6631 Seminole St · Detroit, MI 48213

$25,000

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 1 Days on market

Built 1915 3,049 sqft lot Est $31k · 20% under

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

Listing remarks MLS

Investor special located at 6631 Seminole, Detroit MI 48213. Solid 3-bedroom bungalow offering strong upside for investors looking for their next value-add opportunity. Property features approximately 1,200+ square feet with a functional layout and sits on a standard Detroit lot. Built in 1915, this home is ready for renovation and repositioning. Located in a designated Federal Opportunity Zone, providing additional long-term investment potential. Surrounded by comparable sales and ongoing activity, this is a great chance to add to your portfolio or complete your next fix-and-flip project. Property is being sold as-is. BATVAI.

Key facts

• Ready for renovation
• Functional layout
• 3,049 sq ft lot

Tags

• VALUE-ADD OPPORTUNITY
• FUNCTIONAL LAYOUT
• READY FOR RENOVATION
• LONG-TERM INVESTMENT POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $856 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 47.4% 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: 190 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,315/mo this rent would consume 46% of the median local household income ($34k/yr) (locally 1202% 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 $173 of loan paydown is wiped out by about $750 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 + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 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 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1915 — 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. 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?
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: 5.26% ✓
• Cap rate: 47.40%
• Cash-on-cash: 146.79%
• DSCR: 7.53
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $31,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6631 Seminole St	0.00mi	3/1.5	1,248 (0%)	2mo	$24,000	$19	97
6659 Fischer St	0.24mi	3/1.0	1,200 (-4%)	6mo	$22,000	$18	78
6026 Maxwell St	0.31mi	4/1.0 (+1)	1,266 (+1%)	2mo	$10,000	$8	76
6215 Field St	0.47mi	3/1.0	1,229 (-2%)	3mo	$13,000	$11	73
6156 Iroquois St	0.28mi	2/1.0 (-1)	1,148 (-8%)	3mo	$50,000	$44	66
9138 Fischer St	0.54mi	3/1.5	1,296 (+4%)	4mo	$19,000	$15	63
8138 Knodell St	0.60mi	4/1.0 (+1)	1,260 (+1%)	12mo	$46,000	$37	56
8221 Marion St	0.38mi	3/1.0	1,070 (-14%)	8mo	$42,080	$39	52
9354 Bessemore St	0.55mi	3/1.0	1,125 (-10%)	16mo	$23,000	$20	45
8901 Isham Ave	0.55mi	3/1.0	1,380 (+11%)	16mo	$35,000	$25	43
5406 Iroquois St	0.68mi	4/1.0 (+1)	1,371 (+10%)	11mo	$80,000	$58	37
9142 Isham Ave	0.68mi	3/1.0	1,420 (+14%)	16mo	$38,000	$27	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.22×
• Total profit: $50,513
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 17.33×
• Total profit: $114,318
• Equity at exit: $2,162

Cash invested: $7,000 (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 48213

• Active inventory: 190
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$131
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $856

Break-even live

Break-even rent $231

Max offer price $25,000

Occupancy floor 30%

Sensitivity live

Price	-10% $870	-5% $863	+0% $856	+5% $849	+10% $842
Rent	-10% $752	-5% $804	+0% $856	+5% $908	+10% $960
Rate	-1.0pp $869	-0.5pp $863	base $856	+0.5pp $850	+1.0pp $843

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8215 Badger St Detroit, MI	2.0	1.0	1000	$1,000	$1.00	15d	1	0.36mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	18d	1	0.44mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	18d	1	0.56mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	18d	1	0.67mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	18d	1	0.70mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	18d	1	0.77mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	25d	1	0.98mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	18d	1	1.02mi
4735 Rohns St Unit 4A Detroit, MI	2.0	1.0	850	$1,000	$1.18	2d	1	1.13mi
4735 Rohns St Unit 6A Detroit, MI	2.0	1.0	850	$1,100	$1.29	2d	1	1.13mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	44d	1	1.31mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	25d	1	1.38mi

Listing history 4 events

1. 2026-04-21
   status Pending 634-char remark

   Show marketing remark (634 chars)

   Investor special located at 6631 Seminole, Detroit MI 48213. Solid 3-bedroom bungalow offering strong upside for investors looking for their next value-add opportunity. Property features approximately 1,200+ square feet with a functional layout and sits on a standard Detroit lot. Built in 1915, this home is ready for renovation and repositioning. Located in a designated Federal Opportunity Zone, providing additional long-term investment potential. Surrounded by comparable sales and ongoing activity, this is a great chance to add to your portfolio or complete your next fix-and-flip project. Property is being sold as-is. BATVAI.

2. 2026-04-21
   status Pending

   Show marketing remark (634 chars)

   Investor special located at 6631 Seminole, Detroit MI 48213. Solid 3-bedroom bungalow offering strong upside for investors looking for their next value-add opportunity. Property features approximately 1,200+ square feet with a functional layout and sits on a standard Detroit lot. Built in 1915, this home is ready for renovation and repositioning. Located in a designated Federal Opportunity Zone, providing additional long-term investment potential. Surrounded by comparable sales and ongoing activity, this is a great chance to add to your portfolio or complete your next fix-and-flip project. Property is being sold as-is. BATVAI.

3. 2026-04-20
   listed $25,000 Active

   Show marketing remark (634 chars)

   Investor special located at 6631 Seminole, Detroit MI 48213. Solid 3-bedroom bungalow offering strong upside for investors looking for their next value-add opportunity. Property features approximately 1,200+ square feet with a functional layout and sits on a standard Detroit lot. Built in 1915, this home is ready for renovation and repositioning. Located in a designated Federal Opportunity Zone, providing additional long-term investment potential. Surrounded by comparable sales and ongoing activity, this is a great chance to add to your portfolio or complete your next fix-and-flip project. Property is being sold as-is. BATVAI.

4. 2026-04-20
   listed $25,000 Active 634-char remark

   Show marketing remark (634 chars)

   Investor special located at 6631 Seminole, Detroit MI 48213. Solid 3-bedroom bungalow offering strong upside for investors looking for their next value-add opportunity. Property features approximately 1,200+ square feet with a functional layout and sits on a standard Detroit lot. Built in 1915, this home is ready for renovation and repositioning. Located in a designated Federal Opportunity Zone, providing additional long-term investment potential. Surrounded by comparable sales and ongoing activity, this is a great chance to add to your portfolio or complete your next fix-and-flip project. Property is being sold as-is. BATVAI.

ⓘ 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: $494 · $41/mo
• Projected year-2 tax: $494 · $41/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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,782
• − Mortgage interest: −$1,400
• − Property taxes: −$494
• − Insurance: −$125
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$727
• Taxable income: $10,510
• Est. tax owed @ 24.0%: −$2,522
• After-tax cash flow: $7,753/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 1%

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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-21 Pending — MiRealSource-MiMLS
• 2026-04-21 Pending — REALCOMP
• 2026-04-20 Listed $25,000 REALCOMP
• 2026-04-20 Listed $25,000 MiRealSource-MiMLS

Property tax history

-11.0%/yr

Latest (2025): $494 · -53.5% YoY. Source: county tax records.