9375 Pierson St · Detroit, MI 48228

$88,000

3 bd · 1.0 ba · 998 sqft · SingleFamily public records · 219 Days on market

Built 1943 5,663 sqft lot Est $63k · 40% 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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +7.3/10.0
• 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

Welcome to this charming home on Detroit !!!!, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

Key facts

• Close to restaurants
• Newer windows
• Close to shops

Tags

• NEWER WINDOWS
• UPDATED KITCHEN
• UPDATED BATHROOM
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPS
• CLOSE TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $77k (12.0% 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); 363 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 72% 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 42% 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 $608 of loan paydown is wiped out by about $3k 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 219 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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: 1.23% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $62,874
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9116 Patton St	0.26mi	3/1.0	1,029 (+3%)	1mo	$45,000	$44	82
9616 Braile St	0.19mi	3/1.0	958 (-4%)	4mo	$41,500	$43	81
9328 Patton St	0.16mi	3/1.0	1,062 (+6%)	1mo	$50,000	$47	81
9534 Heyden St	0.36mi	3/1.0	960 (-4%)	3mo	$100,000	$104	75
8854 Stout St	0.47mi	3/1.0	989 (-1%)	2mo	$66,250	$67	74
9072 Burt Rd	0.25mi	3/1.0	906 (-9%)	2mo	$57,000	$63	72
9012 Pierson St	0.31mi	3/1.0	910 (-9%)	0mo	$60,000	$66	71
8620 Pierson St	0.55mi	3/1.0	1,005 (+1%)	5mo	$51,000	$51	69
9581 Heyden St	0.34mi	3/2.0	950 (-5%)	4mo	$92,000	$97	69
11419 Braile St	0.49mi	2/1.0 (-1)	969 (-3%)	2mo	$45,000	$46	66
9634 Evergreen Ave	0.51mi	3/1.0	912 (-9%)	3mo	$23,000	$25	59
20627 Patton Ct	0.62mi	3/1.5	1,100 (+10%)	3mo	$105,000	$95	50

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-3,882
• Equity at exit: $13,121

10-year hold

• IRR: 1.3%
• Equity multiple: 1.08×
• Total profit: $1,903
• Equity at exit: $7,609

Cash invested: $24,640 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$461
• Tax from tax record: −$146 /mo · $1,751/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $212

Break-even live

Break-even rent $815

Max offer price $88,000

Occupancy floor 75%

Sensitivity live

Price	-10% $262	-5% $237	+0% $212	+5% $187	+10% $162
Rent	-10% $127	-5% $169	+0% $212	+5% $255	+10% $298
Rate	-1.0pp $257	-0.5pp $235	base $212	+0.5pp $189	+1.0pp $166

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.08mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.09mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.10mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.10mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.10mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.12mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.15mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.16mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.16mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.17mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.17mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.17mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.18mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.18mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.18mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	0.28mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	44d	1	0.64mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.66mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	0.76mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	0.84mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.87mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.89mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	1.00mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	1.06mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.09mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	1.22mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	1.24mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	1.27mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	44d	1	1.29mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	25d	1	1.33mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	44d	6	1.38mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	1.40mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	44d	1	1.42mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	1.43mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	5d	4	1.43mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.46mi

Listing history 11 events

1. 2025-11-07
   status Pending 268-char remark

   Show marketing remark (268 chars)

   Welcome to this charming home on Detroit !!!!, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

2. 2025-11-07
   status Pending

   Show marketing remark (268 chars)

   Welcome to this charming home on Detroit !!!!, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

3. 2025-10-02
   price $88,000 268-char remark

   Show marketing remark (268 chars)

   Welcome to this charming home on Detroit !!!!, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

4. 2025-10-02
   price $88,000

   Show marketing remark (268 chars)

   Welcome to this charming home on Detroit !!!!, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

5. 2025-09-24
   price $90,000 268-char remark

   Show marketing remark (268 chars)

   Welcome to this charming home on Detroit !!!!, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

6. 2025-09-23
   price $90,000
7. 2025-04-02
   listed $95,000 Active

   Show marketing remark (268 chars)

   Welcome to this charming home on Detroit !!!!, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

8. 2025-04-02
   listed $95,000 Active 268-char remark

   Show marketing remark (268 chars)

   Welcome to this charming home on Detroit !!!!, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

9. 2022-04-21
   soldstatus $83,900
10. 1997-12-06
    historical
11. 1997-11-05
    listed $33,000

ⓘ 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: $1,751 · $146/mo
• Projected year-2 tax: $1,751 · $146/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: $13,007
• − Mortgage interest: −$4,929
• − Property taxes: −$1,751
• − Insurance: −$440
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − Depreciation: −$2,560
• Taxable income: $1,245
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $2,248/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

+166.7% since first listed

11 events — show timeline

• 2025-11-07 Pending — MiRealSource-MiMLS
• 2025-11-07 Pending — REALCOMP
• 2025-10-02 Price Changed $88,000 MiRealSource-MiMLS
• 2025-10-02 Price Changed $88,000 REALCOMP
• 2025-09-24 Price Changed $90,000 MiRealSource-MiMLS
• 2025-09-23 Price Changed $90,000 REALCOMP
• 2025-04-02 Listed $95,000 REALCOMP
• 2025-04-02 Listed $95,000 MiRealSource-MiMLS
• 2022-04-21 Sold (Public Records) $83,900 Public Records
• 1997-12-06 Listing Removed — REALCOMP
• 1997-11-05 Listed $33,000 REALCOMP

Property tax history

+3.0%/yr

Latest (2025): $1,751 · -9.8% YoY. Source: county tax records.