6126 Guilford St · Detroit, MI 48224

$120,000

2 bd · 1.0 ba · 937 sqft · SingleFamily public records · 60 Days on market

Built 1954 5,663 sqft lot $128/sqft · 57% above area Est $153k · 22% under

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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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.7/10.0
• 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

Key facts

• 5,663 sq ft lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 10.1% 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: Rents flat; 492 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 34% 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 $830 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

• It's been on market 60 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 16y 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 $45k; list at $120k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.07% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 7.8

CMA / ARV

• ARV (median comp): $153,058
• List price: $120,000
• Delta: -21.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6106 Oldtown St	0.11mi	3/1.5 (+1)	961 (+3%)	1mo	$132,000	$137	83
5981 University Pl	0.24mi	3/1.0 (+1)	964 (+3%)	3mo	$64,000	$66	76
6135 Marseilles St	0.30mi	3/1.0 (+1)	988 (+5%)	0mo	$55,000	$56	72
6156 Lodewyck St	0.38mi	3/1.0 (+1)	900 (-4%)	1mo	$51,000	$57	70
10510 Duprey St	0.49mi	3/1.0 (+1)	947 (+1%)	6mo	$90,000	$95	66
5220 University Pl	0.57mi	2/1.0	1,001 (+7%)	0mo	$40,000	$40	62
11017 Worden St	0.75mi	3/1.0 (+1)	961 (+3%)	0mo	$47,500	$49	56
10945 Peerless St	0.71mi	3/1.0 (+1)	964 (+3%)	2mo	$54,000	$56	56
5252 Lodewyck St	0.60mi	3/1.5 (+1)	1,006 (+7%)	5mo	$105,000	$104	48
19134 Mallina St	0.73mi	3/1.0 (+1)	1,032 (+10%)	2mo	$179,000	$173	43
10830 Mckinney St	0.63mi	3/1.0 (+1)	1,066 (+14%)	1mo	$40,199	$38	42
5921 Audubon Rd	0.66mi	3/1.0 (+1)	1,039 (+11%)	6mo	$190,000	$183	42

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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-14,025
• Equity at exit: $17,892

10-year hold

• IRR: -6.6%
• Equity multiple: 0.62×
• Total profit: $-12,637
• Equity at exit: $10,375

Cash invested: $33,600 (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: 492
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$629
• Tax from tax record: −$206 /mo · $2,471/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $129

Break-even live

Break-even rent $1,120

Max offer price $120,000

Occupancy floor 85%

Sensitivity live

Price	-10% $197	-5% $163	+0% $129	+5% $95	+10% $61
Rent	-10% $28	-5% $79	+0% $129	+5% $180	+10% $231
Rate	-1.0pp $190	-0.5pp $160	base $129	+0.5pp $98	+1.0pp $67

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	19d	1	0.08mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	18d	1	0.11mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	45d	1	0.13mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	4d	1	0.13mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	18d	1	0.21mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	0.27mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	45d	1	0.30mi
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	45d	1	0.31mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	13d	1	0.34mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	16d	1	0.39mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	25d	1	0.40mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	45d	1	0.48mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	45d	1	0.50mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	0.57mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	0.58mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	45d	1	0.60mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	45d	1	0.60mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	13d	1	0.61mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	45d	1	0.64mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	6d	1	0.73mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	25d	1	0.73mi
21301 Kingsville St Apt 108 Harper Woods, MI	1.0	1.0	700	$900	$1.29	4d	1	0.75mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	25d	1	0.76mi
4865 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	630	$1,200	$1.90	45d	1	0.76mi
4837 Cadieux Rd Unit 9 Detroit, MI	2.0	1.0	650	$1,200	$1.85	45d	1	0.78mi
4811 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	663	$1,200	$1.81	23d	1	0.80mi
4811 Cadieux Rd Unit 2 Detroit, MI	1.0	1.0	600	$950	$1.58	45d	1	0.80mi
4811 Cadieux Rd Unit 10 Detroit, MI	2.0	1.0	663	$1,200	$1.81	45d	1	0.80mi
17137 Ontario St Unit 1 Detroit, MI	2.0	1.0	982	$1,123	$1.14	25d	1	0.83mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	0.85mi
16530 E Warren Ave Unit 209 Detroit, MI	1.0	1.0	850	$1,292	$1.52	45d	1	0.86mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	4d	1	0.90mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	4d	1	0.91mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	19d	1	0.91mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	18d	1	0.92mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	4d	1	0.92mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	0.97mi
5284 Devonshire Rd Detroit, MI	2.0	1.0	650	$1,050	$1.62	25d	1	0.98mi
5284 Devonshire Rd Unit 2 Detroit, MI	1.0	1.0	750	$1,050	$1.40	16d	1	0.98mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	0.99mi

Listing history 41 events

1. 2026-06-13
   days on market $120,000 Active 60 DOM
2. 2026-06-13
   days on market $120,000 Active 59 DOM
3. 2026-06-09
   days on market $120,000 Active 56 DOM
4. 2026-06-08
   days on market $120,000 Active 55 DOM
5. 2026-06-07
   days on market $120,000 Active 54 DOM
6. 2026-06-04
   days on market $120,000 Active 51 DOM
7. 2026-06-03
   days on market $120,000 Active 50 DOM
8. 2026-06-02
   days on market $120,000 Active 49 DOM
9. 2026-06-01
   days on market $120,000 Active 48 DOM
10. 2026-05-31
    days on market $120,000 Active 47 DOM
11. 2026-04-14
    listed $120,000 Active
12. 2026-04-14
    listed $120,000 Active
13. 2022-06-15
    price $1,200
14. 2021-06-28
    soldstatus $45,200
15. 2021-06-25
    soldstatus $45,200 Sold
16. 2021-06-25
    soldstatus $45,200 Closed
17. 2021-06-12
    status Pending
18. 2021-06-12
    status Pending
19. 2021-06-11
    listed $40,000 Active
20. 2021-06-11
    listed $40,000 Active
21. 2021-06-06
    historical $40,000
22. 2021-06-06
    historical $40,000
23. 2013-12-20
    soldstatus $15,000
24. 2013-12-20
    soldstatus $15,000
25. 2013-11-11
    historical
26. 2013-11-04
    listed $15,000
27. 2013-11-04
    listed $15,000
28. 2012-04-18
    historical
29. 2012-04-16
    historical
30. 2012-04-16
    historical
31. 2012-01-30
    listed $18,000
32. 2012-01-30
    listed $18,000
33. 2012-01-30
    listed $18,000
34. 2011-08-03
    historical
35. 2011-07-27
    historical
36. 2011-03-29
    listed $20,000
37. 2011-03-29
    listed $20,000
38. 2011-03-27
    historical
39. 2011-03-27
    historical
40. 2010-09-27
    listed $30,000
41. 2010-09-27
    listed $30,000

ⓘ 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: $2,471 · $206/mo
• Projected year-2 tax: $2,471 · $206/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 ≥96°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: $15,410
• − Mortgage interest: −$6,722
• − Property taxes: −$2,471
• − Insurance: −$600
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,491
• Taxable loss: −$339
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $1,633/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

+300.0% since first listed

31 events — show timeline

• 2026-04-14 Listed $120,000 REALCOMP
• 2026-04-14 Listed $120,000 MiRealSource-MiMLS
• 2022-06-15 Price Changed $1,200 RENT.
• 2021-06-28 Sold (Public Records) $45,200 Public Records
• 2021-06-25 Sold (MLS) $45,200 MiRealSource-MiMLS
• 2021-06-25 Sold (MLS) $45,200 REALCOMP
• 2021-06-12 Pending — MiRealSource-MiMLS
• 2021-06-12 Pending — REALCOMP
• 2021-06-11 Listed $40,000 MiRealSource-MiMLS
• 2021-06-11 Listed $40,000 REALCOMP
• 2021-06-06 Coming Soon $40,000 MiRealSource-MiMLS
• 2021-06-06 Coming Soon $40,000 REALCOMP
• 2013-12-20 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2013-12-20 Sold (MLS) $15,000 REALCOMP
• 2013-11-11 Listing Removed — MiRealSource-MiMLS
• 2013-11-04 Listed $15,000 MiRealSource-MiMLS
• 2013-11-04 Listed $15,000 REALCOMP
• 2012-04-18 Listing Removed — MiRealSource-MiMLS
• 2012-04-16 Listing Removed — REALCOMP
• 2012-04-16 Listing Removed — MiRealSource-MiMLS
• 2012-01-30 Listed $18,000 REALCOMP
• 2012-01-30 Listed $18,000 MiRealSource-MiMLS
• 2012-01-30 Listed $18,000 MiRealSource-MiMLS
• 2011-08-03 Listing Removed — MiRealSource-MiMLS
• 2011-07-27 Listing Removed — REALCOMP
• 2011-03-29 Listed $20,000 REALCOMP
• 2011-03-29 Listed $20,000 MiRealSource-MiMLS
• 2011-03-27 Listing Removed — REALCOMP
• 2011-03-27 Listing Removed — MiRealSource-MiMLS
• 2010-09-27 Listed $30,000 REALCOMP
• 2010-09-27 Listed $30,000 MiRealSource-MiMLS

Property tax history

+23.6%/yr

Latest (2025): $2,471 · -37.9% YoY. Source: county tax records.