10799 Worden St · Detroit, MI 48224

$89,000

3 bd · 1.5 ba · 1,579 sqft · SingleFamily public records · 63 Days on market

Built 1941 5,227 sqft lot $56/sqft · 8% below area Est $96k · 8% 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 +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid brick bungalow featuring 3 bedrooms and 1.5 baths, complete with hardwood floors, a spacious living room with a fireplace, and a full basement with a dedicated laundry area. Property needs some work but would make a great home or investment opportunity. Sold as-is. Schedule your showing today!

Key facts

• 5,227 sq ft lot
• Built 1941
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.

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 flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 36% of the median local income ($45k/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 $615 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 + 0.7% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 30y 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 $66k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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: 1.52% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.72%
• DSCR: 1.79
• GRM: 5.5

CMA / ARV

• ARV (median comp): $96,456
• List price: $89,000
• Delta: -7.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9155 Grayton St	0.52mi	3/1.5	1,554 (-2%)	0mo	$170,000	$109	73
12058 Wayburn St	0.52mi	3/1.5	1,566 (-1%)	2mo	$143,000	$91	72
6150 Bluehill St	0.64mi	3/1.0	1,647 (+4%)	3mo	$153,000	$93	59
9160 Boleyn St	0.45mi	3/1.0	1,436 (-9%)	4mo	$69,000	$48	58
12180 Wayburn St	0.55mi	2/1.0 (-1)	1,643 (+4%)	4mo	$65,000	$40	57
19331 Kingsville St	0.63mi	2/2.0 (-1)	1,603 (+2%)	5mo	$134,900	$84	57
9451 Camley St	0.39mi	2/1.0 (-1)	1,438 (-9%)	5mo	$85,000	$59	56
9201 Bishop St	0.55mi	3/1.0	1,700 (+8%)	4mo	$45,000	$26	56
10727 Beaconsfield St	0.63mi	3/1.0	1,486 (-6%)	5mo	$72,000	$48	54
10947 Roxbury St	0.65mi	3/1.0	1,696 (+7%)	2mo	$127,675	$75	54
12230 Lansdowne St	0.57mi	3/1.0	1,426 (-10%)	3mo	$56,000	$39	53
9922 Yorkshire Rd	0.56mi	3/2.0	1,342 (-15%)	2mo	$75,000	$56	45

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.24×
• Total profit: $6,057
• Equity at exit: $13,270

10-year hold

• IRR: 13.5%
• Equity multiple: 1.96×
• Total profit: $23,875
• Equity at exit: $7,695

Cash invested: $24,920 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,356 high
• Mortgage (P&I): −$467
• Tax from tax record: −$200 /mo · $2,396/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $368

Break-even live

Break-even rent $891

Max offer price $89,000

Occupancy floor 68%

Sensitivity live

Price	-10% $418	-5% $393	+0% $368	+5% $343	+10% $318
Rent	-10% $261	-5% $314	+0% $368	+5% $421	+10% $475
Rate	-1.0pp $413	-0.5pp $391	base $368	+0.5pp $345	+1.0pp $321

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	18d	1	0.25mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.28mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	18d	1	0.39mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	44d	1	0.46mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	18d	1	0.47mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	0.48mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	0.50mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	18d	1	0.50mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.50mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	0.53mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	44d	1	0.57mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	44d	1	0.58mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	44d	1	0.58mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	18d	1	0.59mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	44d	1	0.62mi
20926 Moross Rd Grosse Pointe, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	0.65mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	18d	1	0.66mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	0.66mi
6154 Woodhall St Detroit, MI	2.0	1.0	1136	$1,000	$0.88	44d	1	0.67mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	0.71mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	13d	1	0.73mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	21d	1	0.73mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.74mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	25d	1	0.78mi
5944 Marseilles St Detroit, MI	3.0	1.0	1910	$1,300	$0.68	18d	1	0.89mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	17d	1	0.90mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	18d	1	0.98mi
19168 Berden St Grosse Pointe, MI	3.0	1.0	1200	$1,800	$1.50	0d	1	1.03mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	1.03mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	1.11mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	1.11mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	1.11mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	5d	1	1.12mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	3d	1	1.13mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	1.15mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	1.18mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	1.18mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	44d	1	1.22mi
18808 Eastwood Dr Harper Woods, MI	2.0	1.0	2021	$1,500	$0.74	25d	1	1.22mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	18d	1	1.27mi

Listing history 41 events

1. 2026-06-18
   days on market $89,000 Active 63 DOM
2. 2026-06-17
   days on market $89,000 Active 62 DOM
3. 2026-06-15
   days on market $89,000 Active 60 DOM
4. 2026-06-13
   days on market $89,000 Active 58 DOM
5. 2026-06-13
   days on market $89,000 Active 57 DOM
6. 2026-06-09
   days on market $89,000 Active 54 DOM
7. 2026-06-08
   days on market $89,000 Active 53 DOM
8. 2026-06-07
   pricedays on market $89,000 Active 52 DOM
9. 2026-06-04
   days on market $92,000 Active 49 DOM
10. 2026-06-03
    days on market $92,000 Active 48 DOM
11. 2026-06-02
    days on market $92,000 Active 47 DOM
12. 2026-06-01
    days on market $92,000 Active 46 DOM
13. 2026-05-31
    days on market $92,000 Active 45 DOM
14. 2026-04-16
    listed $92,000 Active 300-char remark

    Show marketing remark (300 chars)

    Solid brick bungalow featuring 3 bedrooms and 1.5 baths, complete with hardwood floors, a spacious living room with a fireplace, and a full basement with a dedicated laundry area. Property needs some work but would make a great home or investment opportunity. Sold as-is. Schedule your showing today!

15. 2026-04-16
    historical

    Show marketing remark (300 chars)

    Solid brick bungalow featuring 3 bedrooms and 1.5 baths, complete with hardwood floors, a spacious living room with a fireplace, and a full basement with a dedicated laundry area. Property needs some work but would make a great home or investment opportunity. Sold as-is. Schedule your showing today!

16. 2026-04-16
    listed $92,000 Active

    Show marketing remark (300 chars)

    Solid brick bungalow featuring 3 bedrooms and 1.5 baths, complete with hardwood floors, a spacious living room with a fireplace, and a full basement with a dedicated laundry area. Property needs some work but would make a great home or investment opportunity. Sold as-is. Schedule your showing today!

17. 2026-04-16
    historical

    Show marketing remark (300 chars)

    Solid brick bungalow featuring 3 bedrooms and 1.5 baths, complete with hardwood floors, a spacious living room with a fireplace, and a full basement with a dedicated laundry area. Property needs some work but would make a great home or investment opportunity. Sold as-is. Schedule your showing today!

18. 2026-02-17
    listed $92,000 Active
19. 2026-02-17
    listed $92,000 Active
20. 2026-02-07
    historical
21. 2026-02-07
    historical
22. 2025-09-24
    price $99,000
23. 2025-09-24
    price $99,000
24. 2025-06-05
    listed $105,000 Active
25. 2025-06-05
    listed $105,000 Active
26. 2023-05-03
    historical
27. 2023-05-03
    historical
28. 2023-04-24
    status Active
29. 2023-04-24
    status Active
30. 2023-04-19
    historical
31. 2023-04-19
    historical
32. 2023-04-12
    listed $95,000 Active
33. 2023-04-12
    listed $95,000 Active
34. 2020-12-07
    soldstatus $65,900
35. 2005-02-16
    soldstatus $109,000
36. 2004-09-17
    soldstatus $109,000
37. 2004-06-05
    listed $107,000
38. 1996-07-03
    soldstatus $58,000
39. 1996-06-24
    soldstatus $58,000
40. 1996-05-14
    historical
41. 1996-04-28
    listed $57,990

ⓘ 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: $2,396 · $200/mo
• Projected year-2 tax: $2,396 · $200/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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,275
• − Mortgage interest: −$4,985
• − Property taxes: −$2,396
• − Insurance: −$445
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$2,589
• Taxable income: $3,255
• Est. tax owed @ 24.0%: −$781
• After-tax cash flow: $3,634/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+58.6% since first listed

28 events — show timeline

• 2026-04-16 Listed $92,000 REALCOMP
• 2026-04-16 Listing Removed — REALCOMP
• 2026-04-16 Listed $92,000 MiRealSource-MiMLS
• 2026-04-16 Listing Removed — MiRealSource-MiMLS
• 2026-02-17 Listed $92,000 REALCOMP
• 2026-02-17 Listed $92,000 MiRealSource-MiMLS
• 2026-02-07 Listing Removed — REALCOMP
• 2026-02-07 Listing Removed — MiRealSource-MiMLS
• 2025-09-24 Price Changed $99,000 MiRealSource-MiMLS
• 2025-09-24 Price Changed $99,000 REALCOMP
• 2025-06-05 Listed $105,000 REALCOMP
• 2025-06-05 Listed $105,000 MiRealSource-MiMLS
• 2023-05-03 Listing Removed — MiRealSource-MiMLS
• 2023-05-03 Listing Removed — REALCOMP
• 2023-04-24 Relisted — MiRealSource-MiMLS
• 2023-04-24 Relisted — REALCOMP
• 2023-04-19 Listing Removed — MiRealSource-MiMLS
• 2023-04-19 Listing Removed — REALCOMP
• 2023-04-12 Listed $95,000 MiRealSource-MiMLS
• 2023-04-12 Listed $95,000 REALCOMP
• 2020-12-07 Sold (Public Records) $65,900 Public Records
• 2005-02-16 Sold (Public Records) $109,000 Public Records
• 2004-09-17 Sold (MLS) $109,000 REALCOMP
• 2004-06-05 Listed $107,000 REALCOMP
• 1996-07-03 Sold (Public Records) $58,000 Public Records
• 1996-06-24 Sold (MLS) $58,000 MiRealSource-MiMLS
• 1996-05-14 Listing Removed — MiRealSource-MiMLS
• 1996-04-28 Listed $57,990 MiRealSource-MiMLS

Property tax history

+1.6%/yr

Latest (2025): $2,396 · -54.4% YoY. Source: county tax records.