5752 Chatsworth St · Detroit, MI 48224

$140,000

6 bd · 2.5 ba · 2,600 sqft · Townhouse public records · 283 Days on market

Built 1928 4,356 sqft lot $54/sqft · 48% above area Est $142k · at est.

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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 +29.8/30.0
• DSCR +10.0/10.0
• ARV discount +8.2/15.0
• 1% rule +7.7/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Key facts

• 4,356 sq ft lot
• Built 1928
• Listed 283 days

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% 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: Rents flat; 484 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,785/mo this rent would consume 48% of the median local household income ($45k/yr) (locally 2515% 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 $968 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.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 30 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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 1928 — 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. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.75%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (median comp): $142,137
• List price: $140,000
• Delta: -1.50%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.15×
• Total profit: $6,075
• Equity at exit: $20,874

10-year hold

• IRR: 11.5%
• Equity multiple: 1.81×
• Total profit: $31,779
• Equity at exit: $12,105

Cash invested: $39,200 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $514

Break-even live

Break-even rent $1,134

Max offer price $140,000

Occupancy floor 66%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	24d	1	1.12mi

Listing history 50 events

1. 2026-06-18
   days on market $140,000 Active 283 DOM
2. 2026-06-17
   days on market $140,000 Active 282 DOM
3. 2026-06-15
   days on market $140,000 Active 280 DOM
4. 2026-06-13
   days on market $140,000 Active 278 DOM
5. 2026-06-13
   days on market $140,000 Active 277 DOM
6. 2026-06-09
   days on market $140,000 Active 274 DOM
7. 2026-06-08
   days on market $140,000 Active 273 DOM
8. 2026-06-07
   days on market $140,000 Active 272 DOM
9. 2026-06-04
   days on market $140,000 Active 269 DOM
10. 2026-06-03
    days on market $140,000 Active 268 DOM
11. 2026-06-01
    days on market $140,000 Active 266 DOM
12. 2026-05-31
    days on market $140,000 Active 265 DOM
13. 2026-05-18
    historical Active Under Contract
14. 2026-05-18
    historical Accepting Backup Offers
15. 2026-05-13
    status Active
16. 2026-05-13
    status Active
17. 2026-05-08
    historical Accepting Backup Offers
18. 2026-05-08
    historical Active Under Contract
19. 2026-04-16
    status Active
20. 2026-04-16
    status Active
21. 2026-04-13
    status Pending
22. 2026-04-13
    status Pending
23. 2026-04-03
    status Active
24. 2026-04-03
    status Active
25. 2026-03-19
    historical Accepting Backup Offers
26. 2026-03-19
    historical Active Under Contract
27. 2026-02-13
    status Active
28. 2026-02-13
    status Active
29. 2026-01-29
    status Pending
30. 2026-01-29
    status Pending
31. 2026-01-03
    status Active
32. 2026-01-03
    status Active
33. 2025-12-18
    historical Accepting Backup Offers
34. 2025-12-18
    historical Active Under Contract
35. 2025-10-04
    price $140,000
36. 2025-10-03
    price $140,000
37. 2025-08-21
    historical
38. 2025-08-21
    historical
39. 2025-08-13
    listed $145,000 Active
40. 2025-08-13
    listed $145,000 Active
41. 2025-08-12
    historical
42. 2025-08-11
    listed $145,000 Active
43. 2025-08-11
    listed $145,000 Active
44. 2025-06-29
    historical
45. 2025-06-29
    historical
46. 2025-05-14
    price $145,000
47. 2025-05-13
    price $145,000
48. 2025-04-21
    price $150,000
49. 2025-04-21
    price $150,000
50. 2025-03-29
    listed $135,000 Active

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,696 · $141/mo
• Expected delta: +$460/yr (+$38/mo · 37.2%)

ⓘ 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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,417
• − Mortgage interest: −$7,842
• − Property taxes: −$1,236
• − Insurance: −$700
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$4,073
• Taxable income: $4,139
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $5,180/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+7.7% since first listed

77 events — show timeline

• 2026-05-18 Contingent — REALCOMP
• 2026-05-18 Contingent — MiRealSource-MiMLS
• 2026-05-13 Relisted — REALCOMP
• 2026-05-13 Relisted — MiRealSource-MiMLS
• 2026-05-08 Contingent — MiRealSource-MiMLS
• 2026-05-08 Contingent — REALCOMP
• 2026-04-16 Relisted — MiRealSource-MiMLS
• 2026-04-16 Relisted — REALCOMP
• 2026-04-13 Pending — MiRealSource-MiMLS
• 2026-04-13 Pending — REALCOMP
• 2026-04-03 Relisted — MiRealSource-MiMLS
• 2026-04-03 Relisted — REALCOMP
• 2026-03-19 Contingent — MiRealSource-MiMLS
• 2026-03-19 Contingent — REALCOMP
• 2026-02-13 Relisted — MiRealSource-MiMLS
• 2026-02-13 Relisted — REALCOMP
• 2026-01-29 Pending — REALCOMP
• 2026-01-29 Pending — MiRealSource-MiMLS
• 2026-01-03 Relisted — MiRealSource-MiMLS
• 2026-01-03 Relisted — REALCOMP
• 2025-12-18 Contingent — MiRealSource-MiMLS
• 2025-12-18 Contingent — REALCOMP
• 2025-10-04 Price Changed $140,000 MiRealSource-MiMLS
• 2025-10-03 Price Changed $140,000 REALCOMP
• 2025-08-21 Listing Removed — REALCOMP
• 2025-08-21 Listing Removed — MiRealSource-MiMLS
• 2025-08-13 Listed $145,000 MiRealSource-MiMLS
• 2025-08-13 Listed $145,000 REALCOMP
• 2025-08-12 Coming Soon — MiRealSource-MiMLS
• 2025-08-11 Listed $145,000 MiRealSource-MiMLS
• 2025-08-11 Listed $145,000 REALCOMP
• 2025-06-29 Listing Removed — REALCOMP
• 2025-06-29 Listing Removed — MiRealSource-MiMLS
• 2025-05-14 Price Changed $145,000 MiRealSource-MiMLS
• 2025-05-13 Price Changed $145,000 REALCOMP
• 2025-04-21 Price Changed $150,000 MiRealSource-MiMLS
• 2025-04-21 Price Changed $150,000 REALCOMP
• 2025-03-29 Listed $135,000 MiRealSource-MiMLS
• 2025-03-29 Listed $135,000 REALCOMP
• 2025-03-28 Coming Soon — MiRealSource-MiMLS
• 2025-03-27 Listing Removed — REALCOMP
• 2025-03-27 Listing Removed — MiRealSource-MiMLS
• 2024-11-27 Listed $145,000 REALCOMP
• 2024-11-27 Listed $145,000 MiRealSource-MiMLS
• 2024-06-23 Listing Removed — MiRealSource-MiMLS
• 2024-06-23 Listing Removed — REALCOMP
• 2024-01-23 Listing Removed — MiRealSource-MiMLS
• 2024-01-23 Listed $130,000 MiRealSource-MiMLS
• 2024-01-23 Listed $130,000 REALCOMP
• 2024-01-23 Relisted — REALCOMP
• 2024-01-09 Pending — MiRealSource-MiMLS
• 2024-01-09 Pending — REALCOMP
• 2023-05-15 Listing Removed — REALCOMP
• 2023-03-27 Pending — MiRealSource-MiMLS
• 2023-03-27 Pending — REALCOMP
• 2023-03-22 Listing Removed — MiRealSource-MiMLS
• 2023-03-22 Listing Removed — REALCOMP
• 2023-03-08 Price Changed $105,000 MiRealSource-MiMLS
• 2023-03-08 Price Changed $105,000 REALCOMP
• 2023-02-25 Listed $115,000 MiRealSource-MiMLS
• 2023-02-25 Listed $115,000 REALCOMP
• 2023-02-23 Listing Removed — MiRealSource-MiMLS
• 2023-02-22 Listing Removed — REALCOMP
• 2023-02-06 Listed $115,000 MiRealSource-MiMLS
• 2023-02-06 Listed $115,000 REALCOMP
• 2022-09-21 Listing Removed — REALCOMP
• 2022-09-20 Listing Removed — MiRealSource-MiMLS
• 2022-08-26 Relisted — REALCOMP
• 2022-07-28 Listing Removed — REALCOMP
• 2022-07-09 Price Changed $150,000 MiRealSource-MiMLS
• 2022-07-09 Price Changed $150,000 REALCOMP
• 2022-07-08 Listed $130,000 MiRealSource-MiMLS
• 2022-07-08 Listed $130,000 REALCOMP
• 2021-11-02 Listing Removed — REALCOMP
• 2021-11-02 Listing Removed — MiRealSource-MiMLS
• 2021-09-23 Listed $130,000 MiRealSource-MiMLS
• 2021-09-23 Listed $130,000 REALCOMP

Property tax history

-3.1%/yr

Latest (2025): $1,236 · -8.0% YoY. Source: county tax records.