9343 Memorial St · Detroit, MI 48228

$85,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 56 Days on market

Built 1940 5,227 sqft lot Est $71k · 20% 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
• 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

Updated 3 bedroom 2 bath brick home. Primary bedroom has en-suite bathroom.

Key facts

• 5,227 sq ft lot
• Built 1940
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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 soft (-2.3%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $1,324/mo this rent would consume 52% of the median local household income ($31k/yr) (locally 4144% 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 $588 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 11y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1940 — 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: 1.56% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.70%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $70,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9660 Abington Ave	0.26mi	3/1.0	1,188 (-4%)	1mo	$59,000	$50	80
9610 Grandmont Ave	0.24mi	3/1.0	1,167 (-6%)	10mo	$42,000	$36	70
9220 Rutherford St	0.50mi	3/1.5	1,199 (-3%)	1mo	$85,000	$71	68
9003 Archdale St	0.34mi	3/1.0	1,116 (-10%)	5mo	$40,200	$36	63
9909 Asbury Park	0.36mi	3/1.0	1,095 (-12%)	1mo	$95,000	$87	63
11713 Asbury Park	0.74mi	3/1.5	1,220 (-2%)	4mo	$70,000	$57	58
18712 W Chicago St	0.63mi	2/1.0 (-1)	1,263 (+2%)	8mo	$35,000	$28	56
11375 Grandmont Ave	0.51mi	3/1.0	1,083 (-13%)	0mo	$104,000	$96	55
8671 Rosemont Ave	0.60mi	3/1.0	1,100 (-11%)	5mo	$90,000	$82	49
11658 Ashton Ave	0.70mi	3/1.0	1,080 (-13%)	0mo	$89,000	$82	46
11677 Archdale St	0.69mi	3/1.0	1,106 (-11%)	7mo	$35,000	$32	44
8626 Ashton Ave	0.59mi	3/1.0	1,068 (-14%)	10mo	$22,000	$21	41

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: 16.0%
• Equity multiple: 1.62×
• Total profit: $14,794
• Equity at exit: $12,674

10-year hold

• IRR: 22.4%
• Equity multiple: 2.67×
• Total profit: $39,634
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$446
• Tax from tax record: −$55 /mo · $665/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $510

Break-even live

Break-even rent $679

Max offer price $85,000

Occupancy floor 57%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	4d	1	0.25mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	10d	1	0.39mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	43d	1	0.45mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.47mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	4d	1	0.47mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	0.48mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	17d	1	0.50mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	0.61mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	0.69mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	0.71mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	0.71mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	0.75mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	43d	1	0.76mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	4d	1	0.81mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.84mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.87mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	0.87mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	0.94mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	0.95mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	0.95mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	0.99mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	0.99mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	1.00mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	17d	1	1.03mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	21d	1	1.03mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	1.03mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	1.03mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	21d	1	1.04mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	21d	1	1.06mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	1.08mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.12mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	43d	1	1.14mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	1.16mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.21mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	1.23mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	16d	1	1.30mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	1.31mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	14d	1	1.33mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	43d	1	1.33mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	43d	1	1.34mi

Listing history 35 events

1. 2026-04-13
   status Pending 75-char remark

   Show marketing remark (75 chars)

   Updated 3 bedroom 2 bath brick home. Primary bedroom has en-suite bathroom.

2. 2026-04-13
   status Pending

   Show marketing remark (75 chars)

   Updated 3 bedroom 2 bath brick home. Primary bedroom has en-suite bathroom.

3. 2026-03-31
   historical Accepting Backup Offers 75-char remark

   Show marketing remark (75 chars)

   Updated 3 bedroom 2 bath brick home. Primary bedroom has en-suite bathroom.

4. 2026-03-31
   historical Active Under Contract

   Show marketing remark (75 chars)

   Updated 3 bedroom 2 bath brick home. Primary bedroom has en-suite bathroom.

5. 2026-03-23
   price $85,000 75-char remark

   Show marketing remark (75 chars)

   Updated 3 bedroom 2 bath brick home. Primary bedroom has en-suite bathroom.

6. 2026-03-22
   price $85,000
7. 2026-02-17
   listed $91,000 Active 75-char remark

   Show marketing remark (75 chars)

   Updated 3 bedroom 2 bath brick home. Primary bedroom has en-suite bathroom.

8. 2026-02-17
   listed $91,000 Active

   Show marketing remark (75 chars)

   Updated 3 bedroom 2 bath brick home. Primary bedroom has en-suite bathroom.

9. 2026-02-13
   historical $91,000 75-char remark

   Show marketing remark (75 chars)

   Updated 3 bedroom 2 bath brick home. Primary bedroom has en-suite bathroom.

10. 2016-10-19
    historical
11. 2016-10-19
    historical
12. 2016-10-18
    historical
13. 2016-07-19
    listed $1,500 Active
14. 2016-07-19
    listed $1,500 Active
15. 2016-07-19
    listed $1,500 Active
16. 2016-07-13
    historical
17. 2016-07-13
    historical
18. 2016-07-13
    historical
19. 2016-07-13
    historical
20. 2016-04-16
    listed $1,900 Active
21. 2016-03-15
    price $1,900
22. 2016-03-14
    price $1,900
23. 2016-02-07
    status Active
24. 2016-02-01
    historical
25. 2015-11-10
    listed $2,300 Active
26. 2015-11-10
    status Active
27. 2015-11-08
    historical
28. 2015-11-07
    historical
29. 2015-11-04
    historical
30. 2015-09-23
    price $2,300
31. 2015-09-04
    price $3,000
32. 2015-08-07
    listed $3,800 Active
33. 2015-08-07
    listed $3,800 Active
34. 2015-08-07
    listed $1,900
35. 2015-08-07
    listed $3,000

ⓘ 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: $665 · $55/mo
• Projected year-2 tax: $987 · $82/mo
• Expected delta: +$322/yr (+$27/mo · 48.4%)

ⓘ 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 ≥98°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: $15,892
• − Mortgage interest: −$4,761
• − Property taxes: −$665
• − Insurance: −$425
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,473
• Taxable income: $5,025
• Est. tax owed @ 24.0%: −$1,206
• After-tax cash flow: $4,910/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

+4373.7% since first listed

35 events — show timeline

• 2026-04-13 Pending — MiRealSource-MiMLS
• 2026-04-13 Pending — REALCOMP
• 2026-03-31 Contingent — MiRealSource-MiMLS
• 2026-03-31 Contingent — REALCOMP
• 2026-03-23 Price Changed $85,000 MiRealSource-MiMLS
• 2026-03-22 Price Changed $85,000 REALCOMP
• 2026-02-17 Listed $91,000 MiRealSource-MiMLS
• 2026-02-17 Listed $91,000 REALCOMP
• 2026-02-13 Coming Soon $91,000 MiRealSource-MiMLS
• 2016-10-19 Listing Removed — MiRealSource-MiMLS
• 2016-10-19 Listing Removed — REALCOMP
• 2016-10-18 Listing Removed — MiRealSource-MiMLS
• 2016-07-19 Listed $1,500 MiRealSource-MiMLS
• 2016-07-19 Listed $1,500 MiRealSource-MiMLS
• 2016-07-19 Listed $1,500 REALCOMP
• 2016-07-13 Listing Removed — REALCOMP
• 2016-07-13 Listing Removed — MiRealSource-MiMLS
• 2016-07-13 Listing Removed — MiRealSource-MiMLS
• 2016-07-13 Listing Removed — REALCOMP
• 2016-04-16 Listed $1,900 MiRealSource-MiMLS
• 2016-03-15 Price Changed $1,900 MiRealSource-MiMLS
• 2016-03-14 Price Changed $1,900 REALCOMP
• 2016-02-07 Relisted — REALCOMP
• 2016-02-01 Listing Removed — REALCOMP
• 2015-11-10 Listed $2,300 REALCOMP
• 2015-11-10 Relisted — MiRealSource-MiMLS
• 2015-11-08 Listing Removed — MiRealSource-MiMLS
• 2015-11-07 Listing Removed — MiRealSource-MiMLS
• 2015-11-04 Listing Removed — REALCOMP
• 2015-09-23 Price Changed $2,300 MiRealSource-MiMLS
• 2015-09-04 Price Changed $3,000 REALCOMP
• 2015-08-07 Listed $3,800 MiRealSource-MiMLS
• 2015-08-07 Listed $3,800 REALCOMP
• 2015-08-07 Listed $3,000 MiRealSource-MiMLS
• 2015-08-07 Listed $1,900 REALCOMP

Property tax history

-3.6%/yr

Latest (2017): $665 · -0.3% YoY. Source: county tax records.