7683 Greenview Ave · Detroit, MI 48228

$110,000

3 bd · 1.0 ba · 945 sqft · SingleFamily public records · 1 Days on market

Built 1947 4,356 sqft lot

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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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• 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

Welcome home to this well-maintained 3-bedroom brick ranch located on Detroit's west side. Features include a spacious living area, full basement offering additional storage or finishing potential, a detached 2-car garage, and a fenced backyard perfect for pets, entertaining, or outdoor enjoyment. This move-in ready home is an excellent opportunity for homebuyers or Investors looking for a rent ready property. Schedule your showing today!

Key facts

• Full basement
• Fenced backyard
• Brick ranch

Tags

• BRICK RANCH
• FULL BASEMENT
• DETACHED GARAGE
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Detached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One story; Ground-level entry with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Awning(s); Front porch; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; 6 total rooms; Smoke detectors

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

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); 363 active listings in the ZIP; 21 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).
• At $1,300/mo this rent would consume 51% 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 $761 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago; this cycle's ask is 59% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; list at $110k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1947 — 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: 1.18% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.21%
• DSCR: 1.45
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $61,425
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7667 Greenview Ave	0.01mi	3/1.0	960 (+2%)	2mo	$65,100	$68	95
6760 Warwick St	0.57mi	3/1.0	960 (+2%)	2mo	$70,000	$73	69
7296 Auburn St	0.58mi	3/1.0	968 (+2%)	2mo	$38,000	$39	67
7756 Westwood St	0.42mi	3/1.0	871 (-8%)	2mo	$90,000	$103	66
8449 Penrod St	0.48mi	3/1.0	1,011 (+7%)	0mo	$95,000	$94	66
8309 Brace St	0.40mi	3/1.5	864 (-9%)	1mo	$28,500	$33	64
8225 Grandville Ave	0.49mi	2/1.0 (-1)	906 (-4%)	2mo	$36,500	$40	64
8651 Brace Street St	0.59mi	3/1.0	987 (+4%)	2mo	$60,000	$61	63
6719 Westwood St	0.71mi	3/1.0	960 (+2%)	1mo	$62,500	$65	63
6712 Artesian St	0.59mi	3/1.0	1,000 (+6%)	1mo	$97,500	$98	62
8686 Artesian St	0.64mi	3/1.0	864 (-9%)	2mo	$35,000	$41	54
8427 Piedmont St	0.55mi	3/1.0	1,056 (+12%)	2mo	$62,000	$59	53

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: -4.4%
• Equity multiple: 0.84×
• Total profit: $-4,929
• Equity at exit: $16,401

10-year hold

• IRR: 1.4%
• Equity multiple: 1.08×
• Total profit: $2,556
• Equity at exit: $9,511

Cash invested: $30,800 (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: 363
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$577
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $262

Break-even live

Break-even rent $969

Max offer price $110,000

Occupancy floor 75%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	0.41mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	0.51mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	17d	1	0.65mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	0.71mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	0.75mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.75mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.76mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.77mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	0.86mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.90mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	0.90mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	0.93mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.98mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	1.04mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	1.14mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	1.19mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	1.26mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	1.29mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	1.30mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	1.48mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	1.48mi

Listing history 2 events

1. 2026-06-17
   remarks 442-char remark

   Show marketing remark (442 chars)

   Welcome home to this well-maintained 3-bedroom brick ranch located on Detroit's west side. Features include a spacious living area, full basement offering additional storage or finishing potential, a detached 2-car garage, and a fenced backyard perfect for pets, entertaining, or outdoor enjoyment. This move-in ready home is an excellent opportunity for homebuyers or Investors looking for a rent ready property. Schedule your showing today!

2. 2026-06-17
   listed $110,000 Active 1 DOM

   Show marketing remark (442 chars)

   Welcome home to this well-maintained 3-bedroom brick ranch located on Detroit's west side. Features include a spacious living area, full basement offering additional storage or finishing potential, a detached 2-car garage, and a fenced backyard perfect for pets, entertaining, or outdoor enjoyment. This move-in ready home is an excellent opportunity for homebuyers or Investors looking for a rent ready property. Schedule your showing today!

ⓘ 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: $1,712 · $143/mo
• Projected year-2 tax: $1,712 · $143/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,605
• − Mortgage interest: −$6,162
• − Property taxes: −$1,712
• − Insurance: −$550
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,200
• Taxable income: $1,484
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $2,787/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

+206.4% since first listed

16 events — show timeline

• 2026-06-18 Price Changed $110,000 MiRealSource-MiMLS
• 2026-06-17 Price Changed $110,000 REALCOMP
• 2026-06-17 Listed $69,000 REALCOMP
• 2026-06-17 Listed $69,000 MiRealSource-MiMLS
• 2020-10-30 Sold (Public Records) $60,250 Public Records
• 2020-08-11 Sold (Public Records) $45,500 Public Records
• 2020-07-07 Listing Removed — REALCOMP
• 2020-06-26 Pending — REALCOMP
• 2020-06-24 Listing Removed — REALCOMP
• 2020-06-22 Sold (MLS) $45,500 MiRealSource-MiMLS
• 2020-06-22 Sold (MLS) $45,500 REALCOMP
• 2020-04-30 Pending — MiRealSource-MiMLS
• 2020-04-30 Pending — REALCOMP
• 2020-04-17 Listed $49,900 MiRealSource-MiMLS
• 2020-04-17 Listed $49,900 REALCOMP
• 1994-09-14 Sold (Public Records) $35,900 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,712 · +0.0% YoY. Source: county tax records.