5931 N Mcclellan St E · Detroit, MI 48213

$84,900

4 bd · 1.5 ba · 1,523 sqft · SingleFamily public records · 25 Days on market

Built 1915 3,485 sqft lot Est $67k · 27% 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 +2.5/5.0
• 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

This Detroit colonial delivers a fresh start from top to bottom. Updated exterior finishes and a clean, inviting front porch set the tone, while the fenced backyard adds privacy. Walk inside this open main level with updated floors in the living and dining room. Updated windows create a warm, comfortable feel throughout. The kitchen has been fully updated with newer cabinetry. Upstairs, you'll find four bedrooms, one of which is a walk-through. Each room is carpeted with a clean, move-in-ready feel. The home includes one full bath and one half bath, both updated with modern fixtures and finishes. The basement offers additional usable space, ready for finishing or storage. Mechanical systems, including plumbing and electrical, have been updated, providing peace of mind moving forward. Street parking keeps things simple and consistent with the surrounding area. Located with easy access to main roads and city amenities. Don't miss the opportunity to move into this lovely home. Schedule your showing today! Licensees must be physically present for all showings and inspections. Turn off the lights, lock all doors, and return the key to the lockbox. Your feedback is encouraged and greatly appreciated. Buyer and Buyer's agent to verify all data for accuracy. Submit offers via 1 PDF attachment (NOT via Dotloop, DocuSign, Authentisign, Etc). This property is being monitored with an alarm!

Key facts

• 3,485 sq ft lot
• Built 1915
• Listed 25 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Two levels; Ground-level entry with steps
• Construction: Vinyl siding; Brick or mortar and stone foundation; Built (year not specified)
• Exterior features: Outdoor lighting; Covered porch; Fenced yard; Asphalt roof; Paved road access

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: 9 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning
• Interior features: Gas water heater; Unfinished basement; Basement present
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: 190 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,518/mo this rent would consume 54% 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 $587 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 + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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.
• Current owner paid $5k; list at $85k implies a 1533% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,626 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 15.37%
• Cash-on-cash: 32.42%
• DSCR: 2.44
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $67,012
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5326 Belvidere St	0.38mi	4/1.5	1,469 (-4%)	5mo	$82,500	$56	72
5302 Crane St	0.47mi	5/2.0 (+1)	1,423 (-7%)	2mo	$107,000	$75	58
5360 Burns St	0.50mi	4/1.0	1,664 (+9%)	4mo	$60,000	$36	56
5239 Crane St	0.50mi	3/1.0 (-1)	1,404 (-8%)	4mo	$24,500	$17	53
5171 Burns St	0.58mi	3/1.0 (-1)	1,425 (-6%)	3mo	$20,000	$14	53
5855 Hurlbut St	0.29mi	3/1.0 (-1)	1,296 (-15%)	5mo	$119,900	$93	50
5950 Seminole St	0.52mi	4/1.0	1,424 (-6%)	17mo	$101,000	$71	49
5406 Iroquois St	0.56mi	4/1.0	1,371 (-10%)	11mo	$80,000	$58	46
8901 Isham Ave	0.52mi	3/1.0 (-1)	1,380 (-9%)	16mo	$35,000	$25	39
5137 Saint Clair St	0.65mi	3/1.0 (-1)	1,728 (+14%)	3mo	$30,000	$17	38
5113 Bewick St	0.59mi	3/2.0 (-1)	1,368 (-10%)	12mo	$60,000	$44	38
9142 Isham Ave	0.68mi	3/1.0 (-1)	1,420 (-7%)	16mo	$38,000	$27	37

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: 27.5%
• Equity multiple: 2.14×
• Total profit: $27,155
• Equity at exit: $12,659

10-year hold

• IRR: 35.0%
• Equity multiple: 4.21×
• Total profit: $76,341
• Equity at exit: $7,341

Cash invested: $23,772 (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: 190
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$445
• Tax from tax record: −$76 /mo · $917/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $642

Break-even live

Break-even rent $705

Max offer price $84,900

Occupancy floor 53%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	0.41mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	17d	1	0.41mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	17d	1	0.44mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	43d	1	0.94mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	43d	1	0.97mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	43d	1	1.02mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	17d	1	1.03mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	17d	1	1.05mi
4667 Beniteau St Detroit, MI	5.0	2.0	1396	$1,700	$1.22	43d	1	1.10mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	24d	1	1.13mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	43d	1	1.41mi
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	24d	1	1.42mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	17d	1	1.46mi

Listing history 27 events

1. 2026-06-17
   statusdays on market $84,900 Pending 25 DOM
2. 2026-06-15
   days on market $84,900 Active 24 DOM
3. 2026-06-13
   days on market $84,900 Active 22 DOM
4. 2026-06-13
   days on market $84,900 Active 21 DOM
5. 2026-06-09
   days on market $84,900 Active 18 DOM
6. 2026-06-08
   days on market $84,900 Active 17 DOM
7. 2026-06-07
   statusdays on market $84,900 Active 16 DOM
8. 2026-06-04
   days on market $84,900 Active Under Contract 13 DOM
9. 2026-06-03
   days on market $84,900 Active Under Contract 12 DOM
10. 2026-06-02
    days on market $84,900 Active Under Contract 11 DOM
11. 2026-06-01
    days on market $84,900 Active Under Contract 10 DOM
12. 2026-05-31
    days on market $84,900 Active Under Contract 9 DOM
13. 2026-05-23
    listed $84,900 Active

    Show marketing remark (1401 chars)

    This Detroit colonial delivers a fresh start from top to bottom. Updated exterior finishes and a clean, inviting front porch set the tone, while the fenced backyard adds privacy. Walk inside this open main level with updated floors in the living and dining room. Updated windows create a warm, comfortable feel throughout. The kitchen has been fully updated with newer cabinetry. Upstairs, you'll find four bedrooms, one of which is a walk-through. Each room is carpeted with a clean, move-in-ready feel. The home includes one full bath and one half bath, both updated with modern fixtures and finishes. The basement offers additional usable space, ready for finishing or storage. Mechanical systems, including plumbing and electrical, have been updated, providing peace of mind moving forward. Street parking keeps things simple and consistent with the surrounding area. Located with easy access to main roads and city amenities. Don't miss the opportunity to move into this lovely home. Schedule your showing today! Licensees must be physically present for all showings and inspections. Turn off the lights, lock all doors, and return the key to the lockbox. Your feedback is encouraged and greatly appreciated. Buyer and Buyer's agent to verify all data for accuracy. Submit offers via 1 PDF attachment (NOT via Dotloop, DocuSign, Authentisign, Etc). This property is being monitored with an alarm!

14. 2026-05-23
    listed $84,900 Active 1401-char remark

    Show marketing remark (1401 chars)

    This Detroit colonial delivers a fresh start from top to bottom. Updated exterior finishes and a clean, inviting front porch set the tone, while the fenced backyard adds privacy. Walk inside this open main level with updated floors in the living and dining room. Updated windows create a warm, comfortable feel throughout. The kitchen has been fully updated with newer cabinetry. Upstairs, you'll find four bedrooms, one of which is a walk-through. Each room is carpeted with a clean, move-in-ready feel. The home includes one full bath and one half bath, both updated with modern fixtures and finishes. The basement offers additional usable space, ready for finishing or storage. Mechanical systems, including plumbing and electrical, have been updated, providing peace of mind moving forward. Street parking keeps things simple and consistent with the surrounding area. Located with easy access to main roads and city amenities. Don't miss the opportunity to move into this lovely home. Schedule your showing today! Licensees must be physically present for all showings and inspections. Turn off the lights, lock all doors, and return the key to the lockbox. Your feedback is encouraged and greatly appreciated. Buyer and Buyer's agent to verify all data for accuracy. Submit offers via 1 PDF attachment (NOT via Dotloop, DocuSign, Authentisign, Etc). This property is being monitored with an alarm!

15. 2026-05-20
    historical $84,900 1401-char remark

    Show marketing remark (1401 chars)

    This Detroit colonial delivers a fresh start from top to bottom. Updated exterior finishes and a clean, inviting front porch set the tone, while the fenced backyard adds privacy. Walk inside this open main level with updated floors in the living and dining room. Updated windows create a warm, comfortable feel throughout. The kitchen has been fully updated with newer cabinetry. Upstairs, you'll find four bedrooms, one of which is a walk-through. Each room is carpeted with a clean, move-in-ready feel. The home includes one full bath and one half bath, both updated with modern fixtures and finishes. The basement offers additional usable space, ready for finishing or storage. Mechanical systems, including plumbing and electrical, have been updated, providing peace of mind moving forward. Street parking keeps things simple and consistent with the surrounding area. Located with easy access to main roads and city amenities. Don't miss the opportunity to move into this lovely home. Schedule your showing today! Licensees must be physically present for all showings and inspections. Turn off the lights, lock all doors, and return the key to the lockbox. Your feedback is encouraged and greatly appreciated. Buyer and Buyer's agent to verify all data for accuracy. Submit offers via 1 PDF attachment (NOT via Dotloop, DocuSign, Authentisign, Etc). This property is being monitored with an alarm!

16. 2016-02-19
    soldstatus $5,200 Sold 69-char remark

    Show marketing remark (69 chars)

    Large bungalow with 3 bedrooms, 1.5 bathroom, basement and much more.

17. 2016-02-19
    soldstatus $5,200

    Show marketing remark (69 chars)

    Large bungalow with 3 bedrooms, 1.5 bathroom, basement and much more.

18. 2016-01-06
    status Pending 69-char remark

    Show marketing remark (69 chars)

    Large bungalow with 3 bedrooms, 1.5 bathroom, basement and much more.

19. 2015-12-29
    historical 69-char remark

    Show marketing remark (69 chars)

    Large bungalow with 3 bedrooms, 1.5 bathroom, basement and much more.

20. 2015-12-28
    historical
21. 2015-11-17
    listed $4,900 Active 69-char remark

    Show marketing remark (69 chars)

    Large bungalow with 3 bedrooms, 1.5 bathroom, basement and much more.

22. 2015-11-17
    listed $4,900

    Show marketing remark (69 chars)

    Large bungalow with 3 bedrooms, 1.5 bathroom, basement and much more.

23. 2001-10-31
    soldstatus $61,000
24. 2000-01-07
    soldstatus $13,000
25. 1999-12-09
    historical
26. 1999-10-07
    listed $19,900
27. 1999-01-26
    soldstatus $17,800

ⓘ 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: $917 · $76/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$195/yr (+$16/mo · 21.3%)

ⓘ 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: $18,218
• − Mortgage interest: −$4,756
• − Property taxes: −$917
• − Insurance: −$424
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$2,470
• Taxable income: $6,736
• Est. tax owed @ 24.0%: −$1,617
• After-tax cash flow: $6,091/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

+377.0% since first listed

15 events — show timeline

• 2026-05-23 Listed $84,900 REALCOMP
• 2026-05-23 Listed $84,900 MiRealSource-MiMLS
• 2026-05-20 Coming Soon $84,900 MiRealSource-MiMLS
• 2016-02-19 Sold (MLS) $5,200 MiRealSource-MiMLS
• 2016-02-19 Sold (MLS) $5,200 REALCOMP
• 2016-01-06 Pending — REALCOMP
• 2015-12-29 Listing Removed — REALCOMP
• 2015-12-28 Listing Removed — MiRealSource-MiMLS
• 2015-11-17 Listed $4,900 REALCOMP
• 2015-11-17 Listed $4,900 MiRealSource-MiMLS
• 2001-10-31 Sold (Public Records) $61,000 Public Records
• 2000-01-07 Sold (MLS) $13,000 MiRealSource-MiMLS
• 1999-12-09 Listing Removed — MiRealSource-MiMLS
• 1999-10-07 Listed $19,900 MiRealSource-MiMLS
• 1999-01-26 Sold (Public Records) $17,800 Public Records

Property tax history

-0.1%/yr

Latest (2025): $917 · +1.7% YoY. Source: county tax records.