11578 Whithorn St · Detroit, MI 48205

$45,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 105 Days on market

Built 1925 3,485 sqft lot $41/sqft · 14% above area Est $40k · 14% over ↓ 13% since listing

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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 +2.8/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPPORTUNITY!!! New on the market - don't miss your chance to own this hidden gem. This charming bungalow offers great potential and is perfectly situated near major roads, schools, shopping centers, and a variety of retail and dining options, providing both convenience and accessibility. This property is ideal for investors, first-time buyers, or anyone looking for a home they can personalize and add value to. With solid construction and strong bones, this home presents a great opportunity for renovations, updates, or simply adding your own personal touch. Whether you are looking for your next investment project or a place to call home, this property offers endless possibilities. Properties in this area move quickly due to the strong demand and convenient location. Take advantage of this opportunity to secure a home with great potential and make it your own.

Key facts

• Solid construction
• Strong bones
• Convenient location

Tags

• CONVENIENT LOCATION
• SOLID CONSTRUCTION
• STRONG BONES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $41k (9.0% below list) — sets the bar for market timing.
• Cap rate 24.2% 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: Rents rising (+1.3%/yr); 373 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 41% of the median local income ($39k/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 $311 of loan paydown is wiped out by about $1k 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 + 1.3% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $10k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 2.98% ✓
• Cap rate: 24.21%
• Cash-on-cash: 64.00%
• DSCR: 3.85
• GRM: 2.8

CMA / ARV

• ARV (median comp): $39,609
• List price: $45,000
• Delta: 13.61%
• 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
11566 Sanford St	0.06mi	3/1.0	1,048 (-5%)	2mo	$55,000	$52	88
12019 Sanford St	0.22mi	3/1.0	1,149 (+4%)	2mo	$31,500	$27	81
12112 Findlay St	0.33mi	3/1.0	1,026 (-7%)	0mo	$23,000	$22	73
12000 Findlay St	0.21mi	3/1.0	1,000 (-9%)	4mo	$62,500	$63	71
11147 Findlay St	0.23mi	2/1.0 (-1)	1,028 (-6%)	3mo	$35,000	$34	70
11226 Minden St	0.32mi	3/1.5	1,169 (+6%)	3mo	$49,000	$42	70
11090 Patrick Ave	0.25mi	3/2.0	1,180 (+7%)	3mo	$55,000	$47	70
11053 Flanders St	0.28mi	2/1.0 (-1)	968 (-12%)	2mo	$20,000	$21	60
11234 Kenmoor St	0.49mi	3/2.0	1,200 (+9%)	0mo	$75,300	$63	58
11294 Engleside St	0.41mi	2/1.0 (-1)	986 (-10%)	4mo	$85,000	$86	55
11455 Kenmoor St	0.46mi	3/1.5	955 (-13%)	4mo	$119,000	$125	51
11091 Wilshire Dr	0.60mi	2/1.5 (-1)	1,205 (+10%)	3mo	$15,000	$12	47

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 61.1%
• Equity multiple: 3.65×
• Total profit: $33,359
• Equity at exit: $6,710

10-year hold

• IRR: 65.1%
• Equity multiple: 7.00×
• Total profit: $75,642
• Equity at exit: $3,891

Cash invested: $12,600 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$236
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $672

Break-even live

Break-even rent $489

Max offer price $45,000

Occupancy floor 45%

Sensitivity live

Price	-10% $697	-5% $685	+0% $672	+5% $659	+10% $647
Rent	-10% $566	-5% $619	+0% $672	+5% $725	+10% $778
Rate	-1.0pp $695	-0.5pp $683	base $672	+0.5pp $660	+1.0pp $648

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	15d	1	0.28mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	0.29mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	0.33mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	18d	1	0.34mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	0.35mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.35mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	0.58mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	0.68mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	0.69mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	0.76mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	0.90mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	0.92mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	18d	1	0.95mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	1.04mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	18d	1	1.12mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	25d	1	1.21mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	2d	1	1.24mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	18d	1	1.25mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	1.31mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	1.32mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	17d	1	1.32mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	1.34mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	1.35mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	1.35mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	18d	1	1.36mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	1.36mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	1.39mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	18d	1	1.43mi

Listing history 33 events

1. 2026-06-18
   days on market $45,000 Active 105 DOM
2. 2026-06-17
   days on market $45,000 Active 104 DOM
3. 2026-06-15
   days on market $45,000 Active 102 DOM
4. 2026-06-13
   days on market $45,000 Active 100 DOM
5. 2026-06-13
   days on market $45,000 Active 99 DOM
6. 2026-06-09
   days on market $45,000 Active 96 DOM
7. 2026-06-08
   days on market $45,000 Active 95 DOM
8. 2026-06-07
   days on market $45,000 Active 94 DOM
9. 2026-06-04
   days on market $45,000 Active 91 DOM
10. 2026-06-03
    days on market $45,000 Active 90 DOM
11. 2026-06-01
    days on market $45,000 Active 88 DOM
12. 2026-05-31
    days on market $45,000 Active 87 DOM
13. 2026-03-05
    listed $55,000 Active 870-char remark

    Show marketing remark (881 chars)

    OPPORTUNITY!!! New on the market—don’t miss your chance to own this hidden gem. This charming bungalow offers great potential and is perfectly situated near major roads, schools, shopping centers, and a variety of retail and dining options, providing both convenience and accessibility. This property is ideal for investors, first-time buyers, or anyone looking for a home they can personalize and add value to. With solid construction and strong bones, this home presents a great opportunity for renovations, updates, or simply adding your own personal touch. Whether you are looking for your next investment project or a place to call home, this property offers endless possibilities. Properties in this area move quickly due to the strong demand and convenient location. Take advantage of this opportunity to secure a home with great potential and make it your own.

14. 2026-03-05
    listed $55,000 Active 881-char remark

    Show marketing remark (881 chars)

    OPPORTUNITY!!! New on the market—don’t miss your chance to own this hidden gem. This charming bungalow offers great potential and is perfectly situated near major roads, schools, shopping centers, and a variety of retail and dining options, providing both convenience and accessibility. This property is ideal for investors, first-time buyers, or anyone looking for a home they can personalize and add value to. With solid construction and strong bones, this home presents a great opportunity for renovations, updates, or simply adding your own personal touch. Whether you are looking for your next investment project or a place to call home, this property offers endless possibilities. Properties in this area move quickly due to the strong demand and convenient location. Take advantage of this opportunity to secure a home with great potential and make it your own.

15. 2023-11-29
    historical $950
16. 2023-11-14
    listed $950
17. 2023-11-02
    historical $950
18. 2023-10-20
    listed $950
19. 2023-10-02
    soldstatus $75,000
20. 2023-08-17
    soldstatus $55,000
21. 2023-08-02
    soldstatus $55,000
22. 2023-08-02
    soldstatus $55,000 Closed
23. 2023-07-05
    status Pending
24. 2023-05-26
    price $63,000
25. 2023-05-14
    price $68,000
26. 2023-05-10
    price $75,000
27. 2023-04-21
    listed $63,000
28. 2023-04-21
    listed $85,000 Active
29. 2011-10-07
    soldstatus $125
30. 2011-10-07
    soldstatus $125
31. 2011-09-20
    historical
32. 2011-08-02
    listed $110
33. 2011-08-02
    listed $110

ⓘ 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: $1,582 · $132/mo
• Projected year-2 tax: $1,582 · $132/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 ≥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: $16,079
• − Mortgage interest: −$2,521
• − Property taxes: −$1,582
• − Insurance: −$225
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$1,309
• Taxable income: $7,870
• Est. tax owed @ 24.0%: −$1,889
• After-tax cash flow: $6,175/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

-12.7% since first listed

21 events — show timeline

• 2026-03-05 Listed $55,000 REALCOMP
• 2026-03-05 Listed $55,000 MiRealSource-MiMLS
• 2023-11-29 Rental Removed $950 TURBOTENANT
• 2023-11-14 Listed for Rent $950 TURBOTENANT
• 2023-11-02 Rental Removed $950 TURBOTENANT
• 2023-10-20 Listed for Rent $950 TURBOTENANT
• 2023-10-02 Sold (Public Records) $75,000 Public Records
• 2023-08-17 Sold (Public Records) $55,000 Public Records
• 2023-08-02 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2023-08-02 Sold (MLS) $55,000 REALCOMP
• 2023-07-05 Pending — MiRealSource-MiMLS
• 2023-05-26 Price Changed $63,000 MiRealSource-MiMLS
• 2023-05-14 Price Changed $68,000 MiRealSource-MiMLS
• 2023-05-10 Price Changed $75,000 MiRealSource-MiMLS
• 2023-04-21 Listed $85,000 MiRealSource-MiMLS
• 2023-04-21 Listed $63,000 REALCOMP
• 2011-10-07 Sold (MLS) $125 REALCOMP
• 2011-10-07 Sold (MLS) $125 MiRealSource-MiMLS
• 2011-09-20 Listing Removed — MiRealSource-MiMLS
• 2011-08-02 Listed $110 REALCOMP
• 2011-08-02 Listed $110 MiRealSource-MiMLS

Property tax history

+1.0%/yr

Latest (2025): $1,582 · -37.5% YoY. Source: county tax records.