7284 Gartner St · Detroit, MI 48209

$85,900

4 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 5 Days on market

Built 1917 4,356 sqft lot Est $138k · 38% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Discover a unique opportunity at 7284 Gartner ST, Detroit, MI, USA. This single-family residence, built in 1917, offers a chance to own a piece of history, reimagined for contemporary living. This home offers four bedrooms, providing ample space for comfort and personalization. For those seeking a distinctive property with character and potential in Detroit.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1917

Property features AI

Exterior

• Parking: Detached garage; 1 garage space; Carport; Alley access
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Entry at lower level with steps; Vinyl siding exterior
• Construction: Brick/mortar foundation
• Exterior features: Paved road access; 32 x 131.58 lot (0.1 acre)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Walk-out, daylight, unfinished basement with interior entry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Cap rate 19.1% 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: 66 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $1,872/mo this rent would consume 52% of the median local household income ($43k/yr) (locally 831% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($594 loan paydown + $9k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $8k; list at $86k implies a 911% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,900

Questions for the listing agent

1. Built in 1917 — 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: 2.18% ✓
• Cap rate: 19.12%
• Cash-on-cash: 45.82%
• DSCR: 3.04
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $137,940
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8072 Senator St	0.34mi	4/1.5	1,214 (-3%)	1mo	$133,000	$110	76
8080 Gartner St	0.34mi	3/1.0 (-1)	1,200 (-4%)	3mo	$165,000	$138	70
7332 Navy St	0.07mi	3/1.0 (-1)	1,380 (+10%)	10mo	$83,000	$60	67
2321 Casper St	0.28mi	4/1.0	1,144 (-9%)	20mo	$110,000	$96	56
1976 Cabot St	0.62mi	4/3.0	1,213 (-3%)	5mo	$160,000	$132	53
8391 Cahalan St	0.50mi	4/1.5	1,436 (+14%)	6mo	$187,000	$130	45
2713 Casper St	0.55mi	3/1.0 (-1)	1,100 (-12%)	9mo	$125,000	$114	42
1044 N Rademacher St	0.65mi	3/1.0 (-1)	1,392 (+11%)	17mo	$120,000	$86	32
1715 Casgrain St	0.51mi	3/1.0 (-1)	1,440 (+15%)	23mo	$76,000	$53	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 60.1%
• Equity multiple: 5.38×
• Total profit: $105,290
• Equity at exit: $77,386

10-year hold

• IRR: 53.6%
• Equity multiple: 11.98×
• Total profit: $264,073
• Equity at exit: $166,885

Cash invested: $24,052 (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 48209

• Home prices YoY: 21.8%
• Active inventory: 66
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,872 medium
• Mortgage (P&I): −$450
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $918

Break-even live

Break-even rent $709

Max offer price $85,900

Occupancy floor 46%

Sensitivity live

Price	-10% $967	-5% $943	+0% $918	+5% $894	+10% $870
Rent	-10% $771	-5% $845	+0% $918	+5% $992	+10% $1,066
Rate	-1.0pp $962	-0.5pp $940	base $918	+0.5pp $896	+1.0pp $874

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8804 Mason Pl Detroit, MI	5.0	2.0	1680	$2,800	$1.67	0d	1	0.69mi
2488 Woodmere St Detroit, MI	3.0	1.0	1000	$1,453	$1.45	5d	1	0.75mi
1434 Campbell St Detroit, MI	3.0	1.0	1150	$1,750	$1.52	24d	1	1.04mi

Listing history 7 events

1. 2026-06-10
   status $85,900 Pending 5 DOM
2. 2026-06-09
   days on market $85,900 Active 5 DOM
3. 2026-06-08
   days on market $85,900 Active 4 DOM
4. 2026-06-08
   remarks 409-char remark
5. 2026-06-07
   days on market $85,900 Active 3 DOM
6. 2026-06-04
   remarks 360-char remark

   Show marketing remark (360 chars)

   Discover a unique opportunity at 7284 Gartner ST, Detroit, MI, USA. This single-family residence, built in 1917, offers a chance to own a piece of history, reimagined for contemporary living. This home offers four bedrooms, providing ample space for comfort and personalization. For those seeking a distinctive property with character and potential in Detroit.

7. 2026-06-04
   listed $85,900 Active 1 DOM

   Show marketing remark (360 chars)

   Discover a unique opportunity at 7284 Gartner ST, Detroit, MI, USA. This single-family residence, built in 1917, offers a chance to own a piece of history, reimagined for contemporary living. This home offers four bedrooms, providing ample space for comfort and personalization. For those seeking a distinctive property with character and potential in Detroit.

ⓘ 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: $888 · $74/mo
• Projected year-2 tax: $1,105 · $92/mo
• Expected delta: +$217/yr (+$18/mo · 24.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,462
• − Mortgage interest: −$4,812
• − Property taxes: −$888
• − Insurance: −$430
• − Repairs & maintenance: −$1,797
• − Management: −$1,797
• − Depreciation: −$2,499
• Taxable income: $10,240
• Est. tax owed @ 24.0%: −$2,458
• After-tax cash flow: $8,564/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): 27,184
• Household income: $43,161
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 831.0

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 Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% White 17% Two or more races 14% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 58% Puerto Rican 7% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 0%
• Foreign-born: 26% · Canada
• Languages at home: 38% English-only · Spanish 62%

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: ▲ 73.77%
• Current HPI: 412.9753
• 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

+910.6% since first listed

3 events — show timeline

• 2026-06-04 Listed $85,900 MiRealSource-MiMLS
• 2026-06-04 Listed $85,900 REALCOMP
• 1991-07-23 Sold (Public Records) $8,500 Public Records

Property tax history

-0.1%/yr

Latest (2025): $888 · -0.0% YoY. Source: county tax records.