7135 Elmhurst St · Detroit, MI 48204

$95,000

9 bd · 2.5 ba · 2,600 sqft · Townhouse public records · 15 Days on market

Built 1926 4,356 sqft lot

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Why this score? — see what drove the B+ 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

ATTENTION INVESTORS and ENTREPENEURS!! High-Value Triplex Opportunity – 7135 Elmhurst, Detroit! ARV 260K. This amazing 9 BED 3 BATH TRIPLEX is ready for your finishing touches! The property includes: NEW WINDOWS, NEW ELECTRICAL, NEW PLUMBING, NEW MECHANICALS. Available side lot $3000. This property is adjacent to a fully occupied block of cash flowing units. This property has a LIVABLE unit! Move in and renovate. Stop paying rent and start paying yourself! This fully gutted Detroit triplex at 7135 Elmhurst is stripped to the studs and primed for your vision, with one unit already livable so you can move in or generate income while you renovate. The heavy lifting is done - bring your finishes and start building wealth immediately. Each of the three spacious units features 3 bedrooms, offering maximum rental appeal and strong tenant demand. The layout includes two upper units plus a lower-level unit, providing flexible living and rental configurations. With projected rents of $1,200 per unit, this property has the potential to generate $3,600/month in gross rental income - and an impressive After Repair Value of $260,000 makes the numbers work beautifully for any serious investor. As if that weren't enough, an adjacent side lot is available for just $3,000 - ideal for additional parking, a garage build, or future development. Buy both and maximize your investment footprint! Whether you're looking to house hack, add to your portfolio, or flip for equity, 7135 Elmhurst checks every box. All new electric, plumbing, mechanicals, and windows mean the infrastructure is solid - just add your finishing touches and watch this asset perform. Priced to move - don't let this Detroit gem slip away!

Key facts

• Available side lot
• New electrical
• New mechanicals

Tags

• NEW WINDOWS
• NEW ELECTRICAL
• NEW MECHANICALS
• AVAILABLE SIDE LOT

Property features AI

Finance

• Other: Zoned for multi-family use

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Two-story building
• Construction: Brick construction; Block foundation
• Exterior features: Asphalt roof; Paved road access; Lot approximately 0.1 acre (35 x 128.56)

Interior

• Bedrooms: Three-bedroom units (property includes three 3-bedroom units)
• Bathrooms: Three full bathrooms (total)
• Heating & cooling: Forced-air heating fueled by natural gas; No central cooling
• Interior features: Full, unfinished basement; Pets allowed

What this means for you Summary

Snapshot

• This is a 9-bed/2.5-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

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: 248 active listings in the ZIP; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,607/mo this rent would consume 56% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.69% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.98%
• DSCR: 1.89
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.2%
• Equity multiple: 4.01×
• Total profit: $80,082
• Equity at exit: $85,584

10-year hold

• IRR: 33.8%
• Equity multiple: 9.04×
• Total profit: $213,897
• Equity at exit: $184,564

Cash invested: $26,600 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 248
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,607 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$289 /mo · $3,462/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $443

Break-even live

Break-even rent $1,046

Max offer price $95,000

Occupancy floor 67%

Sensitivity live

Price	-10% $497	-5% $470	+0% $443	+5% $416	+10% $389
Rent	-10% $316	-5% $380	+0% $443	+5% $506	+10% $570
Rate	-1.0pp $491	-0.5pp $467	base $443	+0.5pp $418	+1.0pp $393

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-11
   listed $95,000 Active 1749-char remark

   Show marketing remark (1741 chars)

   ATTENTION INVESTORS and ENTREPENEURS!! High-Value Triplex Opportunity – 7135 Elmhurst, Detroit! ARV 260K. This amazing 9 BED 3 BATH TRIPLEX is ready for your finishing touches! The property includes: NEW WINDOWS, NEW ELECTRICAL, NEW PLUMBING, NEW MECHANICALS. Available side lot $3000. This property is adjacent to a fully occupied block of cash flowing units. This property has a LIVABLE unit! Move in and renovate. Stop paying rent and start paying yourself! This fully gutted Detroit triplex at 7135 Elmhurst is stripped to the studs and primed for your vision, with one unit already livable so you can move in or generate income while you renovate. The heavy lifting is done - bring your finishes and start building wealth immediately. Each of the three spacious units features 3 bedrooms, offering maximum rental appeal and strong tenant demand. The layout includes two upper units plus a lower-level unit, providing flexible living and rental configurations. With projected rents of $1,200 per unit, this property has the potential to generate $3,600/month in gross rental income - and an impressive After Repair Value of $260,000 makes the numbers work beautifully for any serious investor. As if that weren't enough, an adjacent side lot is available for just $3,000 - ideal for additional parking, a garage build, or future development. Buy both and maximize your investment footprint! Whether you're looking to house hack, add to your portfolio, or flip for equity, 7135 Elmhurst checks every box. All new electric, plumbing, mechanicals, and windows mean the infrastructure is solid - just add your finishing touches and watch this asset perform. Priced to move - don't let this Detroit gem slip away!

2. 2026-05-11
   listed $95,000 Active 1741-char remark

   Show marketing remark (1741 chars)

   ATTENTION INVESTORS and ENTREPENEURS!! High-Value Triplex Opportunity – 7135 Elmhurst, Detroit! ARV 260K. This amazing 9 BED 3 BATH TRIPLEX is ready for your finishing touches! The property includes: NEW WINDOWS, NEW ELECTRICAL, NEW PLUMBING, NEW MECHANICALS. Available side lot $3000. This property is adjacent to a fully occupied block of cash flowing units. This property has a LIVABLE unit! Move in and renovate. Stop paying rent and start paying yourself! This fully gutted Detroit triplex at 7135 Elmhurst is stripped to the studs and primed for your vision, with one unit already livable so you can move in or generate income while you renovate. The heavy lifting is done - bring your finishes and start building wealth immediately. Each of the three spacious units features 3 bedrooms, offering maximum rental appeal and strong tenant demand. The layout includes two upper units plus a lower-level unit, providing flexible living and rental configurations. With projected rents of $1,200 per unit, this property has the potential to generate $3,600/month in gross rental income - and an impressive After Repair Value of $260,000 makes the numbers work beautifully for any serious investor. As if that weren't enough, an adjacent side lot is available for just $3,000 - ideal for additional parking, a garage build, or future development. Buy both and maximize your investment footprint! Whether you're looking to house hack, add to your portfolio, or flip for equity, 7135 Elmhurst checks every box. All new electric, plumbing, mechanicals, and windows mean the infrastructure is solid - just add your finishing touches and watch this asset perform. Priced to move - don't let this Detroit gem slip away!

3. 2006-01-27
   soldstatus $65,000

ⓘ 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: $3,462 · $289/mo
• Projected year-2 tax: $3,462 · $289/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,280
• − Mortgage interest: −$5,321
• − Property taxes: −$3,462
• − Insurance: −$475
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$2,764
• Taxable income: $4,173
• Est. tax owed @ 24.0%: −$1,002
• After-tax cash flow: $4,314/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• Rent YoY: —
• 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

+43.1% since first listed

7 events — show timeline

• 2026-05-27 Sold (MLS) $93,000 MiRealSource-MiMLS
• 2026-05-27 Sold (MLS) $93,000 REALCOMP
• 2026-05-26 Pending — MiRealSource-MiMLS
• 2026-05-26 Pending — REALCOMP
• 2026-05-11 Listed $95,000 MiRealSource-MiMLS
• 2026-05-11 Listed $95,000 REALCOMP
• 2006-01-27 Sold (Public Records) $65,000 Public Records

Property tax history

+9.9%/yr

Latest (2025): $3,462 · +380.3% YoY. Source: county tax records.