7407 Rosemont Ave · Detroit, MI 48228

$125,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 146 Days on market

Built 1940 5,227 sqft lot $149/sqft · 82% above area

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.6/10.0
• 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

Turnkey and tenant-occupied! This charming three-bedroom bungalow on Detroit’s West Side is a solid addition to any investor’s portfolio. The home features a detached two-car garage, a spacious layout, and great curb appeal. Currently tenant-occupied with a performing tenant paying $1,300/month in cash, this property delivers immediate rental income and low-maintenance returns. Enjoy peace of mind with a well-maintained home in a strong rental market — no rehab needed, just collect the rent! ?? Additional photos available upon request.

Key facts

• Well-maintained home
• Strong rental market
• Spacious layout

Tags

• DETACHED TWO-CAR GARAGE
• SPACIOUS LAYOUT
• WELL-MAINTAINED HOME
• STRONG RENTAL MARKET
• IMMEDIATE RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,325/mo this rent would consume 52% 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 $864 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 146 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 4 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 $38k; list at $125k implies a 229% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 1.06% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (median comp): $68,604
• List price: $125,000
• Delta: 82.21%
• 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
8309 Brace St	0.58mi	3/1.5	864 (+3%)	1mo	$28,500	$33	65
7667 Greenview Ave	0.22mi	3/1.0	960 (+14%)	2mo	$65,100	$68	64
6356 Rutland St	0.73mi	3/1.0	842 (+0%)	2mo	$90,000	$107	64
7756 Westwood St	0.63mi	3/1.0	871 (+4%)	2mo	$90,000	$103	63
6884 Memorial Ave	0.50mi	2/1.5 (-1)	786 (-6%)	1mo	$70,000	$89	58
7313 Grandville Ave	0.57mi	2/1.0 (-1)	765 (-9%)	0mo	$70,000	$92	53
6789 Grandmont Ave	0.62mi	2/1.0 (-1)	911 (+8%)	1mo	$80,000	$88	51
7320 Westwood St	0.60mi	3/1.0	738 (-12%)	2mo	$115,000	$156	50
6760 Warwick St	0.56mi	3/1.0	960 (+14%)	2mo	$70,000	$73	48
6506 Stahelin Ave	0.57mi	3/1.0	960 (+14%)	2mo	$70,000	$73	48
8225 Grandville Ave	0.72mi	2/1.0 (-1)	906 (+8%)	2mo	$36,500	$40	47
6324 Rosemont Ave	0.68mi	3/1.0	960 (+14%)	1mo	$85,000	$89	44

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: -11.7%
• Equity multiple: 0.59×
• Total profit: $-14,408
• Equity at exit: $18,638

10-year hold

• IRR: -7.9%
• Equity multiple: 0.57×
• Total profit: $-14,915
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$656
• Tax from tax record: −$187 /mo · $2,242/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $152

Break-even live

Break-even rent $1,132

Max offer price $125,000

Occupancy floor 84%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	0.51mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	0.54mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	16d	1	0.56mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	0.63mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	43d	1	0.87mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	17d	1	0.88mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	0.88mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.93mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	0.97mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	0.99mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	1.04mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	1.06mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	1.06mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	1.07mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	1.11mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	1.27mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	1.33mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	1d	12	1.40mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	1.45mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	1.47mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	43d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 146 DOM
2. 2026-06-17
   days on market $125,000 Active 145 DOM
3. 2026-06-15
   statusdays on market $125,000 Active 143 DOM
4. 2026-06-13
   statusdays on market $125,000 Pending 142 DOM
5. 2026-06-09
   days on market $125,000 Active 140 DOM
6. 2026-06-08
   days on market $125,000 Active 139 DOM
7. 2026-06-07
   days on market $125,000 Active 138 DOM
8. 2026-06-04
   days on market $125,000 Active 135 DOM
9. 2026-06-03
   days on market $125,000 Active 134 DOM
10. 2026-06-01
    days on market $125,000 Active 132 DOM
11. 2026-05-31
    days on market $125,000 Active 131 DOM
12. 2026-01-20
    listed $125,000 Active 562-char remark

    Show marketing remark (543 chars)

    Turnkey and tenant-occupied! This charming three-bedroom bungalow on Detroit's West Side is a solid addition to any investor's portfolio. The home features a detached two-car garage, a spacious layout, and great curb appeal. Currently tenant-occupied with a performing tenant paying $1,300/month in cash, this property delivers immediate rental income and low-maintenance returns. Enjoy peace of mind with a well-maintained home in a strong rental market - no rehab needed, just collect the rent! ?? Additional photos available upon request.

13. 2026-01-20
    listed $125,000 Active 543-char remark

    Show marketing remark (543 chars)

    Turnkey and tenant-occupied! This charming three-bedroom bungalow on Detroit's West Side is a solid addition to any investor's portfolio. The home features a detached two-car garage, a spacious layout, and great curb appeal. Currently tenant-occupied with a performing tenant paying $1,300/month in cash, this property delivers immediate rental income and low-maintenance returns. Enjoy peace of mind with a well-maintained home in a strong rental market - no rehab needed, just collect the rent! ?? Additional photos available upon request.

14. 2025-10-14
    historical
15. 2025-10-14
    historical
16. 2025-10-05
    listed $125,000 Active
17. 2025-10-05
    listed $125,000 Active
18. 1995-12-11
    soldstatus $38,000

ⓘ 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: $2,242 · $187/mo
• Projected year-2 tax: $2,242 · $187/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,898
• − Mortgage interest: −$7,002
• − Property taxes: −$2,242
• − Insurance: −$625
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$3,636
• Taxable loss: −$151
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $1,862/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

+228.9% since first listed

7 events — show timeline

• 2026-01-20 Listed $125,000 REALCOMP
• 2026-01-20 Listed $125,000 MiRealSource-MiMLS
• 2025-10-14 Listing Removed — MiRealSource-MiMLS
• 2025-10-14 Listing Removed — REALCOMP
• 2025-10-05 Listed $125,000 REALCOMP
• 2025-10-05 Listed $125,000 MiRealSource-MiMLS
• 1995-12-11 Sold (Public Records) $38,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,242 · -54.3% YoY. Source: county tax records.