6300 Rosemont Ave · Detroit, MI 48228

$94,900

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 14 Days on market

Built 1951 4,356 sqft lot Est $80k · 18% 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 +24.4/30.0
• 1% rule +9.9/10.0
• DSCR +7.9/10.0
• 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

Nice brick ranch is a very desirable area in the city of Detroit. Don't lose this opportunity to own this house. Agents must be present at showings. The property is tenant-occupied. Please give two hours' notice for showings and wait for confirmation. One bedroom leads to another, which is good for a family setup.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1951

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Built with other construction materials; Block foundation
• Exterior features: Paved road access; Lot approximately 0.1 acre (35 x 129)

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; 5 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,416/mo this rent would consume 55% 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 $656 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 26y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $95k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1951 — 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: 1.49% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $80,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6324 Rosemont Ave	0.02mi	3/1.0	960 (+7%)	1mo	$85,000	$89	87
6356 Rutland St	0.32mi	3/1.0	842 (-6%)	2mo	$90,000	$107	73
6506 Stahelin Ave	0.36mi	3/1.0	960 (+7%)	2mo	$70,000	$73	70
6789 Grandmont Ave	0.58mi	2/1.0 (-1)	911 (+1%)	1mo	$80,000	$88	65
6760 Warwick St	0.53mi	3/1.0	960 (+7%)	2mo	$70,000	$73	62
6712 Artesian St	0.45mi	3/1.0	1,000 (+11%)	1mo	$97,500	$98	59
6409 Grandville Ave	0.60mi	3/1.5	960 (+7%)	3mo	$128,000	$133	57
6719 Westwood St	0.70mi	3/1.0	960 (+7%)	1mo	$62,500	$65	55
6783 Westwood St	0.73mi	3/1.0	836 (-7%)	4mo	$65,000	$78	51
6394 Westwood St	0.63mi	3/1.0	770 (-14%)	2mo	$90,000	$117	45
6884 Memorial Ave	0.57mi	2/1.5 (-1)	786 (-13%)	1mo	$70,000	$89	44
7391 Ashton Ave	0.68mi	3/1.0	1,023 (+14%)	3mo	$40,000	$39	43

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: -7.6%
• Equity multiple: 0.73×
• Total profit: $-7,108
• Equity at exit: $14,150

10-year hold

• IRR: -3.9%
• Equity multiple: 0.78×
• Total profit: $-5,716
• Equity at exit: $8,205

Cash invested: $26,572 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$498
• Tax from tax record: −$390 /mo · $4,677/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $192

Break-even live

Break-even rent $1,173

Max offer price $94,900

Occupancy floor 81%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	0.31mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	16d	1	0.36mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	0.48mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	1d	12	0.80mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	0.91mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	1.10mi
4900 Heather Dr Dearborn, MI	1.0–2.0	1.0–2.0	921	$1,980	$2.15	1d	1	1.14mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.20mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	43d	1	1.21mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	1.30mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	1.32mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.34mi
6406 Mead St Dearborn, MI	2.0	1.0	904	$1,100	$1.22	24d	1	1.41mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $94,900 Active 14 DOM
2. 2026-06-17
   pricedays on market $94,900 Active 13 DOM
3. 2026-06-16
   days on market $99,900 Active 12 DOM
4. 2026-06-15
   days on market $99,900 Active 11 DOM
5. 2026-06-13
   days on market $99,900 Active 9 DOM
6. 2026-06-13
   days on market $99,900 Active 8 DOM
7. 2026-06-09
   days on market $99,900 Active 5 DOM
8. 2026-06-08
   days on market $99,900 Active 4 DOM
9. 2026-06-07
   remarks 315-char remark
10. 2026-06-07
    listed $99,900 Active 3 DOM

ⓘ 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: $4,677 · $390/mo
• Projected year-2 tax: $4,677 · $390/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,998
• − Mortgage interest: −$5,316
• − Property taxes: −$4,677
• − Insurance: −$474
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$2,761
• Taxable income: $1,050
• Est. tax owed @ 24.0%: −$252
• After-tax cash flow: $2,053/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

+307.8% since first listed

38 events — show timeline

• 2026-06-01 Listed $99,900 MiRealSource-MiMLS
• 2026-06-01 Listed $99,900 REALCOMP
• 2021-04-21 Sold (Public Records) $48,000 Public Records
• 2019-07-09 Sold (Public Records) $45,000 Public Records
• 2017-10-16 Sold (Public Records) $30,000 Public Records
• 2014-06-03 Listing Removed — REALCOMP
• 2014-06-03 Listing Removed — MiRealSource-MiMLS
• 2014-02-03 Listed $18,500 REALCOMP
• 2014-02-03 Listed $18,500 MiRealSource-MiMLS
• 2008-06-20 Sold (MLS) $13,500 MiRealSource-MiMLS
• 2008-06-19 Sold (MLS) $13,500 REALCOMP
• 2008-03-25 Listing Removed — MiRealSource-MiMLS
• 2008-02-28 Listed $25,500 MiRealSource-MiMLS
• 2008-02-28 Listing Removed — MiRealSource-MiMLS
• 2008-01-31 Listed $19,900 MiRealSource-MiMLS
• 2008-01-25 Listed $19,900 REALCOMP
• 2006-04-04 Listing Removed — REALCOMP
• 2005-12-12 Listed $79,800 REALCOMP
• 2005-08-31 Sold (MLS) $35,000 REALCOMP
• 2005-08-31 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2005-06-29 Listing Removed — MiRealSource-MiMLS
• 2005-06-08 Listed $35,000 REALCOMP
• 2005-06-08 Listed $35,000 MiRealSource-MiMLS
• 2005-05-02 Listing Removed — REALCOMP
• 2005-05-02 Listing Removed — MiRealSource-MiMLS
• 2005-04-28 Listed $36,750 REALCOMP
• 2005-04-28 Listed $36,750 MiRealSource-MiMLS
• 2003-10-13 Sold (MLS) $48,100 MiRealSource-MiMLS
• 2003-10-13 Sold (MLS) $48,100 REALCOMP
• 2003-08-04 Listing Removed — MiRealSource-MiMLS
• 2003-05-02 Listed $44,000 REALCOMP
• 2003-05-01 Listed $44,000 MiRealSource-MiMLS
• 2000-09-25 Sold (Public Records) $87,000 Public Records
• 2000-07-06 Sold (MLS) $87,000 MiRealSource-MiMLS
• 2000-07-06 Sold (MLS) $87,000 REALCOMP
• 2000-04-27 Listed $89,900 MiRealSource-MiMLS
• 2000-04-27 Listed $89,900 REALCOMP
• 1991-08-15 Sold (Public Records) $24,500 Public Records

Property tax history

+10.3%/yr

Latest (2025): $4,677 · +12.1% YoY. Source: county tax records.