6438 Archdale St · Detroit, MI 48228

$117,700

2 bd · 1.0 ba · 735 sqft · SingleFamily public records · 7 Days on market

Built 1949 5,663 sqft lot $160/sqft · 202% above area

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

LOCATION, LOCATION, LOCATION!! Don't miss out on this fantastic home! This charming 2-bedroom, 2-bath ranch features a full, full finished basement that offers plenty of potential space. The home boasts beautiful hardwood floors in the bedrooms, ceramic tile in the kitchen and living room. Step outside to a spacious backyard perfect for outdoor fun. With the opportunity to add additional bedroom in the full finished basement, this home has room to grow. Appliances in the house stay.

Key facts

• Spacious backyard
• Ceramic tile
• Hardwood floors

Tags

• FULL FINISHED BASEMENT
• SPACIOUS BACKYARD
• HARDWOOD FLOORS
• CERAMIC TILE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Built with other construction materials; Brick/mortar foundation
• Exterior features: Paved road access; Lot approximately 0.13 acre (42 x 136)

Interior

• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).

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); 369 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,312/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 $814 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 24y 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 $60k; list at $118k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,700

Questions for the listing agent

1. Built in 1949 — 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: 1.11% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $77,899
• List price: $117,700
• Delta: 73.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6374 Rutland St	0.14mi	2/1.0	750 (+2%)	8mo	$95,000	$127	84
6884 Memorial Ave	0.35mi	2/1.5	786 (+7%)	1mo	$70,000	$89	69
6025 Rosemont Ave	0.42mi	2/1.0	713 (-3%)	11mo	$55,000	$77	66
6356 Rutland St	0.15mi	3/1.0 (+1)	842 (+15%)	2mo	$90,000	$107	62
6136 Brace St	0.52mi	2/1.0	708 (-4%)	9mo	$89,000	$126	62
5706 Greenview Ave	0.63mi	2/1.0	719 (-2%)	10mo	$72,000	$100	58
6339 Warwick St	0.66mi	3/1.0 (+1)	725 (-1%)	8mo	$75,000	$103	56
6434 Piedmont St W	0.69mi	2/1.0	693 (-6%)	9mo	$70,000	$101	51
6346 Warwick St	0.63mi	2/1.0	681 (-7%)	12mo	$50,000	$73	48
7375 Brace St	0.71mi	3/1.0 (+1)	711 (-3%)	10mo	$18,500	$26	48
7345 Penrod St	0.58mi	2/1.0	800 (+9%)	13mo	$66,100	$83	47
5736 Brace St	0.65mi	3/2.0 (+1)	825 (+12%)	5mo	$90,000	$109	36

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: -4.5%
• Equity multiple: 0.84×
• Total profit: $-5,378
• Equity at exit: $17,549

10-year hold

• IRR: 1.5%
• Equity multiple: 1.09×
• Total profit: $3,007
• Equity at exit: $10,177

Cash invested: $32,956 (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: 369
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$617
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $276

Break-even live

Break-even rent $963

Max offer price $117,700

Occupancy floor 74%

Sensitivity live

Price	-10% $342	-5% $309	+0% $276	+5% $242	+10% $209
Rent	-10% $172	-5% $224	+0% $276	+5% $327	+10% $379
Rate	-1.0pp $335	-0.5pp $306	base $276	+0.5pp $245	+1.0pp $214

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: $29,425
• Closing costs: $3,531
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	4d	10	0.52mi
4900 Heather Dr Dearborn, MI	1.0–2.0	1.0–2.0	921	$1,980	$2.15	3d	1	1.13mi
6980 Town Ln Dearborn Heights, MI	1.0	1.0	600	$895	$1.49	18d	1	1.28mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	45d	1	1.30mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	45d	1	1.39mi

Listing history 39 events

1. 2026-06-21
   days on market $117,700 Active 7 DOM
2. 2026-06-18
   days on market $117,700 Active 4 DOM
3. 2026-06-17
   days on market $117,700 Active 3 DOM
4. 2026-06-16
   days on market $117,700 Active 2 DOM
5. 2026-06-15
   days on marketlisting id $117,700 Active 1 DOM
6. 2026-06-15
   days on market $117,700 Active 3 DOM
7. 2026-06-13
   pricedays on marketlisting id $117,700 Active 1 DOM
8. 2026-06-01
   days on market $128,900 Active 13 DOM
9. 2026-05-31
   days on market $128,900 Active 12 DOM
10. 2026-05-19
    listed $128,900 Active 528-char remark
11. 2026-05-19
    listed $128,900 Active 540-char remark
12. 2026-05-18
    historical
13. 2026-05-18
    historical
14. 2026-02-27
    listed $135,000 Active
15. 2026-02-27
    listed $135,000 Active
16. 2026-01-05
    soldstatus $60,000
17. 2025-12-31
    soldstatus $60,000 Closed
18. 2025-12-31
    soldstatus $60,000 Closed
19. 2025-12-19
    status Pending
20. 2025-12-19
    status Pending
21. 2025-08-27
    price $91,900
22. 2025-08-27
    price $91,900
23. 2025-06-20
    price $104,900
24. 2025-06-20
    price $104,900
25. 2025-06-04
    price $105,000
26. 2025-06-03
    price $105,000
27. 2025-05-01
    price $120,000
28. 2025-05-01
    price $120,000
29. 2025-04-08
    listed $125,000 Active
30. 2025-04-08
    listed $125,000 Active
31. 2004-04-07
    soldstatus $55,300
32. 2004-01-23
    soldstatus $55,300
33. 2003-08-24
    listed $59,700
34. 2003-07-21
    historical
35. 2003-06-18
    listed $64,900
36. 2003-06-11
    historical
37. 2003-04-02
    listed $69,900
38. 2003-04-02
    historical
39. 2002-11-11
    listed $74,900

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $1,474 · $123/mo
• Expected delta: +$338/yr (+$28/mo · 29.8%)

ⓘ 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: $15,744
• − Mortgage interest: −$6,593
• − Property taxes: −$1,136
• − Insurance: −$588
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$3,424
• Taxable income: $1,484
• Est. tax owed @ 24.0%: −$356
• After-tax cash flow: $2,951/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

+57.1% since first listed

34 events — show timeline

• 2026-06-12 Listed $117,700 MiRealSource-MiMLS
• 2026-06-12 Listed $117,700 REALCOMP
• 2026-06-01 Listing Removed — REALCOMP
• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-05-19 Listed $128,900 REALCOMP
• 2026-05-19 Listed $128,900 MiRealSource-MiMLS
• 2026-05-18 Listing Removed — MiRealSource-MiMLS
• 2026-05-18 Listing Removed — REALCOMP
• 2026-02-27 Listed $135,000 MiRealSource-MiMLS
• 2026-02-27 Listed $135,000 REALCOMP
• 2026-01-05 Sold (Public Records) $60,000 Public Records
• 2025-12-31 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2025-12-31 Sold (MLS) $60,000 REALCOMP
• 2025-12-19 Pending — MiRealSource-MiMLS
• 2025-12-19 Pending — REALCOMP
• 2025-08-27 Price Changed $91,900 MiRealSource-MiMLS
• 2025-08-27 Price Changed $91,900 REALCOMP
• 2025-06-20 Price Changed $104,900 MiRealSource-MiMLS
• 2025-06-20 Price Changed $104,900 REALCOMP
• 2025-06-04 Price Changed $105,000 MiRealSource-MiMLS
• 2025-06-03 Price Changed $105,000 REALCOMP
• 2025-05-01 Price Changed $120,000 MiRealSource-MiMLS
• 2025-05-01 Price Changed $120,000 REALCOMP
• 2025-04-08 Listed $125,000 REALCOMP
• 2025-04-08 Listed $125,000 MiRealSource-MiMLS
• 2004-04-07 Sold (Public Records) $55,300 Public Records
• 2004-01-23 Sold (MLS) $55,300 REALCOMP
• 2003-08-24 Listed $59,700 REALCOMP
• 2003-07-21 Listing Removed — REALCOMP
• 2003-06-18 Listed $64,900 REALCOMP
• 2003-06-11 Listing Removed — REALCOMP
• 2003-04-02 Listing Removed — REALCOMP
• 2003-04-02 Listed $69,900 REALCOMP
• 2002-11-11 Listed $74,900 REALCOMP

Property tax history

-0.8%/yr

Latest (2025): $1,136 · -49.4% YoY. Source: county tax records.