6808 Abington Ave · Detroit, MI 48228

$139,900

4 bd · 1.0 ba · 1,434 sqft · SingleFamily public records · 7 Days on market

Built 1929 4,356 sqft lot Est $106k · 32% over

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Why this score? — see what drove the D 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 +20.8/30.0
• DSCR +6.6/10.0
• 1% rule +4.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

CLEAN BRICK COLONIAL, INVESTORS WILL LOVE . LRAGE HOME WITH 4+ BEDROOMS FOR THIS PRICE. POSITIVE CASH FLOW CITY. HURRY THIS ONE WILL GO QUICKLY

Key facts

• 4,356 sq ft lot
• Garage
• Built 1929

Property features AI

Exterior

• Parking: Detached garage (1.5 parking spaces)
• Utilities: Natural gas heat; Public water (to property and at street); Public sewer at street
• Home design: Residential property; 1 1/2-story structure; Built in 1929; Frontage approximately 35 feet
• Construction: Basement foundation
• Exterior features: Brick exterior; Paved street access

Interior

• Bedrooms: Four bedrooms located on the second floor (approx. dimensions: 12 x 10; 10 x 10; 10; 10 x 10)
• Bathrooms: Two full bathrooms (one on the second floor, one in the basement)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Total of 6 rooms; Finished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (3.4% below list).
• Recommended offer: $135k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 10.2% 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 soft (-2.3%/yr); 363 active listings in the ZIP; 13 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 $1,351/mo this rent would consume 53% 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 $967 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.
• 2 sale attempts since 16y ago; this cycle's ask is 1313% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $12k; list at $140k implies a 1042% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,124 (3.4% below list)

Questions for the listing agent

1. Built in 1929 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $106,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6514 Woodmont Ave	0.19mi	3/1.0 (-1)	1,433 (-0%)	4mo	$112,000	$78	83
7318 Clayburn St	0.28mi	3/1.0 (-1)	1,530 (+7%)	9mo	$85,000	$56	63
6815 Mettetal St	0.23mi	3/2.0 (-1)	1,536 (+7%)	10mo	$161,000	$105	60
6125 Rosemont Ave	0.67mi	3/1.0 (-1)	1,445 (+1%)	5mo	$70,000	$48	59
6857 Woodmont Ave	0.11mi	3/1.5 (-1)	1,234 (-14%)	7mo	$129,000	$105	59
7522 Forrer St	0.66mi	3/1.0 (-1)	1,425 (-1%)	7mo	$75,000	$53	58
6303 Ashton Ave	0.53mi	4/2.5	1,509 (+5%)	9mo	$130,000	$86	53
7041 Yinger Ave	0.73mi	4/2.0	1,513 (+6%)	3mo	$185,000	$122	50
6380 Rosemont Ave	0.52mi	4/2.0	1,600 (+12%)	5mo	$100,000	$63	49
6390 Archdale St	0.37mi	5/1.0 (+1)	1,600 (+12%)	12mo	$40,000	$25	49
6303 Grandmont Ave	0.35mi	3/2.0 (-1)	1,230 (-14%)	4mo	$90,000	$73	48
7800 Rutland St	0.59mi	3/1.0 (-1)	1,611 (+12%)	8mo	$120,000	$74	40

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: -10.4%
• Equity multiple: 0.63×
• Total profit: $-14,475
• Equity at exit: $20,860

10-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-12,355
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$734
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $191

Break-even live

Break-even rent $1,109

Max offer price $139,900

Occupancy floor 81%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	0.11mi
6474 Saint Marys St Detroit, MI	3.0	1.0	1237	$1,350	$1.09	43d	1	0.33mi
7312 Mansfield St Detroit, MI	4.0	1.0	1300	$1,400	$1.08	16d	1	0.46mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	16d	1	0.78mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	43d	1	1.16mi
7283 Minock St Detroit, MI	3.0	1.5	1520	$1,200	$0.79	3d	1	1.20mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	1.22mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	1.32mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	1.35mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	43d	1	1.35mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	43d	1	1.35mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	1d	12	1.36mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	1.43mi

Listing history 8 events

1. 2026-06-10
   status $139,900 Pending 7 DOM
2. 2026-06-09
   days on market $139,900 Active 7 DOM
3. 2026-06-08
   days on market $139,900 Active 6 DOM
4. 2026-06-07
   days on market $139,900 Active 5 DOM
5. 2026-06-04
   days on market $139,900 Active 2 DOM
6. 2026-06-03
   statuslisting id $139,900 Active 1 DOM
7. 2026-06-02
   remarks 699-char remark
8. 2026-06-02
   listed $139,900 Coming Soon 1 DOM

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,582 · $132/mo
• Expected delta: +$572/yr (+$48/mo · 56.7%)

ⓘ 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: $16,215
• − Mortgage interest: −$7,837
• − Property taxes: −$1,010
• − Insurance: −$700
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$4,070
• Taxable income: $5
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $2,296/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

+1313.1% since first listed

6 events — show timeline

• 2026-06-02 Coming Soon $139,900 MiRealSource-MiMLS
• 2010-02-15 Sold (MLS) $12,250 REALCOMP
• 2010-02-15 Sold (MLS) $12,250 MiRealSource-MiMLS
• 2010-01-29 Listing Removed — MiRealSource-MiMLS
• 2010-01-23 Listed $9,900 REALCOMP
• 2010-01-23 Listed $9,900 MiRealSource-MiMLS

Property tax history

-6.2%/yr

Latest (2025): $1,010 · -40.0% YoY. Source: county tax records.