11116 Rosemary St · Detroit, MI 48213

$44,000

4 bd · 1.0 ba · 1,488 sqft · SingleFamily public records · 608 Days on market

Built 1926 3,920 sqft lot $30/sqft · 26% below area Est $59k · 26% under ↓ 12% since listing

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

Listing remarks MLS

4 bedroom bungalow on Detroit's East side. Hardwood floors. Full basement. Vinyl windows. Needs rehab. Good opportunity to clean up and rent out.

Key facts

• Vinyl windows
• Hardwood floors
• 3,920 sq ft lot

Tags

• HARDWOOD FLOORS
• VINYL WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $39k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.3% vs local median 10.0% 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: 192 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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).
• At $1,404/mo this rent would consume 50% of the median local household income ($34k/yr) (locally 1202% 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 $304 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 608 days — a 12% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $16k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 608 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 1926 — 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: 3.19% ✓
• Cap rate: 28.30%
• Cash-on-cash: 78.59%
• DSCR: 4.50
• GRM: 2.6

CMA / ARV

• ARV (median comp): $59,394
• List price: $44,000
• Delta: -25.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12027 Kilbourne Ave	0.40mi	4/1.5	1,561 (+5%)	10mo	$137,000	$88	62
11833 Wilfred St	0.32mi	4/1.5	1,340 (-10%)	8mo	$100,000	$75	60
12304 Rosemary St	0.63mi	3/1.5 (-1)	1,480 (-0%)	6mo	$22,000	$15	58
11824 Wilshire Dr	0.39mi	3/1.5 (-1)	1,400 (-6%)	10mo	$77,400	$55	57
11450 Minden St	0.55mi	3/1.0 (-1)	1,419 (-5%)	13mo	$120,000	$85	51
11457 Nashville St	0.71mi	3/1.5 (-1)	1,464 (-2%)	12mo	$75,000	$51	48
11860 College St	0.68mi	3/1.5 (-1)	1,395 (-6%)	9mo	$71,000	$51	44
12151 Corbett St	0.71mi	5/1.5 (+1)	1,614 (+8%)	5mo	$100,000	$62	42
11785 Nashville St	0.74mi	3/1.5 (-1)	1,360 (-9%)	4mo	$55,000	$40	41
11480 College St	0.62mi	3/1.5 (-1)	1,330 (-11%)	10mo	$33,000	$25	38
12142 Minden St	0.72mi	5/2.5 (+1)	1,371 (-8%)	9mo	$42,000	$31	34
12223 Corbett St	0.73mi	3/1.0 (-1)	1,658 (+11%)	12mo	$80,000	$48	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 78.7%
• Equity multiple: 4.59×
• Total profit: $44,278
• Equity at exit: $6,561

10-year hold

• IRR: 82.2%
• Equity multiple: 9.51×
• Total profit: $104,808
• Equity at exit: $3,804

Cash invested: $12,320 (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 48213

• Active inventory: 192
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,404 high
• Mortgage (P&I): −$231
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $807

Break-even live

Break-even rent $382

Max offer price $44,000

Occupancy floor 38%

Sensitivity live

Price	-10% $832	-5% $819	+0% $807	+5% $794	+10% $782
Rent	-10% $696	-5% $751	+0% $807	+5% $862	+10% $918
Rate	-1.0pp $829	-0.5pp $818	base $807	+0.5pp $795	+1.0pp $784

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	45d	1	0.10mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	19d	1	0.22mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	19d	1	0.44mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	45d	1	0.63mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	19d	1	0.72mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	5d	1	0.75mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	45d	1	0.77mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	45d	1	0.92mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	19d	1	0.96mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	19d	1	0.99mi
5856 Barrett St Unit 1 Detroit, MI	3.0	1.0	1070	$1,000	$0.93	0d	1	1.07mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	19d	1	1.11mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	19d	1	1.13mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	26d	1	1.18mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	19d	1	1.23mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	45d	1	1.28mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	19d	1	1.34mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	26d	1	1.34mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	19d	1	1.47mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	45d	1	1.48mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	45d	1	1.49mi

Listing history 37 events

1. 2026-06-21
   days on market $44,000 Active 608 DOM
2. 2026-06-18
   days on market $44,000 Active 605 DOM
3. 2026-06-17
   days on market $44,000 Active 604 DOM
4. 2026-06-15
   days on market $44,000 Active 602 DOM
5. 2026-06-13
   days on market $44,000 Active 600 DOM
6. 2026-06-13
   days on market $44,000 Active 599 DOM
7. 2026-06-09
   days on market $44,000 Active 596 DOM
8. 2026-06-08
   days on market $44,000 Active 595 DOM
9. 2026-06-07
   days on market $44,000 Active 594 DOM
10. 2026-06-04
    days on market $44,000 Active 591 DOM
11. 2026-06-03
    days on market $44,000 Active 590 DOM
12. 2026-06-01
    days on market $44,000 Active 588 DOM
13. 2026-05-31
    days on market $44,000 Active 587 DOM
14. 2025-11-07
    price $44,000 145-char remark

    Show marketing remark (145 chars)

    4 bedroom bungalow on Detroit's East side. Hardwood floors. Full basement. Vinyl windows. Needs rehab. Good opportunity to clean up and rent out.

15. 2025-11-06
    price $44,000 145-char remark

    Show marketing remark (145 chars)

    4 bedroom bungalow on Detroit's East side. Hardwood floors. Full basement. Vinyl windows. Needs rehab. Good opportunity to clean up and rent out.

16. 2025-05-24
    price $45,000 145-char remark

    Show marketing remark (145 chars)

    4 bedroom bungalow on Detroit's East side. Hardwood floors. Full basement. Vinyl windows. Needs rehab. Good opportunity to clean up and rent out.

17. 2025-05-23
    price $45,000 145-char remark

    Show marketing remark (145 chars)

    4 bedroom bungalow on Detroit's East side. Hardwood floors. Full basement. Vinyl windows. Needs rehab. Good opportunity to clean up and rent out.

18. 2025-05-21
    price $58,000 145-char remark

    Show marketing remark (145 chars)

    4 bedroom bungalow on Detroit's East side. Hardwood floors. Full basement. Vinyl windows. Needs rehab. Good opportunity to clean up and rent out.

19. 2025-05-20
    price $58,000 145-char remark

    Show marketing remark (145 chars)

    4 bedroom bungalow on Detroit's East side. Hardwood floors. Full basement. Vinyl windows. Needs rehab. Good opportunity to clean up and rent out.

20. 2025-01-07
    price $59,000 145-char remark

    Show marketing remark (145 chars)

    4 bedroom bungalow on Detroit's East side. Hardwood floors. Full basement. Vinyl windows. Needs rehab. Good opportunity to clean up and rent out.

21. 2025-01-06
    price $59,000 145-char remark

    Show marketing remark (145 chars)

    4 bedroom bungalow on Detroit's East side. Hardwood floors. Full basement. Vinyl windows. Needs rehab. Good opportunity to clean up and rent out.

22. 2024-10-21
    listed $60,000 Active 145-char remark

    Show marketing remark (145 chars)

    4 bedroom bungalow on Detroit's East side. Hardwood floors. Full basement. Vinyl windows. Needs rehab. Good opportunity to clean up and rent out.

23. 2024-10-21
    listed $60,000 Active 145-char remark

    Show marketing remark (145 chars)

    4 bedroom bungalow on Detroit's East side. Hardwood floors. Full basement. Vinyl windows. Needs rehab. Good opportunity to clean up and rent out.

24. 2021-03-09
    soldstatus $42,000 Sold
25. 2021-03-09
    soldstatus $42,000 Closed
26. 2021-03-05
    status Active
27. 2021-03-05
    status Active
28. 2021-02-26
    status Pending
29. 2021-02-26
    status Pending
30. 2021-02-25
    status Active
31. 2021-02-25
    status Active
32. 2021-02-08
    status Pending
33. 2021-02-08
    status Pending
34. 2021-01-29
    price $45,000
35. 2021-01-28
    price $45,000
36. 2021-01-12
    listed $50,000 Active
37. 2021-01-12
    listed $50,000 Active

ⓘ 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: $637 · $53/mo
• Projected year-2 tax: $657 · $55/mo
• Expected delta: +$20/yr (+$2/mo · 3.2%)

ⓘ 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 ≥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: $16,845
• − Mortgage interest: −$2,465
• − Property taxes: −$637
• − Insurance: −$220
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$1,280
• Taxable income: $9,549
• Est. tax owed @ 24.0%: −$2,292
• After-tax cash flow: $7,390/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% 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: ▼ -122.86%
• Current HPI: 217.2037
• Rent YoY: —
• 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

-12.0% since first listed

24 events — show timeline

• 2025-11-07 Price Changed $44,000 MiRealSource-MiMLS
• 2025-11-06 Price Changed $44,000 REALCOMP
• 2025-05-24 Price Changed $45,000 MiRealSource-MiMLS
• 2025-05-23 Price Changed $45,000 REALCOMP
• 2025-05-21 Price Changed $58,000 MiRealSource-MiMLS
• 2025-05-20 Price Changed $58,000 REALCOMP
• 2025-01-07 Price Changed $59,000 MiRealSource-MiMLS
• 2025-01-06 Price Changed $59,000 REALCOMP
• 2024-10-21 Listed $60,000 REALCOMP
• 2024-10-21 Listed $60,000 MiRealSource-MiMLS
• 2021-03-09 Sold (MLS) $42,000 MiRealSource-MiMLS
• 2021-03-09 Sold (MLS) $42,000 REALCOMP
• 2021-03-05 Relisted — MiRealSource-MiMLS
• 2021-03-05 Relisted — REALCOMP
• 2021-02-26 Pending — MiRealSource-MiMLS
• 2021-02-26 Pending — REALCOMP
• 2021-02-25 Relisted — MiRealSource-MiMLS
• 2021-02-25 Relisted — REALCOMP
• 2021-02-08 Pending — MiRealSource-MiMLS
• 2021-02-08 Pending — REALCOMP
• 2021-01-29 Price Changed $45,000 MiRealSource-MiMLS
• 2021-01-28 Price Changed $45,000 REALCOMP
• 2021-01-12 Listed $50,000 MiRealSource-MiMLS
• 2021-01-12 Listed $50,000 REALCOMP

Property tax history

-0.7%/yr

Latest (2025): $637 · -53.1% YoY. Source: county tax records.