11790 Wilshire Dr · Detroit, MI 48213

$78,000

4 bd · 1.5 ba · 1,934 sqft · SingleFamily public records · 53 Days on market

Built 1925 6,098 sqft lot $40/sqft · 15% below area Est $91k · 15% under

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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 +14.0/15.0
• 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

Investor Special! House being sold as is. Stong Upside! 4 bd 2 bath brick colonial offering nearly 2000 sq ft of living space and excellent cash-flow or owner occupant potential. Back on market after previous buyer was unable to perform. Cosmetic rehab still needed. House is boarded up and missing five windows, Furnace and hot-water tank have been installed With the right finishing touches, this property can shine as a rental, flip or long term hold. Priced to sell- schedule you showing today. BATVAI. Call me now 248-819-2185 Cam Porter

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1925

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,573/mo this rent would consume 56% 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 $539 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y 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 $78k implies a 1460% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1925 — 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: 2.02% ✓
• Cap rate: 16.23%
• Cash-on-cash: 35.50%
• DSCR: 2.58
• GRM: 4.1

CMA / ARV

• ARV (median comp): $91,265
• List price: $78,000
• Delta: -14.53%
• 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
11864 Maiden St	0.34mi	4/3.0	1,969 (+2%)	6mo	$185,000	$94	70
11727 Wilshire Dr Dr	0.07mi	4/2.5	1,762 (-9%)	15mo	$70,000	$40	65
8791 E Outer Dr	0.53mi	3/1.5 (-1)	1,840 (-5%)	3mo	$60,000	$33	60
11023 Longview St	0.20mi	4/2.5	2,117 (+10%)	15mo	$140,000	$66	59
11235 Wade St	0.41mi	4/3.0	1,785 (-8%)	5mo	$187,500	$105	58
12059 Kilbourne St	0.34mi	5/2.0 (+1)	1,810 (-6%)	15mo	$65,000	$36	54
12280 Wade St	0.49mi	4/2.0	1,750 (-10%)	8mo	$141,000	$81	53
12646 Longview St	0.56mi	3/1.5 (-1)	1,750 (-10%)	7mo	$73,750	$42	47
12057 Sanford St	0.60mi	4/2.5	2,184 (+13%)	2mo	$100,000	$46	45
12223 Corbett St	0.36mi	3/1.0 (-1)	1,658 (-14%)	12mo	$80,000	$48	42
12091 Kilbourne St	0.35mi	3/1.0 (-1)	1,650 (-15%)	13mo	$126,000	$76	41
12816 Rosemary St	0.70mi	3/2.0 (-1)	1,659 (-14%)	4mo	$131,000	$79	33

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: 31.2%
• Equity multiple: 2.31×
• Total profit: $28,571
• Equity at exit: $11,630

10-year hold

• IRR: 38.4%
• Equity multiple: 4.58×
• Total profit: $78,107
• Equity at exit: $6,744

Cash invested: $21,840 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$409
• Tax from tax record: −$155 /mo · $1,859/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $646

Break-even live

Break-even rent $755

Max offer price $78,000

Occupancy floor 54%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	24d	1	0.01mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	17d	1	0.19mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	43d	1	0.42mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	3d	1	0.95mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	24d	1	0.98mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	1.22mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	17d	1	1.32mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	43d	1	1.32mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	43d	1	1.35mi
4667 Beniteau St Detroit, MI	5.0	2.0	1396	$1,700	$1.22	43d	1	1.40mi

Listing history 39 events

1. 2026-06-09
   status $78,000 Pending 53 DOM
2. 2026-06-08
   days on market $78,000 Active 53 DOM
3. 2026-06-07
   days on market $78,000 Active 52 DOM
4. 2026-06-04
   days on market $78,000 Active 49 DOM
5. 2026-06-03
   days on market $78,000 Active 48 DOM
6. 2026-06-02
   days on market $78,000 Active 47 DOM
7. 2026-06-01
   days on market $78,000 Active 46 DOM
8. 2026-05-31
   days on market $78,000 Active 45 DOM
9. 2026-04-28
   status Active 542-char remark

   Show marketing remark (543 chars)

   Investor Special! House being sold as is. Stong Upside! 4 bd 2 bath brick colonial offering nearly 2000 sq ft of living space and excellent cash-flow or owner occupant potential. Back on market after previous buyer was unable to perform. Cosmetic rehab still needed. House is boarded up and missing five windows, Furnace and hot-water tank have been installed With the right finishing touches, this property can shine as a rental, flip or long term hold. Priced to sell- schedule you showing today. BATVAI. Call me now 248-819-2185 Cam Porter

10. 2026-04-28
    status Active 543-char remark

    Show marketing remark (543 chars)

    Investor Special! House being sold as is. Stong Upside! 4 bd 2 bath brick colonial offering nearly 2000 sq ft of living space and excellent cash-flow or owner occupant potential. Back on market after previous buyer was unable to perform. Cosmetic rehab still needed. House is boarded up and missing five windows, Furnace and hot-water tank have been installed With the right finishing touches, this property can shine as a rental, flip or long term hold. Priced to sell- schedule you showing today. BATVAI. Call me now 248-819-2185 Cam Porter

11. 2026-04-28
    status Active

    Show marketing remark (543 chars)

    Investor Special! House being sold as is. Stong Upside! 4 bd 2 bath brick colonial offering nearly 2000 sq ft of living space and excellent cash-flow or owner occupant potential. Back on market after previous buyer was unable to perform. Cosmetic rehab still needed. House is boarded up and missing five windows, Furnace and hot-water tank have been installed With the right finishing touches, this property can shine as a rental, flip or long term hold. Priced to sell- schedule you showing today. BATVAI. Call me now 248-819-2185 Cam Porter

12. 2026-04-22
    status Pending 543-char remark

    Show marketing remark (542 chars)

    Investor Special! House being sold as is. Stong Upside! 4 bd 2 bath brick colonial offering nearly 2000 sq ft of living space and excellent cash-flow or owner occupant potential. Back on market after previous buyer was unable to perform. Cosmetic rehab still needed. House is boarded up and missing five windows, Furnace and hot-water tank have been installed With the right finishing touches, this property can shine as a rental, flip or long term hold. Priced to sell- schedule you showing today. BATVAI. Call me now 248-819-2185 Cam Porter

13. 2026-04-22
    status Pending 542-char remark

    Show marketing remark (542 chars)

    Investor Special! House being sold as is. Stong Upside! 4 bd 2 bath brick colonial offering nearly 2000 sq ft of living space and excellent cash-flow or owner occupant potential. Back on market after previous buyer was unable to perform. Cosmetic rehab still needed. House is boarded up and missing five windows, Furnace and hot-water tank have been installed With the right finishing touches, this property can shine as a rental, flip or long term hold. Priced to sell- schedule you showing today. BATVAI. Call me now 248-819-2185 Cam Porter

14. 2026-04-22
    status Pending

    Show marketing remark (542 chars)

    Investor Special! House being sold as is. Stong Upside! 4 bd 2 bath brick colonial offering nearly 2000 sq ft of living space and excellent cash-flow or owner occupant potential. Back on market after previous buyer was unable to perform. Cosmetic rehab still needed. House is boarded up and missing five windows, Furnace and hot-water tank have been installed With the right finishing touches, this property can shine as a rental, flip or long term hold. Priced to sell- schedule you showing today. BATVAI. Call me now 248-819-2185 Cam Porter

15. 2026-04-09
    listed $78,000 Active 543-char remark

    Show marketing remark (542 chars)

    Investor Special! House being sold as is. Stong Upside! 4 bd 2 bath brick colonial offering nearly 2000 sq ft of living space and excellent cash-flow or owner occupant potential. Back on market after previous buyer was unable to perform. Cosmetic rehab still needed. House is boarded up and missing five windows, Furnace and hot-water tank have been installed With the right finishing touches, this property can shine as a rental, flip or long term hold. Priced to sell- schedule you showing today. BATVAI. Call me now 248-819-2185 Cam Porter

16. 2026-04-09
    listed $78,000 Active 542-char remark

    Show marketing remark (542 chars)

    Investor Special! House being sold as is. Stong Upside! 4 bd 2 bath brick colonial offering nearly 2000 sq ft of living space and excellent cash-flow or owner occupant potential. Back on market after previous buyer was unable to perform. Cosmetic rehab still needed. House is boarded up and missing five windows, Furnace and hot-water tank have been installed With the right finishing touches, this property can shine as a rental, flip or long term hold. Priced to sell- schedule you showing today. BATVAI. Call me now 248-819-2185 Cam Porter

17. 2026-04-09
    listed $78,000 Active

    Show marketing remark (542 chars)

    Investor Special! House being sold as is. Stong Upside! 4 bd 2 bath brick colonial offering nearly 2000 sq ft of living space and excellent cash-flow or owner occupant potential. Back on market after previous buyer was unable to perform. Cosmetic rehab still needed. House is boarded up and missing five windows, Furnace and hot-water tank have been installed With the right finishing touches, this property can shine as a rental, flip or long term hold. Priced to sell- schedule you showing today. BATVAI. Call me now 248-819-2185 Cam Porter

18. 2026-02-25
    status Pending
19. 2026-02-25
    status Pending
20. 2026-02-25
    historical
21. 2026-02-25
    historical
22. 2026-02-03
    price $77,000
23. 2026-02-03
    price $77,000
24. 2026-02-03
    price $77,000
25. 2025-11-11
    price $78,000
26. 2025-11-10
    price $78,000
27. 2025-11-10
    price $78,000
28. 2025-10-23
    price $83,500
29. 2025-10-23
    price $83,500
30. 2025-10-23
    price $83,500
31. 2025-10-09
    price $85,000
32. 2025-10-09
    price $85,000
33. 2025-10-09
    price $85,000
34. 2025-09-16
    listed $90,000 Active
35. 2025-09-16
    listed $90,000 Active
36. 2008-04-23
    soldstatus $5,000
37. 2008-02-27
    listed $8,000
38. 2006-06-26
    soldstatus $95,000
39. 2001-01-26
    soldstatus $23,500

ⓘ 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: $1,859 · $155/mo
• Projected year-2 tax: $1,859 · $155/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 4/10 Moderate FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 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: $18,875
• − Mortgage interest: −$4,369
• − Property taxes: −$1,859
• − Insurance: −$390
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$2,269
• Taxable income: $6,967
• Est. tax owed @ 24.0%: −$1,672
• After-tax cash flow: $6,081/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

+231.9% since first listed

31 events — show timeline

• 2026-04-28 Relisted — MiRealSource-MiMLS
• 2026-04-28 Relisted — REALCOMP
• 2026-04-28 Relisted — SW Michigan MLS
• 2026-04-22 Pending — REALCOMP
• 2026-04-22 Pending — MiRealSource-MiMLS
• 2026-04-22 Pending — SW Michigan MLS
• 2026-04-09 Listed $78,000 REALCOMP
• 2026-04-09 Listed $78,000 SW Michigan MLS
• 2026-04-09 Listed $78,000 MiRealSource-MiMLS
• 2026-02-25 Pending — REALCOMP
• 2026-02-25 Pending — MiRealSource-MiMLS
• 2026-02-25 Listing Removed — MiRealSource-MiMLS
• 2026-02-25 Listing Removed — REALCOMP
• 2026-02-03 Price Changed $77,000 MiRealSource-MiMLS
• 2026-02-03 Price Changed $77,000 REALCOMP
• 2026-02-03 Price Changed $77,000 SW Michigan MLS
• 2025-11-11 Price Changed $78,000 MiRealSource-MiMLS
• 2025-11-10 Price Changed $78,000 REALCOMP
• 2025-11-10 Price Changed $78,000 SW Michigan MLS
• 2025-10-23 Price Changed $83,500 MiRealSource-MiMLS
• 2025-10-23 Price Changed $83,500 REALCOMP
• 2025-10-23 Price Changed $83,500 SW Michigan MLS
• 2025-10-09 Price Changed $85,000 MiRealSource-MiMLS
• 2025-10-09 Price Changed $85,000 REALCOMP
• 2025-10-09 Price Changed $85,000 SW Michigan MLS
• 2025-09-16 Listed $90,000 REALCOMP
• 2025-09-16 Listed $90,000 MiRealSource-MiMLS
• 2008-04-23 Sold (MLS) $5,000 REALCOMP
• 2008-02-27 Listed $8,000 REALCOMP
• 2006-06-26 Sold (Public Records) $95,000 Public Records
• 2001-01-26 Sold (Public Records) $23,500 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,859 · -9.9% YoY. Source: county tax records.