9145 Decatur St · Detroit, MI 48228

$99,000

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 5 Days on market

Built 1961 4,356 sqft lot $121/sqft · 75% above area

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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 +26.7/30.0
• DSCR +9.2/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

- Pay close attention to this completely rehabbed property done the right way! - This 3 Bedroom 1 Bathroom home is only a BLOCK away from Freeway - . New High Efficiency Vinyl windows, New Insulation, New Drywall, Freshly Painted, New Doors, New Ceramic Tile, Carpet and Laminate Flooring, New SCH40 PVC Drain Lines, New PEX Water Lines, New HVAC Ducts, New Furnace, , Modern Renovated Kitchen & Bathroom and MORE! - Move-In-Ready! - Needs NOTHING - Perfect for a Homeowner or An Investor Looking to Rent and Not Worry About Repairs. This home WILL PASS a Lead & City Inspection with Flying Colors.

Key facts

• Close to parks
• Close to schools
• Turnkey property

Tags

• MODERN RENOVATED KITCHEN
• FULLY UPDATED BATHROOM
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO PARKS
• TURNKEY PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

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); 369 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $1,256/mo this rent would consume 49% 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 $684 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1961 — 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: 1.27% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 6.6

CMA / ARV

• ARV (median comp): $56,719
• List price: $99,000
• Delta: 74.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8154 Decatur St	0.55mi	3/1.0	864 (+6%)	1mo	$70,000	$81	64
8125 Hubbell St	0.69mi	3/1.0	864 (+6%)	4mo	$52,500	$61	54
8896 Coyle St	0.64mi	3/1.0	768 (-6%)	9mo	$45,000	$59	53
9614 Schaefer Hwy	0.44mi	3/1.0	909 (+11%)	10mo	$60,000	$66	53
9901 Lauder St	0.68mi	3/1.0	850 (+4%)	15mo	$85,000	$100	49
9366 Steel St	0.57mi	3/1.0	900 (+10%)	10mo	$59,000	$66	48
8255 Marlowe St	0.65mi	3/1.0	915 (+12%)	4mo	$27,400	$30	47
8121 Hubbell ST St	0.70mi	3/1.0	918 (+12%)	2mo	$48,500	$53	45
11318 Littlefield St	0.71mi	2/1.0 (-1)	877 (+8%)	5mo	$57,500	$66	45
9402 Terry St	0.57mi	3/1.0	929 (+14%)	9mo	$49,000	$53	43
8348 Terry St	0.65mi	3/1.0	932 (+14%)	4mo	$82,500	$89	43
9425 Marlowe St	0.50mi	2/1.0 (-1)	712 (-13%)	10mo	$47,500	$67	42

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,648
• Equity at exit: $14,761

10-year hold

• IRR: 3.2%
• Equity multiple: 1.20×
• Total profit: $5,576
• Equity at exit: $8,560

Cash invested: $27,720 (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: 369
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$519
• Tax from tax record: −$165 /mo · $1,977/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $267

Break-even live

Break-even rent $918

Max offer price $99,000

Occupancy floor 74%

Sensitivity live

Price	-10% $323	-5% $295	+0% $267	+5% $239	+10% $211
Rent	-10% $168	-5% $218	+0% $267	+5% $317	+10% $367
Rate	-1.0pp $317	-0.5pp $293	base $267	+0.5pp $242	+1.0pp $216

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	0.30mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	0.58mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	0.59mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	44d	1	0.61mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	0.68mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	0.70mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	0.70mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	0.75mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	0.79mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	0.79mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.85mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	0.87mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	0.89mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	0.94mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.94mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	1.00mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	44d	1	1.01mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	1.02mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	1.04mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.09mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	1.11mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.11mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	1.12mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	1.12mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.13mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	1.14mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	1.19mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	18d	1	1.20mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	25d	1	1.45mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	23d	1	1.49mi

Listing history 32 events

1. 2026-06-21
   days on market $99,000 Active 5 DOM
2. 2026-06-18
   days on market $99,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   days on marketlisting id $99,000 Active 1 DOM
5. 2026-06-15
   days on market $99,000 Active 276 DOM
6. 2026-06-13
   days on market $99,000 Active 274 DOM
7. 2026-06-13
   days on market $99,000 Active 273 DOM
8. 2026-06-09
   days on market $99,000 Active 270 DOM
9. 2026-06-08
   days on market $99,000 Active 269 DOM
10. 2026-06-07
    days on market $99,000 Active 268 DOM
11. 2026-06-04
    days on market $99,000 Active 265 DOM
12. 2026-06-03
    days on market $99,000 Active 264 DOM
13. 2026-06-01
    days on market $99,000 Active 262 DOM
14. 2026-05-31
    days on market $99,000 Active 261 DOM
15. 2026-03-07
    price $99,000 610-char remark

    Show marketing remark (610 chars)

    - Pay close attention to this completely rehabbed property done the right way! - This 3 Bedroom 1 Bathroom home is only a BLOCK away from Freeway - . New High Efficiency Vinyl windows, New Insulation, New Drywall, Freshly Painted, New Doors, New Ceramic Tile, Carpet and Laminate Flooring, New SCH40 PVC Drain Lines, New PEX Water Lines, New HVAC Ducts, New Furnace, , Modern Renovated Kitchen & Bathroom and MORE! - Move-In-Ready! - Needs NOTHING - Perfect for a Homeowner or An Investor Looking to Rent and Not Worry About Repairs. This home WILL PASS a Lead & City Inspection with Flying Colors.

16. 2026-03-06
    price $99,000 610-char remark

    Show marketing remark (610 chars)

    - Pay close attention to this completely rehabbed property done the right way! - This 3 Bedroom 1 Bathroom home is only a BLOCK away from Freeway - . New High Efficiency Vinyl windows, New Insulation, New Drywall, Freshly Painted, New Doors, New Ceramic Tile, Carpet and Laminate Flooring, New SCH40 PVC Drain Lines, New PEX Water Lines, New HVAC Ducts, New Furnace, , Modern Renovated Kitchen & Bathroom and MORE! - Move-In-Ready! - Needs NOTHING - Perfect for a Homeowner or An Investor Looking to Rent and Not Worry About Repairs. This home WILL PASS a Lead & City Inspection with Flying Colors.

17. 2025-09-12
    listed $105,000 Active 610-char remark

    Show marketing remark (610 chars)

    - Pay close attention to this completely rehabbed property done the right way! - This 3 Bedroom 1 Bathroom home is only a BLOCK away from Freeway - . New High Efficiency Vinyl windows, New Insulation, New Drywall, Freshly Painted, New Doors, New Ceramic Tile, Carpet and Laminate Flooring, New SCH40 PVC Drain Lines, New PEX Water Lines, New HVAC Ducts, New Furnace, , Modern Renovated Kitchen & Bathroom and MORE! - Move-In-Ready! - Needs NOTHING - Perfect for a Homeowner or An Investor Looking to Rent and Not Worry About Repairs. This home WILL PASS a Lead & City Inspection with Flying Colors.

18. 2025-09-12
    listed $105,000 Active 610-char remark

    Show marketing remark (610 chars)

    - Pay close attention to this completely rehabbed property done the right way! - This 3 Bedroom 1 Bathroom home is only a BLOCK away from Freeway - . New High Efficiency Vinyl windows, New Insulation, New Drywall, Freshly Painted, New Doors, New Ceramic Tile, Carpet and Laminate Flooring, New SCH40 PVC Drain Lines, New PEX Water Lines, New HVAC Ducts, New Furnace, , Modern Renovated Kitchen & Bathroom and MORE! - Move-In-Ready! - Needs NOTHING - Perfect for a Homeowner or An Investor Looking to Rent and Not Worry About Repairs. This home WILL PASS a Lead & City Inspection with Flying Colors.

19. 2023-05-09
    soldstatus $94,900
20. 2023-04-21
    historical
21. 2023-04-21
    historical
22. 2023-04-11
    price $73,900
23. 2023-04-11
    price $73,900
24. 2023-03-27
    listed $74,900 Active
25. 2023-03-27
    listed $74,900 Active
26. 2018-10-30
    soldstatus $3,300 Sold
27. 2018-10-30
    soldstatus $3,300 Closed
28. 2018-10-08
    status Pending
29. 2018-10-08
    status Pending
30. 2018-09-17
    listed $5,000 Active
31. 2018-09-17
    listed $5,000 Active
32. 1999-04-15
    soldstatus $8,000

ⓘ 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: $1,977 · $165/mo
• Projected year-2 tax: $1,977 · $165/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 ≥97°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: $15,077
• − Mortgage interest: −$5,546
• − Property taxes: −$1,977
• − Insurance: −$495
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,880
• Taxable income: $1,767
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $2,785/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

+1137.5% since first listed

18 events — show timeline

• 2026-03-07 Price Changed $99,000 MiRealSource-MiMLS
• 2026-03-06 Price Changed $99,000 REALCOMP
• 2025-09-12 Listed $105,000 REALCOMP
• 2025-09-12 Listed $105,000 MiRealSource-MiMLS
• 2023-05-09 Sold (Public Records) $94,900 Public Records
• 2023-04-21 Listing Removed — MiRealSource-MiMLS
• 2023-04-21 Listing Removed — REALCOMP
• 2023-04-11 Price Changed $73,900 MiRealSource-MiMLS
• 2023-04-11 Price Changed $73,900 REALCOMP
• 2023-03-27 Listed $74,900 MiRealSource-MiMLS
• 2023-03-27 Listed $74,900 REALCOMP
• 2018-10-30 Sold (MLS) $3,300 MiRealSource-MiMLS
• 2018-10-30 Sold (MLS) $3,300 REALCOMP
• 2018-10-08 Pending — MiRealSource-MiMLS
• 2018-10-08 Pending — REALCOMP
• 2018-09-17 Listed $5,000 MiRealSource-MiMLS
• 2018-09-17 Listed $5,000 REALCOMP
• 1999-04-15 Sold (Public Records) $8,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $1,977 · -10.0% YoY. Source: county tax records.