6075 Ashton Ave · Detroit, MI 48228

$80,000

3 bd · 1.0 ba · 918 sqft · SingleFamily public records · 16 Days on market

Built 1960 5,227 sqft lot $87/sqft · 7% above area Est $75k · 7% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.5/15.0
• 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

Charming 3-bedroom ranch located in the Rycraft Park subdivision of Detroit. This single-family home offers 918 square feet of living space with a functional one-level layout, including a spacious living room, eat-in kitchen, and first-floor laundry. Features include forced-air heating with natural gas, public water and sewer, and a slab foundation. The property is tenant-occupied with existing lease in place, making it a great opportunity for investors. Conveniently located near Ford Road and Southfield Road with easy access to major routes, shopping, and dining. Showings by appointment only. Buyer and buyer’s agent to verify all information.

Key facts

• Forced-air heating
• One-level layout
• Eat-in kitchen

Tags

• ONE-LEVEL LAYOUT
• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• FIRST-FLOOR LAUNDRY
• FORCED-AIR HEATING
• NATURAL GAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 10.2% 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: Rents soft (-2.3%/yr); 363 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1,447/mo this rent would consume 57% 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 $553 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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 $8k; list at $80k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.81% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.85%
• DSCR: 2.46
• GRM: 4.6

CMA / ARV

• ARV (median comp): $75,038
• List price: $80,000
• Delta: 6.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6324 Rosemont Ave	0.21mi	3/1.0	960 (+5%)	1mo	$85,000	$89	82
6411 Greenview Ave	0.38mi	3/1.0	959 (+4%)	4mo	$117,000	$122	71
6356 Rutland St	0.36mi	3/1.0	842 (-8%)	2mo	$90,000	$107	68
6000 Penrod St	0.12mi	2/1.0 (-1)	1,017 (+11%)	5mo	$75,000	$74	67
6506 Stahelin Ave	0.51mi	3/1.0	960 (+5%)	2mo	$70,000	$73	67
6387 Warwick St	0.56mi	3/1.0	891 (-3%)	7mo	$70,000	$79	63
6789 Grandmont Ave	0.67mi	2/1.0 (-1)	911 (-1%)	1mo	$80,000	$88	61
5736 Brace St	0.33mi	3/2.0	825 (-10%)	5mo	$90,000	$109	60
6760 Warwick St	0.68mi	3/1.0	960 (+5%)	2mo	$70,000	$73	59
6409 Grandville Ave	0.69mi	3/1.5	960 (+5%)	3mo	$128,000	$133	56
6712 Artesian St	0.60mi	3/1.0	1,000 (+9%)	1mo	$97,500	$98	56
6884 Memorial Ave	0.70mi	2/1.5 (-1)	786 (-14%)	1mo	$70,000	$89	35

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: 24.6%
• Equity multiple: 1.98×
• Total profit: $21,854
• Equity at exit: $11,928

10-year hold

• IRR: 30.5%
• Equity multiple: 3.36×
• Total profit: $52,954
• Equity at exit: $6,917

Cash invested: $22,400 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$420
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $613

Break-even live

Break-even rent $671

Max offer price $80,000

Occupancy floor 53%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	3d	10	0.20mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	16d	1	0.48mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	0.55mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	1d	12	0.72mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	0.93mi
4900 Heather Dr Dearborn, MI	1.0–2.0	1.0–2.0	921	$1,980	$2.15	1d	1	1.00mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	1.15mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	43d	1	1.34mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.34mi
6406 Mead St Dearborn, MI	2.0	1.0	904	$1,100	$1.22	24d	1	1.38mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	1.42mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	1.46mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $80,000 Active 16 DOM
2. 2026-06-17
   days on market $80,000 Active 15 DOM
3. 2026-06-15
   days on market $80,000 Active 13 DOM
4. 2026-06-13
   days on market $80,000 Active 11 DOM
5. 2026-06-13
   days on market $80,000 Active 10 DOM
6. 2026-06-09
   days on market $80,000 Active 7 DOM
7. 2026-06-08
   days on market $80,000 Active 6 DOM
8. 2026-06-07
   days on market $80,000 Active 5 DOM
9. 2026-06-04
   days on market $80,000 Active 2 DOM
10. 2026-06-02
    days on marketlisting id $80,000 Active 1 DOM
11. 2026-06-01
    days on market $80,000 Active 117 DOM
12. 2026-05-31
    days on market $80,000 Active 116 DOM
13. 2026-02-04
    listed $80,000 Active 657-char remark

    Show marketing remark (651 chars)

    Charming 3-bedroom ranch located in the Rycraft Park subdivision of Detroit. This single-family home offers 918 square feet of living space with a functional one-level layout, including a spacious living room, eat-in kitchen, and first-floor laundry. Features include forced-air heating with natural gas, public water and sewer, and a slab foundation. The property is tenant-occupied with existing lease in place, making it a great opportunity for investors. Conveniently located near Ford Road and Southfield Road with easy access to major routes, shopping, and dining. Showings by appointment only. Buyer and buyer's agent to verify all information.

14. 2026-02-04
    listed $80,000 Active 651-char remark

    Show marketing remark (651 chars)

    Charming 3-bedroom ranch located in the Rycraft Park subdivision of Detroit. This single-family home offers 918 square feet of living space with a functional one-level layout, including a spacious living room, eat-in kitchen, and first-floor laundry. Features include forced-air heating with natural gas, public water and sewer, and a slab foundation. The property is tenant-occupied with existing lease in place, making it a great opportunity for investors. Conveniently located near Ford Road and Southfield Road with easy access to major routes, shopping, and dining. Showings by appointment only. Buyer and buyer's agent to verify all information.

15. 2025-10-07
    historical $1,200
16. 2025-09-21
    price $1,200
17. 2025-09-19
    listed $1,300
18. 2007-12-04
    soldstatus $8,000
19. 2007-07-16
    listed $9,900
20. 1999-04-15
    soldstatus $9,223

ⓘ 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: $930 · $78/mo
• Projected year-2 tax: $1,081 · $90/mo
• Expected delta: +$151/yr (+$13/mo · 16.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $17,370
• − Mortgage interest: −$4,481
• − Property taxes: −$930
• − Insurance: −$400
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$2,327
• Taxable income: $6,452
• Est. tax owed @ 24.0%: −$1,548
• After-tax cash flow: $5,809/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

+767.4% since first listed

8 events — show timeline

• 2026-02-04 Listed $80,000 MiRealSource-MiMLS
• 2026-02-04 Listed $80,000 REALCOMP
• 2025-10-07 Rental Removed $1,200 REDFIN
• 2025-09-21 Price Changed $1,200 REDFIN
• 2025-09-19 Listed for Rent $1,300 REDFIN
• 2007-12-04 Sold (MLS) $8,000 REALCOMP
• 2007-07-16 Listed $9,900 REALCOMP
• 1999-04-15 Sold (Public Records) $9,223 Public Records

Property tax history

-0.9%/yr

Latest (2025): $930 · -7.9% YoY. Source: county tax records.