7127 Linsdale St · Detroit, MI 48204

$26,400

4 bd · 1.5 ba · 1,800 sqft · Townhouse public records · 76 Days on market

Built 1929 3,485 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor Special! Amazing multufamily opportunity in Detroit. Needs complete rehab but great price. Could return $1,900 per month.

Key facts

• 3,485 sq ft lot
• Built 1929
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $26k.

Deal economics

• At list price, monthly cash flow is $903 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $25k (6.0% below list) — sets the bar for market timing.
• Cap rate 47.3% vs local median 10.1% 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: 248 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,444/mo this rent would consume 50% of the median local household income ($34k/yr) (locally 1418% 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 $3k of equity ($183 loan paydown + $3k 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $2k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $26k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,816 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1929 — 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: 5.47% ✓
• Cap rate: 47.35%
• Cash-on-cash: 146.63%
• DSCR: 7.52
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 10.73×
• Total profit: $71,961
• Equity at exit: $23,783

10-year hold

• IRR: —
• Equity multiple: 23.56×
• Total profit: $166,785
• Equity at exit: $51,289

Cash invested: $7,392 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 248
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$138
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $903

Break-even live

Break-even rent $301

Max offer price $26,400

Occupancy floor 32%

Sensitivity live

Price	-10% $918	-5% $911	+0% $903	+5% $896	+10% $888
Rent	-10% $789	-5% $846	+0% $903	+5% $960	+10% $1,017
Rate	-1.0pp $917	-0.5pp $910	base $903	+0.5pp $896	+1.0pp $889

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: $6,600
• Closing costs: $792
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	21d	1	0.49mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	18d	1	0.55mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	0d	1	0.65mi
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	18d	1	0.74mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	18d	1	1.02mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	25d	1	1.27mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	25d	1	1.27mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	45d	1	1.30mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	18d	1	1.46mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	25d	1	1.46mi

Listing history 32 events

1. 2026-01-02
   status Pending 130-char remark

   Show marketing remark (130 chars)

   Investor Special! Amazing multufamily opportunity in Detroit. Needs complete rehab but great price. Could return $1,900 per month.

2. 2026-01-02
   status Pending

   Show marketing remark (130 chars)

   Investor Special! Amazing multufamily opportunity in Detroit. Needs complete rehab but great price. Could return $1,900 per month.

3. 2025-12-14
   price $26,400 130-char remark

   Show marketing remark (130 chars)

   Investor Special! Amazing multufamily opportunity in Detroit. Needs complete rehab but great price. Could return $1,900 per month.

4. 2025-12-13
   price $26,400
5. 2025-11-22
   price $27,900 130-char remark

   Show marketing remark (130 chars)

   Investor Special! Amazing multufamily opportunity in Detroit. Needs complete rehab but great price. Could return $1,900 per month.

6. 2025-11-21
   price $27,900
7. 2025-10-16
   listed $28,900 Active 130-char remark

   Show marketing remark (130 chars)

   Investor Special! Amazing multufamily opportunity in Detroit. Needs complete rehab but great price. Could return $1,900 per month.

8. 2025-10-16
   listed $28,900 Active

   Show marketing remark (130 chars)

   Investor Special! Amazing multufamily opportunity in Detroit. Needs complete rehab but great price. Could return $1,900 per month.

9. 2025-10-15
   historical
10. 2025-10-14
    historical
11. 2025-10-14
    status Active
12. 2025-10-06
    status Pending
13. 2025-10-06
    status Pending
14. 2025-10-01
    historical
15. 2025-10-01
    historical
16. 2025-09-21
    price $31,900
17. 2025-09-21
    price $31,900
18. 2025-07-25
    price $32,900
19. 2025-07-25
    price $32,900
20. 2025-06-13
    price $34,900
21. 2025-06-12
    price $34,900
22. 2025-05-21
    price $35,900
23. 2025-05-21
    price $35,900
24. 2025-04-02
    listed $37,500 Active
25. 2025-04-02
    listed $37,500 Active
26. 2024-06-04
    historical
27. 2024-06-04
    historical
28. 2024-05-28
    listed $29,900 Active
29. 2024-05-28
    listed $29,900 Active
30. 2007-12-05
    historical
31. 2007-11-25
    listed $14,900
32. 1997-05-23
    soldstatus $15,500

ⓘ 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: $1,061 · $88/mo
• Projected year-2 tax: $1,061 · $88/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,334
• − Mortgage interest: −$1,479
• − Property taxes: −$1,061
• − Insurance: −$132
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$768
• Taxable income: $11,120
• Est. tax owed @ 24.0%: −$2,669
• After-tax cash flow: $8,170/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+70.3% since first listed

32 events — show timeline

• 2026-01-02 Pending — MiRealSource-MiMLS
• 2026-01-02 Pending — REALCOMP
• 2025-12-14 Price Changed $26,400 MiRealSource-MiMLS
• 2025-12-13 Price Changed $26,400 REALCOMP
• 2025-11-22 Price Changed $27,900 MiRealSource-MiMLS
• 2025-11-21 Price Changed $27,900 REALCOMP
• 2025-10-16 Listed $28,900 REALCOMP
• 2025-10-16 Listed $28,900 MiRealSource-MiMLS
• 2025-10-15 Listing Removed — REALCOMP
• 2025-10-14 Listing Removed — MiRealSource-MiMLS
• 2025-10-14 Relisted — REALCOMP
• 2025-10-06 Pending — REALCOMP
• 2025-10-06 Pending — MiRealSource-MiMLS
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-01 Listing Removed — REALCOMP
• 2025-09-21 Price Changed $31,900 MiRealSource-MiMLS
• 2025-09-21 Price Changed $31,900 REALCOMP
• 2025-07-25 Price Changed $32,900 MiRealSource-MiMLS
• 2025-07-25 Price Changed $32,900 REALCOMP
• 2025-06-13 Price Changed $34,900 MiRealSource-MiMLS
• 2025-06-12 Price Changed $34,900 REALCOMP
• 2025-05-21 Price Changed $35,900 MiRealSource-MiMLS
• 2025-05-21 Price Changed $35,900 REALCOMP
• 2025-04-02 Listed $37,500 REALCOMP
• 2025-04-02 Listed $37,500 MiRealSource-MiMLS
• 2024-06-04 Listing Removed — MiRealSource-MiMLS
• 2024-06-04 Listing Removed — REALCOMP
• 2024-05-28 Listed $29,900 MiRealSource-MiMLS
• 2024-05-28 Listed $29,900 REALCOMP
• 2007-12-05 Listing Removed — MiRealSource-MiMLS
• 2007-11-25 Listed $14,900 MiRealSource-MiMLS
• 1997-05-23 Sold (Public Records) $15,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,061 · -47.2% YoY. Source: county tax records.