6874 Greenview Ave · Detroit, MI 48228

$99,900

3 bd · 1.0 ba · 1,186 sqft · SingleFamily public records · 3 Days on market

Built 1951 5,227 sqft lot Est $85k · 17% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

Well-maintained 3-bedroom home lovingly cared for by the same family for the past 37 years and only the second owner. One upper-level bedroom includes a closet but functions as a pass-through room. Formal dining room offers potential to be converted into an additional bedroom or flex space. While the home has not had many major cosmetic updates, it has been exceptionally maintained over the years. Roof is estimated to be approximately 5–10 years old. Features include a welcoming covered front porch and a covered back porch, perfect for relaxing or entertaining. Conveniently located within walking distance to the mosque. Great opportunity for buyers looking for a solid, well-cared-for home with flexible living space and long-term ownership history. Video/audio recording may be in effect on the premises.

Key facts

• Covered front porch
• Covered back porch
• 5,227 sq ft lot

Tags

• COVERED FRONT PORCH
• COVERED BACK PORCH
• FLEXIBLE LIVING SPACE
• LONG-TERM OWNERSHIP HISTORY

Property features AI

Finance

• Other: Lot approximately 0.12 acres (40 x 133); No pool

Exterior

• Parking: Detached 1-car garage; Paved driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Brick exterior; Asphalt roof; Facing information not provided
• Construction: Brick construction
• Exterior features: Covered porch; Rear yard fencing

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; No central air
• Interior features: Finished basement; Lighting
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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); 369 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,392/mo this rent would consume 54% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1951 — 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: 1.39% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.72%
• DSCR: 1.83
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $85,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6849 Rosemont Ave	0.16mi	3/1.0	1,211 (+2%)	2mo	$100,000	$83	87
6427 Artesian St	0.37mi	3/1.0	1,118 (-6%)	0mo	$100,000	$89	73
7683 Warwick St	0.50mi	2/1.0 (-1)	1,200 (+1%)	4mo	$60,000	$50	66
6530 Brace St	0.21mi	2/2.0 (-1)	1,330 (+12%)	0mo	$69,000	$52	61
7633 Faust Ave	0.37mi	3/1.0	1,045 (-12%)	3mo	$60,000	$57	61
7716 Artesian St	0.49mi	3/1.0	1,286 (+8%)	4mo	$70,000	$54	60
6300 Penrod St	0.43mi	4/1.0 (+1)	1,080 (-9%)	1mo	$78,000	$72	59
7391 Ashton Ave	0.35mi	3/1.0	1,023 (-14%)	3mo	$40,000	$39	58
6120 Stahelin Ave	0.60mi	3/1.0	1,291 (+9%)	3mo	$70,000	$54	55
6229 Faust Ave	0.49mi	2/1.5 (-1)	1,300 (+10%)	2mo	$95,500	$73	53
6782 Evergreen Ave	0.69mi	3/1.0	1,041 (-12%)	3mo	$120,000	$115	45
6319 Minock St	0.65mi	3/2.0	1,360 (+15%)	3mo	$100,000	$74	39

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: 7.1%
• Equity multiple: 1.27×
• Total profit: $7,524
• Equity at exit: $14,895

10-year hold

• IRR: 13.7%
• Equity multiple: 1.95×
• Total profit: $26,585
• Equity at exit: $8,638

Cash invested: $27,972 (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: 369
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$524
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $436

Break-even live

Break-even rent $840

Max offer price $99,900

Occupancy floor 64%

Sensitivity live

Price	-10% $493	-5% $465	+0% $436	+5% $408	+10% $380
Rent	-10% $326	-5% $381	+0% $436	+5% $491	+10% $546
Rate	-1.0pp $487	-0.5pp $462	base $436	+0.5pp $410	+1.0pp $384

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	18d	1	0.25mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	0.56mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	4d	10	0.73mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	0.80mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.91mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	0.92mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	0.93mi
6874 Country Ln Dearborn Heights, MI	2.0	1.5	1400	$1,500	$1.07	45d	1	0.95mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	6d	1	0.96mi
6474 Saint Marys St Detroit, MI	3.0	1.0	1237	$1,350	$1.09	45d	1	0.99mi
20571 Brooklawn Dr Dearborn Heights, MI	3.0	2.0	1254	$1,850	$1.48	45d	1	1.01mi
7265 Braile St Detroit, MI	3.0	1.0	1200	$1,499	$1.25	25d	1	1.02mi
7312 Mansfield St Detroit, MI	4.0	1.0	1300	$1,400	$1.08	18d	1	1.05mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	1.07mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	16d	1	1.08mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	0d	10	1.10mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	1.11mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	1.14mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.16mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	1.31mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.37mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	45d	1	1.46mi

Listing history 4 events

1. 2026-05-11
   status Pending 832-char remark

   Show marketing remark (832 chars)

   Well-maintained 3-bedroom home lovingly cared for by the same family for the past 37 years and only the second owner. One upper-level bedroom includes a closet but functions as a pass-through room. Formal dining room offers potential to be converted into an additional bedroom or flex space. While the home has not had many major cosmetic updates, it has been exceptionally maintained over the years. Roof is estimated to be approximately 5–10 years old. Features include a welcoming covered front porch and a covered back porch, perfect for relaxing or entertaining. Conveniently located within walking distance to the mosque. Great opportunity for buyers looking for a solid, well-cared-for home with flexible living space and long-term ownership history. Video/audio recording may be in effect on the premises.

2. 2026-05-11
   status Pending

   Show marketing remark (832 chars)

   Well-maintained 3-bedroom home lovingly cared for by the same family for the past 37 years and only the second owner. One upper-level bedroom includes a closet but functions as a pass-through room. Formal dining room offers potential to be converted into an additional bedroom or flex space. While the home has not had many major cosmetic updates, it has been exceptionally maintained over the years. Roof is estimated to be approximately 5–10 years old. Features include a welcoming covered front porch and a covered back porch, perfect for relaxing or entertaining. Conveniently located within walking distance to the mosque. Great opportunity for buyers looking for a solid, well-cared-for home with flexible living space and long-term ownership history. Video/audio recording may be in effect on the premises.

3. 2026-05-08
   listed $99,900 Active 832-char remark

   Show marketing remark (832 chars)

   Well-maintained 3-bedroom home lovingly cared for by the same family for the past 37 years and only the second owner. One upper-level bedroom includes a closet but functions as a pass-through room. Formal dining room offers potential to be converted into an additional bedroom or flex space. While the home has not had many major cosmetic updates, it has been exceptionally maintained over the years. Roof is estimated to be approximately 5–10 years old. Features include a welcoming covered front porch and a covered back porch, perfect for relaxing or entertaining. Conveniently located within walking distance to the mosque. Great opportunity for buyers looking for a solid, well-cared-for home with flexible living space and long-term ownership history. Video/audio recording may be in effect on the premises.

4. 2026-05-08
   listed $99,900 Active

   Show marketing remark (832 chars)

   Well-maintained 3-bedroom home lovingly cared for by the same family for the past 37 years and only the second owner. One upper-level bedroom includes a closet but functions as a pass-through room. Formal dining room offers potential to be converted into an additional bedroom or flex space. While the home has not had many major cosmetic updates, it has been exceptionally maintained over the years. Roof is estimated to be approximately 5–10 years old. Features include a welcoming covered front porch and a covered back porch, perfect for relaxing or entertaining. Conveniently located within walking distance to the mosque. Great opportunity for buyers looking for a solid, well-cared-for home with flexible living space and long-term ownership history. Video/audio recording may be in effect on the premises.

ⓘ 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: $1,175 · $98/mo
• Projected year-2 tax: $1,357 · $113/mo
• Expected delta: +$181/yr (+$15/mo · 15.4%)

ⓘ 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: $16,705
• − Mortgage interest: −$5,596
• − Property taxes: −$1,175
• − Insurance: −$500
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$2,906
• Taxable income: $3,855
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $4,310/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

+0.0% since first listed

4 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-05-08 Listed $99,900 REALCOMP
• 2026-05-08 Listed $99,900 MiRealSource-MiMLS

Property tax history

-3.0%/yr

Latest (2025): $1,175 · -12.1% YoY. Source: county tax records.