1534 Saint Clair St · Detroit, MI 48214

$99,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 5 Days on market

Built 1912 4,792 sqft lot

---

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 +28.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 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

Wonderful Opportunity to own a completely renovated home in highly desirable East Village! Less then a mile away from many nearby businesses, including Collect Beer Bar, Marrow, Barkside, The Shepard Art Gallery, and Sinbad's Waterfront Restaurant. All of this just minutes from the Detroit River & Marina Disctrict! Less then 10 minutes from Belle Isle, Eastern Market and all the amenities of Downtown Detroit! Inside the home you'll find a beautifully restored kitchen with shaker cabinets and stainless steel appliances. Updated Luxury Plank throughout the first floor ties everything together. Upstairs you'll find 3 bedrooms and a completely updated bath with modern touches. The fenced yard outside also gives privacy. Don't miss this opportunity!

Key facts

• Fenced yard
• Restored kitchen
• Shaker cabinets

Tags

• COMPLETELY RENOVATED HOME
• RESTORED KITCHEN
• SHAKER CABINETS
• STAINLESS STEEL APPLIANCES
• UPDATED LUXURY PLANK
• FENCED YARD

Property features AI

Finance

• Other: Home warranty included

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Vinyl siding
• Construction: Built on block foundation; Asphalt roof; Vinyl siding
• Exterior features: Porch; Back yard fencing; Paved road access

Interior

• Kitchen: Gas cooktop; ENERGY STAR qualified dishwasher; ENERGY STAR qualified refrigerator; Microwave; Disposal; Stainless steel appliances; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (natural gas); No cooling
• Interior features: ENERGY STAR qualified dishwasher; ENERGY STAR qualified refrigerator; Stainless steel appliances; Disposal; Microwave; Gas cooktop; Gas water heater; Refrigerator
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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: 298 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $1,499/mo this rent would consume 54% of the median local household income ($34k/yr) (locally 1364% 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 $691 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 2y 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 $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.50% ✓
• Cap rate: 10.02%
• Cash-on-cash: 13.32%
• DSCR: 1.59
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $57,792
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1534 Saint Clair St	0.00mi	3/1.0	1,344 (0%)	20mo	$38,000	$28	83
1451 Bewick St	0.18mi	3/1.0	1,334 (-1%)	21mo	$10,000	$7	73
9385 Dorchester St	0.53mi	3/2.0	1,311 (-2%)	6mo	$18,000	$14	63
2539 Harding St	0.30mi	3/1.0	1,378 (+2%)	24mo	$38,000	$28	62
2254 Lillibridge St	0.40mi	3/1.0	1,184 (-12%)	2mo	$105,000	$89	60
1641 Lillibridge St	0.30mi	3/1.5	1,400 (+4%)	23mo	$60,000	$43	58
3466 Bewick St	0.69mi	3/2.0	1,308 (-3%)	6mo	$119,900	$92	54
3459 Saint Clair St	0.68mi	3/2.0	1,250 (-7%)	7mo	$119,900	$96	47
2595 Bewick St	0.39mi	3/1.0	1,500 (+12%)	22mo	$9,000	$6	44
1771 Hibbard St	0.65mi	2/1.5 (-1)	1,200 (-11%)	3mo	$80,000	$67	42
1297 Belvidere St	0.56mi	3/1.5	1,479 (+10%)	20mo	$125,000	$85	38

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,722
• Equity at exit: $14,895

10-year hold

• IRR: 13.1%
• Equity multiple: 2.05×
• Total profit: $29,254
• Equity at exit: $8,638

Cash invested: $27,972 (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 48214

• Active inventory: 298
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$524
• Tax from tax record: −$308 /mo · $3,700/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $310

Break-even live

Break-even rent $1,106

Max offer price $99,900

Occupancy floor 74%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2544 Cadillac Blvd Unit 2 Detroit, MI	2.0	1.0	973	$825	$0.85	24d	1	0.41mi
450 Marquette Dr Detroit, MI	2.0	1.0	972	$1,200	$1.23	20d	1	0.50mi
15111 E Vernor Hwy Unit 6 Detroit, MI	2.0	1.0	900	$1,200	$1.33	24d	1	0.50mi
2282 Belvidere St Unit 102 Detroit, MI	2.0	2.0	1000	$1,250	$1.25	44d	1	0.57mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	3d	1	0.60mi
8925 E Jefferson Ave Detroit, MI	1.0–2.0	1.0–2.0	1050	$1,945	$1.85	44d	9	0.65mi
8845 E Jefferson Ave Unit 207 Detroit, MI	2.0	1.5	1500	$1,695	$1.13	44d	1	0.70mi
8845 E Jefferson Ave Unit 205 Detroit, MI	2.0	1.5	960	$1,425	$1.48	44d	1	0.70mi
8845 E Jefferson Ave Unit 302 Detroit, MI	2.0	2.0	885	$1,460	$1.65	44d	1	0.70mi
8845 E Jefferson Ave Unit 203 Detroit, MI	2.0	1.5	1024	$1,515	$1.48	44d	1	0.70mi
8845 E Jefferson Ave Unit 206 Detroit, MI	2.0	1.5	1230	$1,660	$1.35	44d	1	0.70mi
8845 E Jefferson Ave Unit 204 Detroit, MI	2.0	1.5	1150	$2,350	$2.04	44d	1	0.70mi
8845 E Jefferson Apt 208 Detroit, MI	2.0	1.5	992	$1,635	$1.65	44d	1	0.70mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	44d	1	0.73mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	24d	1	0.74mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	44d	1	0.99mi
3937 Beniteau St Detroit, MI	2.0	1.0	900	$950	$1.06	15d	1	1.06mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	44d	1	1.06mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	15d	1	1.08mi
8001 Kercheval Ave Detroit, MI	1.0–2.0	1.0–2.0	984	$2,270	$2.31	2d	3	1.14mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	17d	1	1.17mi
8100 E Jefferson Ave Detroit, MI	3.0	1.0–3.0	1089	$2,210	$2.03	19d	20	1.20mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	44d	1	1.25mi
7918 E Lafayette St #4 Detroit, MI	3.0	1.0	1150	$1,800	$1.57	18d	1	1.25mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	44d	1	1.34mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	24d	1	1.34mi
1454 Townsend St #101 Detroit, MI	2.0	2.0	1268	$2,500	$1.97	3d	1	1.37mi
7700 E Jefferson Ave Detroit, MI	2.0	1.0	877	$1,795	$2.05	44d	1	1.42mi
7410 Kercheval Ave Unit 212 Detroit, MI	2.0	2.0	1017	$1,950	$1.92	44d	1	1.42mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $99,900 Pending 5 DOM
2. 2026-06-09
   days on market $99,900 Active 3 DOM
3. 2026-06-08
   days on market $99,900 Active 2 DOM
4. 2026-06-07
   remarks 677-char remark
5. 2026-06-07
   listed $99,900 Active 1 DOM

ⓘ 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: $3,700 · $308/mo
• Projected year-2 tax: $3,700 · $308/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: $17,990
• − Mortgage interest: −$5,596
• − Property taxes: −$3,700
• − Insurance: −$500
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$2,906
• Taxable income: $2,410
• Est. tax owed @ 24.0%: −$578
• After-tax cash flow: $3,147/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• 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: ▼ -367.43%
• Current HPI: 102.0969
• 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

+99.8% since first listed

20 events — show timeline

• 2026-06-06 Listed $99,900 REALCOMP
• 2026-06-06 Listed $99,900 MiRealSource-MiMLS
• 2026-04-23 Listing Removed — REALCOMP
• 2026-04-23 Listing Removed — MiRealSource-MiMLS
• 2026-01-28 Price Changed $110,000 MiRealSource-MiMLS
• 2026-01-28 Price Changed $110,000 REALCOMP
• 2025-11-08 Price Changed $125,000 MiRealSource-MiMLS
• 2025-11-07 Price Changed $125,000 REALCOMP
• 2025-11-02 Price Changed $139,900 MiRealSource-MiMLS
• 2025-11-01 Price Changed $139,900 REALCOMP
• 2025-10-24 Listed $150,000 MiRealSource-MiMLS
• 2025-10-24 Listed $150,000 REALCOMP
• 2025-10-22 Coming Soon — MiRealSource-MiMLS
• 2024-11-18 Sold (Public Records) $50,000 Public Records
• 2024-10-04 Sold (MLS) $38,000 MiRealSource-MiMLS
• 2024-10-04 Sold (MLS) $38,000 REALCOMP
• 2024-04-01 Pending — MiRealSource-MiMLS
• 2024-04-01 Pending — REALCOMP
• 2024-03-14 Listed $50,000 MiRealSource-MiMLS
• 2024-03-14 Listed $50,000 REALCOMP

Property tax history

+21.7%/yr

Latest (2025): $3,700 · +589.6% YoY. Source: county tax records.