6533 E Jefferson Ave Unit 333E · Detroit, MI 48207

$119,000

1 bd · 2.0 ba · 1,022 sqft · Condo public records · 88 Days on market

Built 1918 $116/sqft · 17% below area Est $143k · 17% under $725/mo HOA · 46% of rent

---

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).

• ARV discount +15.0/15.0
• 1% rule +8.2/10.0
• Cash flow +6.3/30.0
• Livability +3.7/5.0
• Appreciation +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• DSCR +0.6/10.0

Listing remarks MLS

There’s a consistency to this building that you feel the moment you walk in—solid, authentic, and built to last. This loft carries that same character forward, pairing the permanence of a century-old warehouse with clean, modern updates that make the space easy to live in from day one. The kitchen introduces a more refined edge, with Berloni cabinetry and stainless steel appliances set against exposed brick and heavy timber. It’s a thoughtful contrast—modern function layered into a structure that already has depth and history. The large bar area naturally becomes a focal point, whether it’s everyday meals or having a few people over. Natural light is a defining feature here. The arched windows bring in a soft, consistent light throughout the day, giving the entire space a sense of openness that’s hard to find in typical entry-level options. At just over 1,000 square feet, the layout feels generous and flexible, with room to shape the space around how you live. The bedroom continues that same balance—warm materials, clean lines, and enough scale to feel comfortable without excess. The bathroom is practical and well laid out, with in-unit laundry adding a level of everyday convenience that matters. The location does a lot of the work. Directly across from Belle Isle Park, you have immediate access to green space, water, and trails—something that fundamentally improves day-to-day living. The building’s amenities—pool, hot tub, fitness center—add another layer of ease, while downtown remains just a short drive away. For any buyer, this is a strong, well-rounded option: a space with real character, enough size to grow into, and a location that consistently delivers beyond the walls of the unit.

Key facts

• Heavy timber
• Exposed brick
• Arched windows

Tags

• BERLONI CABINETRY
• STAINLESS STEEL APPLIANCES
• EXPOSED BRICK
• HEAVY TIMBER
• ARCHED WINDOWS
• IN-UNIT LAUNDRY

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $119k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $82k (31.4% below list).
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $82k (31.4% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Bunche Preparatory Academy (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 401 students, 93% FRL); Southeastern High School (math 5% / reading 15%, grade F, #659 of 713 statewide, top 97%, 644 students, 87% FRL) — zoned schools at 90% FRL track the district average.
• Market conditions: Rents rising (+3.5%/yr); 245 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 39% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $823 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

• It's been on market 88 days — a 6% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $29k; list at $119k implies a 312% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,633 (31.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 4.16%
• Cash-on-cash: -7.62%
• DSCR: 0.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $143,487
• List price: $119,000
• Delta: -17.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-2.79% appreciation · 3.53% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.09×
• Total profit: $-30,458
• Equity at exit: $18,853

10-year hold

• IRR: -18.9%
• Equity multiple: -0.13×
• Total profit: $-37,809
• Equity at exit: $12,205

Cash invested: $33,320 (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 48207

• Home prices YoY: -2.0%
• Rents YoY: 3.5%
• Active inventory: 245
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$624
• Tax from tax record: −$55 /mo · $659/yr
• Insurance: −$50
• HOA: −$725
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-212

Break-even live

Break-even rent $1,840

Max offer price $81,633

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-178	+0% $-212	+5% $-245	+10% $-279
Rent	-10% $-336	-5% $-274	+0% $-212	+5% $-149	+10% $-87
Rate	-1.0pp $-152	-0.5pp $-181	base $-212	+0.5pp $-242	+1.0pp $-274

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6533 E Jefferson Ave Detroit, MI	2.0	1.0–2.0	1181	$1,500	$1.27	26d	3	0.07mi
6533 E Jefferson Ave Detroit, MI	2.0	1.0–2.0	1094	$1,500	$1.37	19d	2	0.07mi
6533 E Jefferson Ave #421 Detroit, MI	2.0	1.0	1063	$2,200	$2.07	17d	1	0.07mi
200 Mount Elliott St Detroit, MI	1.0	1.0	1050	$2,000	$1.90	45d	1	0.17mi
1440 Robert Bradby Dr Detroit, MI	2.0	2.0	1250	$1,472	$1.18	45d	1	0.30mi
3500 E Jefferson Detroit, MI	1.0–2.0	1.0–2.0	1012	$1,840	$1.82	0d	5	0.35mi
3320 Spinnaker Ln Detroit, MI	1.0	1.0	740	$1,550	$2.09	45d	1	0.41mi
7700 E Jefferson Ave Detroit, MI	2.0	1.0	877	$1,397	$1.59	45d	1	0.64mi
374 E Grand Blvd Unit 2A Detroit, MI	2.0	2.0	1450	$2,750	$1.90	45d	1	0.65mi
500 River Pl Dr Detroit, MI	1.0–3.0	1.0–2.0	950	$1,250	$1.32	45d	1	0.70mi
7800 E Jefferson Ave Detroit, MI	1.0–2.0	1.0	625	$829	$1.33	19d	1	0.70mi
1454 Townsend St #101 Detroit, MI	2.0	2.0	1268	$2,500	$1.97	5d	1	0.74mi
7410 Kercheval Ave Unit 212 Detroit, MI	2.0	2.0	1017	$1,950	$1.92	45d	1	0.81mi
1000 Van Dyke St Detroit, MI	1.0–2.0	1.0	751	$1,195	$1.59	45d	4	0.85mi
1000 Van Dyke St Unit B02 Detroit, MI	2.0	1.0	871	$1,295	$1.49	26d	1	0.86mi
1000 Van Dyke St Unit 205 Detroit, MI	2.0	1.0	863	$1,495	$1.73	17d	1	0.86mi
2928 Prince Hall Dr Detroit, MI	2.0	2.0	1425	$2,000	$1.40	7d	1	0.86mi
8100 E Jefferson Ave Detroit, MI	3.0	1.0–3.0	1089	$1,213	$1.11	21d	20	0.88mi
1941 Chene Ct Detroit, MI	1.0–2.0	1.0–2.0	795	$1,199	$1.51	14d	4	0.97mi
2001 Chene St Detroit, MI	2.0	1.0	950	$1,069	$1.13	45d	1	1.03mi
8001 Kercheval Ave Detroit, MI	1.0–2.0	1.0–2.0	984	$1,320	$1.34	0d	3	1.05mi
2016 E Jefferson Detroit, MI	1.0–2.0	1.0	650	$775	$1.19	0d	2	1.10mi
2280 E Vernor Hwy Detroit, MI	1.0–3.0	1.0–2.0	872	$727	$0.83	22d	1	1.24mi
3511 Concord Ave Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	1.25mi
1544 1566 E LAFAYETTE St Detroit, MI	2.0	1.0–2.0	848	$1,982	$2.34	5d	16	1.29mi
1531 Larned St Detroit, MI	1.0	1.0–1.5	840	$1,380	$1.64	45d	1	1.30mi
229 Orleans St Detroit, MI	1.0–2.0	1.0–2.5	1087	$1,479	$1.36	0d	9	1.30mi
1575 Cherboneau Pl #61 Detroit, MI	1.0	1.0	720	$1,300	$1.81	5d	1	1.30mi
1575 Cherboneau Pl Unit D-56 Detroit, MI	1.0	1.0	800	$1,375	$1.72	45d	1	1.30mi
3460 Field St Detroit, MI	2.0	1.0	1000	$1,260	$1.26	7d	1	1.31mi
621 Orleans St Detroit, MI	1.0–2.0	1.0	775	$1,125	$1.45	0d	6	1.31mi
1565 Cherboneau Pl #60 Detroit, MI	1.0	1.0	700	$1,100	$1.57	22d	1	1.31mi
1341 Crane St Detroit, MI	1.0	1.0	750	$995	$1.33	4d	1	1.32mi
8845 E Jefferson Apt 208 Detroit, MI	2.0	1.5	992	$1,635	$1.65	45d	1	1.34mi
8845 E Jefferson Ave Unit 302 Detroit, MI	2.0	2.0	885	$1,460	$1.65	45d	1	1.34mi
8845 E Jefferson Ave Unit 102 Detroit, MI	1.0	1.5	800	$1,350	$1.69	45d	1	1.34mi
8845 E Jefferson Ave Unit 203 Detroit, MI	2.0	1.5	1024	$1,515	$1.48	45d	1	1.34mi
8845 E Jefferson Ave Unit 207 Detroit, MI	2.0	1.5	1500	$1,695	$1.13	45d	1	1.34mi
8845 E Jefferson Ave Unit 204 Detroit, MI	2.0	1.5	1150	$2,350	$2.04	45d	1	1.34mi
8845 E Jefferson Ave Unit 206 Detroit, MI	2.0	1.5	1230	$1,660	$1.35	45d	1	1.34mi

HOA detail condo

• Monthly dues: $725 · $8,700/yr
• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $119,000 Active 88 DOM
2. 2026-06-18
   days on market $119,000 Active 85 DOM
3. 2026-06-17
   days on market $119,000 Active 84 DOM
4. 2026-06-15
   days on market $119,000 Active 82 DOM
5. 2026-06-13
   days on market $119,000 Active 80 DOM
6. 2026-06-13
   days on market $119,000 Active 79 DOM
7. 2026-06-09
   days on market $119,000 Active 76 DOM
8. 2026-06-08
   days on market $119,000 Active 75 DOM
9. 2026-06-08
   price $119,000 Active 74 DOM
10. 2026-06-07
    days on market $132,500 Active 74 DOM
11. 2026-06-04
    days on market $132,500 Active 71 DOM
12. 2026-06-03
    days on market $132,500 Active 70 DOM
13. 2026-06-02
    days on market $132,500 Active 69 DOM
14. 2026-06-01
    days on market $132,500 Active 68 DOM
15. 2026-05-31
    days on market $132,500 Active 67 DOM
16. 2026-03-25
    listed $132,500 Active 1784-char remark

    Show marketing remark (1730 chars)

    There's a consistency to this building that you feel the moment you walk in - solid, authentic, and built to last. This loft carries that same character forward, pairing the permanence of a century-old warehouse with clean, modern updates that make the space easy to live in from day one. The kitchen introduces a more refined edge, with Berloni cabinetry and stainless steel appliances set against exposed brick and heavy timber. It's a thoughtful contrast - modern function layered into a structure that already has depth and history. The large bar area naturally becomes a focal point, whether it's everyday meals or having a few people over. Natural light is a defining feature here. The arched windows bring in a soft, consistent light throughout the day, giving the entire space a sense of openness that's hard to find in typical entry-level options. At just over 1,000 square feet, the layout feels generous and flexible, with room to shape the space around how you live. The bedroom continues that same balance - warm materials, clean lines, and enough scale to feel comfortable without excess. The bathroom is practical and well laid out, with in-unit laundry adding a level of everyday convenience that matters. The location does a lot of the work. Directly across from Belle Isle Park, you have immediate access to green space, water, and trails - something that fundamentally improves day-to-day living. The building's amenities - pool, hot tub, fitness center - add another layer of ease, while downtown remains just a short drive away. For any buyer, this is a strong, well-rounded option: a space with real character, enough size to grow into, and a location that consistently delivers beyond the walls of the unit.

17. 2026-03-25
    listed $132,500 Active 1730-char remark

    Show marketing remark (1730 chars)

    There's a consistency to this building that you feel the moment you walk in - solid, authentic, and built to last. This loft carries that same character forward, pairing the permanence of a century-old warehouse with clean, modern updates that make the space easy to live in from day one. The kitchen introduces a more refined edge, with Berloni cabinetry and stainless steel appliances set against exposed brick and heavy timber. It's a thoughtful contrast - modern function layered into a structure that already has depth and history. The large bar area naturally becomes a focal point, whether it's everyday meals or having a few people over. Natural light is a defining feature here. The arched windows bring in a soft, consistent light throughout the day, giving the entire space a sense of openness that's hard to find in typical entry-level options. At just over 1,000 square feet, the layout feels generous and flexible, with room to shape the space around how you live. The bedroom continues that same balance - warm materials, clean lines, and enough scale to feel comfortable without excess. The bathroom is practical and well laid out, with in-unit laundry adding a level of everyday convenience that matters. The location does a lot of the work. Directly across from Belle Isle Park, you have immediate access to green space, water, and trails - something that fundamentally improves day-to-day living. The building's amenities - pool, hot tub, fitness center - add another layer of ease, while downtown remains just a short drive away. For any buyer, this is a strong, well-rounded option: a space with real character, enough size to grow into, and a location that consistently delivers beyond the walls of the unit.

18. 2010-05-20
    soldstatus $28,903

ⓘ 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: $659 · $55/mo
• Projected year-2 tax: $1,246 · $104/mo
• Expected delta: +$587/yr (+$49/mo · 89.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,866
• − Mortgage interest: −$6,666
• − Property taxes: −$659
• − Insurance: −$595
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − HOA: −$8,700
• − Depreciation: −$3,462
• Taxable loss: −$4,234
• Est. tax savings @ 24.0%: +$1,016
• After-tax cash flow: $-1,522/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): 20,848
• Household income: $47,831
• Rent vs Own: 74.2% rent · 25.8% own
• Severe rent burden: 2017.0

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 (74%)
• Race & ethnicity: Black 74% White 18% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 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: ▼ -2.79%
• Current HPI: 136.6328
• Rent YoY: ▲ 3.53%
• 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

+358.4% since first listed

3 events — show timeline

• 2026-03-25 Listed $132,500 MiRealSource-MiMLS
• 2026-03-25 Listed $132,500 REALCOMP
• 2010-05-20 Sold (Public Records) $28,903 Public Records

Property tax history

-1.6%/yr

Latest (2025): $659 · -2.2% YoY. Source: county tax records.