11017 Worden St · Detroit, MI 48224

$55,000

3 bd · 1.0 ba · 961 sqft · SingleFamily public records · 71 Days on market

Built 1948 5,227 sqft lot $57/sqft · 38% below area Est $89k · 38% under ↓ 2% 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 +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated at 11017 Worden ST in Detroit, MI, this single-family residence, established in 1948, presents an inviting opportunity for those seeking a place to cultivate their aspirations. Within this appealing structure are three distinct bedrooms, each offering a private sanctuary designed for peaceful repose and personal enrichment. These spaces provide comfort and versatility, perfectly accommodating various pursuits, whether for quiet reflection, creative endeavors, or simply unwinding after a productive day. The thoughtful layout ensures every resident finds their own comforting haven, fostering a sense of calm and well-being throughout the home. As a single-family residence, this property offers the inherent advantages of exclusive occupancy and personal space, providing a foundation for a truly individualized living experience. Constructed in 1948, the home embodies a timeless appeal, reflecting an era of enduring design and solid craftsmanship, which contributes to its unique character and provides a compelling backdrop for contemporary living. This property stands as a distinctive offering, ready to inspire a new chapter of comfortable and fulfilling living.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.1% 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; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 36% 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.47% ✓
• Cap rate: 20.08%
• Cash-on-cash: 49.24%
• DSCR: 3.19
• GRM: 3.4

CMA / ARV

• ARV (median comp): $88,966
• List price: $55,000
• Delta: -38.18%
• 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
11017 Worden St	0.00mi	3/1.0	961 (0%)	0mo	$47,500	$49	100
10945 Peerless St	0.06mi	3/1.0	964 (+0%)	2mo	$54,000	$56	95
20300 Mccormick St	0.29mi	3/1.0	940 (-2%)	1mo	$60,000	$64	82
20244 Mccormick St	0.26mi	3/1.0	1,000 (+4%)	1mo	$75,000	$75	80
11640 Somerset Ave	0.19mi	3/2.0	1,028 (+7%)	0mo	$70,000	$68	75
11035 Worden St	0.02mi	3/1.0	834 (-13%)	3mo	$55,000	$66	75
11545 Roxbury St	0.42mi	3/1.0	1,003 (+4%)	1mo	$65,000	$65	73
19100 Kingsville St	0.64mi	3/1.0	972 (+1%)	2mo	$110,000	$113	67
10830 Mckinney St	0.34mi	3/1.0	1,066 (+11%)	1mo	$40,199	$38	65
10319 Mckinney St	0.64mi	4/1.0 (+1)	990 (+3%)	1mo	$25,000	$25	60
19381 Kenosha St	0.57mi	2/1.0 (-1)	892 (-7%)	2mo	$104,000	$117	55
6304 Bluehill St	0.65mi	3/1.0	1,088 (+13%)	3mo	$99,000	$91	45

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: 44.1%
• Equity multiple: 2.84×
• Total profit: $28,360
• Equity at exit: $8,201

10-year hold

• IRR: 49.0%
• Equity multiple: 5.21×
• Total profit: $64,867
• Equity at exit: $4,755

Cash invested: $15,400 (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: 484
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$288
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $632

Break-even live

Break-even rent $557

Max offer price $55,000

Occupancy floor 48%

Sensitivity live

Price	-10% $663	-5% $647	+0% $632	+5% $616	+10% $601
Rent	-10% $525	-5% $578	+0% $632	+5% $686	+10% $739
Rate	-1.0pp $660	-0.5pp $646	base $632	+0.5pp $618	+1.0pp $603

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	0.06mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	4d	1	0.20mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	0.29mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	44d	1	0.30mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	13d	1	0.33mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	0.38mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	18d	1	0.41mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	25d	1	0.44mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	0.45mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.45mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	0.45mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	0.49mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.49mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	15d	1	0.49mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	0.51mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	0.54mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.56mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	44d	1	0.59mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	44d	1	0.61mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	44d	1	0.61mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	0.62mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	3d	1	0.64mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	0.65mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	44d	1	0.66mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	25d	1	0.68mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	18d	1	0.71mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	13d	1	0.72mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.75mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	18d	1	0.75mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	0.80mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	0.83mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	0.83mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	18d	1	0.86mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	25d	1	0.87mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	17d	1	0.95mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	25d	1	0.96mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	13d	1	1.05mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	44d	1	1.06mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	44d	1	1.18mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	1.19mi

Listing history 9 events

1. 2026-05-02
   price $55,000 1183-char remark

   Show marketing remark (1183 chars)

   Situated at 11017 Worden ST in Detroit, MI, this single-family residence, established in 1948, presents an inviting opportunity for those seeking a place to cultivate their aspirations. Within this appealing structure are three distinct bedrooms, each offering a private sanctuary designed for peaceful repose and personal enrichment. These spaces provide comfort and versatility, perfectly accommodating various pursuits, whether for quiet reflection, creative endeavors, or simply unwinding after a productive day. The thoughtful layout ensures every resident finds their own comforting haven, fostering a sense of calm and well-being throughout the home. As a single-family residence, this property offers the inherent advantages of exclusive occupancy and personal space, providing a foundation for a truly individualized living experience. Constructed in 1948, the home embodies a timeless appeal, reflecting an era of enduring design and solid craftsmanship, which contributes to its unique character and provides a compelling backdrop for contemporary living. This property stands as a distinctive offering, ready to inspire a new chapter of comfortable and fulfilling living.

2. 2026-05-01
   price $55,000 1183-char remark

   Show marketing remark (1183 chars)

   Situated at 11017 Worden ST in Detroit, MI, this single-family residence, established in 1948, presents an inviting opportunity for those seeking a place to cultivate their aspirations. Within this appealing structure are three distinct bedrooms, each offering a private sanctuary designed for peaceful repose and personal enrichment. These spaces provide comfort and versatility, perfectly accommodating various pursuits, whether for quiet reflection, creative endeavors, or simply unwinding after a productive day. The thoughtful layout ensures every resident finds their own comforting haven, fostering a sense of calm and well-being throughout the home. As a single-family residence, this property offers the inherent advantages of exclusive occupancy and personal space, providing a foundation for a truly individualized living experience. Constructed in 1948, the home embodies a timeless appeal, reflecting an era of enduring design and solid craftsmanship, which contributes to its unique character and provides a compelling backdrop for contemporary living. This property stands as a distinctive offering, ready to inspire a new chapter of comfortable and fulfilling living.

3. 2026-03-18
   listed $60,000 Active 1183-char remark

   Show marketing remark (1183 chars)

   Situated at 11017 Worden ST in Detroit, MI, this single-family residence, established in 1948, presents an inviting opportunity for those seeking a place to cultivate their aspirations. Within this appealing structure are three distinct bedrooms, each offering a private sanctuary designed for peaceful repose and personal enrichment. These spaces provide comfort and versatility, perfectly accommodating various pursuits, whether for quiet reflection, creative endeavors, or simply unwinding after a productive day. The thoughtful layout ensures every resident finds their own comforting haven, fostering a sense of calm and well-being throughout the home. As a single-family residence, this property offers the inherent advantages of exclusive occupancy and personal space, providing a foundation for a truly individualized living experience. Constructed in 1948, the home embodies a timeless appeal, reflecting an era of enduring design and solid craftsmanship, which contributes to its unique character and provides a compelling backdrop for contemporary living. This property stands as a distinctive offering, ready to inspire a new chapter of comfortable and fulfilling living.

4. 2026-03-18
   listed $60,000 Active 1183-char remark

   Show marketing remark (1183 chars)

   Situated at 11017 Worden ST in Detroit, MI, this single-family residence, established in 1948, presents an inviting opportunity for those seeking a place to cultivate their aspirations. Within this appealing structure are three distinct bedrooms, each offering a private sanctuary designed for peaceful repose and personal enrichment. These spaces provide comfort and versatility, perfectly accommodating various pursuits, whether for quiet reflection, creative endeavors, or simply unwinding after a productive day. The thoughtful layout ensures every resident finds their own comforting haven, fostering a sense of calm and well-being throughout the home. As a single-family residence, this property offers the inherent advantages of exclusive occupancy and personal space, providing a foundation for a truly individualized living experience. Constructed in 1948, the home embodies a timeless appeal, reflecting an era of enduring design and solid craftsmanship, which contributes to its unique character and provides a compelling backdrop for contemporary living. This property stands as a distinctive offering, ready to inspire a new chapter of comfortable and fulfilling living.

5. 2023-10-13
   historical
6. 2023-10-13
   historical
7. 2023-04-17
   listed $75,500 Active
8. 2023-04-17
   listed $75,500 Active
9. 2018-12-18
   soldstatus $56,000

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $1,547 · $129/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: $16,286
• − Mortgage interest: −$3,081
• − Property taxes: −$1,547
• − Insurance: −$275
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$1,600
• Taxable income: $7,177
• Est. tax owed @ 24.0%: −$1,723
• After-tax cash flow: $5,860/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

-1.8% since first listed

9 events — show timeline

• 2026-05-02 Price Changed $55,000 MiRealSource-MiMLS
• 2026-05-01 Price Changed $55,000 REALCOMP
• 2026-03-18 Listed $60,000 REALCOMP
• 2026-03-18 Listed $60,000 MiRealSource-MiMLS
• 2023-10-13 Listing Removed — MiRealSource-MiMLS
• 2023-10-13 Listing Removed — REALCOMP
• 2023-04-17 Listed $75,500 MiRealSource-MiMLS
• 2023-04-17 Listed $75,500 REALCOMP
• 2018-12-18 Sold (Public Records) $56,000 Public Records

Property tax history

-1.1%/yr

Latest (2025): $1,547 · -54.1% YoY. Source: county tax records.