortgage interest: −$4,201
• − Property taxes: −$470
• − Insurance: −$375
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$2,182
• Taxable income: $4,614
• Est. tax owed @ 24.0%: −$1,107
• After-tax cash flow: $4,465/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

+849.4% since first listed

4 events — show timeline

• 2026-03-18 Listed $75,000 REALCOMP
• 2026-03-18 Listed $75,000 MiRealSource-MiMLS
• 2009-02-03 Listing Removed — REALCOMP
• 2007-10-08 Listed $7,900 REALCOMP

Property tax history

+2.5%/yr

Latest (2025): $470 · -5.9% YoY. Source: county tax records.