6100 Ironwood St · Detroit, MI 48210

$149,900

4 bd · 2.0 ba · 2,072 sqft · Townhouse public records · 13 Days on market

Built 1916 3,049 sqft lot ↓ 17% since listing

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Why this score? — see what drove the D 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 +16.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• 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

Welcome 6100 Ironwood St! Beautifully updated Duplex located In the heart of Southwest Detroit. Each unit features 2 Bedrooms and 1 Bathroom. Everything has been updated in this home. All New electrical, Plumbing, Roofing, Flooring, Kitchens, Bathrooms, HVAC, windows, and siding. Don't miss out on this beautiful home! Close to schools, shopping, restaurants, and major highways.

Key facts

• New kitchens
• New plumbing
• Updated duplex

Tags

• UPDATED DUPLEX
• NEW ELECTRICAL
• NEW PLUMBING
• NEW ROOFING
• NEW FLOORING
• NEW KITCHENS

Property features AI

Finance

• Other: Listed by RE/MAX Team 2000

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Two-story single-family residence; Ground-level entry with steps; Vinyl siding
• Construction: Brick/mortar foundation
• Exterior features: Paved road access; Lot dimensions approximately 30 x 105 (0.07 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $82 ($988/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (15.0% below list).
• Recommended offer: $127k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 94 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,372 (15.0% below list)

Questions for the listing agent

1. Built in 1916 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-19,094
• Equity at exit: $22,351

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-10,074
• Equity at exit: $12,961

Cash invested: $41,972 (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 48210

• Home prices YoY: -22.3%
• Active inventory: 94
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $82

Break-even live

Break-even rent $1,169

Max offer price $149,900

Occupancy floor 89%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4426 McGraw Ave Unit 1 Detroit, MI	3.0	1.0	1400	$1,200	$0.86	44d	1	0.37mi
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	17d	1	0.70mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	17d	1	1.06mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	24d	1	1.22mi

Listing history 25 events

1. 2026-04-22
   status Pending 380-char remark

   Show marketing remark (380 chars)

   Welcome 6100 Ironwood St! Beautifully updated Duplex located In the heart of Southwest Detroit. Each unit features 2 Bedrooms and 1 Bathroom. Everything has been updated in this home. All New electrical, Plumbing, Roofing, Flooring, Kitchens, Bathrooms, HVAC, windows, and siding. Don't miss out on this beautiful home! Close to schools, shopping, restaurants, and major highways.

2. 2026-04-22
   status Pending

   Show marketing remark (380 chars)

   Welcome 6100 Ironwood St! Beautifully updated Duplex located In the heart of Southwest Detroit. Each unit features 2 Bedrooms and 1 Bathroom. Everything has been updated in this home. All New electrical, Plumbing, Roofing, Flooring, Kitchens, Bathrooms, HVAC, windows, and siding. Don't miss out on this beautiful home! Close to schools, shopping, restaurants, and major highways.

3. 2026-04-09
   listed $149,900 Active
4. 2026-04-07
   listed $149,900 Active 380-char remark

   Show marketing remark (380 chars)

   Welcome 6100 Ironwood St! Beautifully updated Duplex located In the heart of Southwest Detroit. Each unit features 2 Bedrooms and 1 Bathroom. Everything has been updated in this home. All New electrical, Plumbing, Roofing, Flooring, Kitchens, Bathrooms, HVAC, windows, and siding. Don't miss out on this beautiful home! Close to schools, shopping, restaurants, and major highways.

5. 2026-04-03
   status Active
6. 2026-03-19
   status Pending
7. 2026-03-19
   status Pending
8. 2026-03-19
   historical
9. 2026-03-19
   historical
10. 2026-02-28
    listed $155,000 Active
11. 2026-02-28
    listed $155,000 Active
12. 2026-02-27
    historical
13. 2026-02-27
    status Active
14. 2025-11-19
    status Pending
15. 2025-11-19
    status Pending
16. 2025-11-19
    historical
17. 2025-10-15
    listed $150,000 Active
18. 2025-10-15
    listed $150,000 Active
19. 2025-10-14
    historical
20. 2025-10-14
    historical
21. 2025-10-02
    price $170,000
22. 2025-10-01
    price $170,000
23. 2025-09-12
    listed $180,000 Active
24. 2025-09-12
    listed $180,000 Active
25. 2025-09-11
    historical

ⓘ 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: $904 · $75/mo
• Projected year-2 tax: $1,606 · $134/mo
• Expected delta: +$702/yr (+$59/mo · 77.7%)

ⓘ 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,285
• − Mortgage interest: −$8,397
• − Property taxes: −$904
• − Insurance: −$750
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$4,361
• Taxable loss: −$1,572
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $1,366/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
• City population: 572,865
• Population (ZIP): 26,925

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 59% White 20% Black 17% Two or more races 16% Native American 1%
• Hispanic origin (detail): Mexican 44% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 2% Danish 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 39% English-only · Spanish 50% Arabic 10%

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: ▼ -85.82%
• Current HPI: 299.5909
• Rent YoY: —
• Metro: —
• 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

-16.7% since first listed

25 events — show timeline

• 2026-04-22 Pending — MiRealSource-MiMLS
• 2026-04-22 Pending — REALCOMP
• 2026-04-09 Listed $149,900 REALCOMP
• 2026-04-07 Listed $149,900 MiRealSource-MiMLS
• 2026-04-03 Relisted — REALCOMP
• 2026-03-19 Pending — MiRealSource-MiMLS
• 2026-03-19 Pending — REALCOMP
• 2026-03-19 Listing Removed — MiRealSource-MiMLS
• 2026-03-19 Listing Removed — REALCOMP
• 2026-02-28 Listed $155,000 MiRealSource-MiMLS
• 2026-02-28 Listed $155,000 REALCOMP
• 2026-02-27 Listing Removed — MiRealSource-MiMLS
• 2026-02-27 Relisted — REALCOMP
• 2025-11-19 Pending — MiRealSource-MiMLS
• 2025-11-19 Pending — REALCOMP
• 2025-11-19 Listing Removed — REALCOMP
• 2025-10-15 Listed $150,000 REALCOMP
• 2025-10-15 Listed $150,000 MiRealSource-MiMLS
• 2025-10-14 Listing Removed — MiRealSource-MiMLS
• 2025-10-14 Listing Removed — REALCOMP
• 2025-10-02 Price Changed $170,000 MiRealSource-MiMLS
• 2025-10-01 Price Changed $170,000 REALCOMP
• 2025-09-12 Listed $180,000 MiRealSource-MiMLS
• 2025-09-12 Listed $180,000 REALCOMP
• 2025-09-11 Coming Soon — MiRealSource-MiMLS

Property tax history

+2.4%/yr

Latest (2025): $904 · -45.7% YoY. Source: county tax records.