10071 Vaughan St · Detroit, MI 48228

$75,000

3 bd · 1.0 ba · 908 sqft · SingleFamily public records · 1 Days on market

Built 1951 6,970 sqft lot Est $52k · 45% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Attention investors, don't miss this excellent investment opportunity!! This solid Detroit brick ranch is ideal for investors to expand their portfolio. Conveniently located with easy access from Evergreen Rd and Plymouth Rd. Just minutes away from Rouge Park. Long-term tenant is paying $800 a month, month-to-month lease. Schedule your showing today!!! PLEASE DO NOT DISTURB TENANTS. B. A. T. V. A. I. All measurements are estimated. More interior pictures are available upon request.

Key facts

• Detroit brick ranch
• 6,970 sq ft lot
• Garage

Tags

• DETROIT BRICK RANCH
• EASY ACCESS FROM EVERGREEN RD
• EASY ACCESS FROM PLYMOUTH RD
• MINUTES AWAY FROM ROUGE PARK

Property features AI

Finance

• Other: No pool
• Financial info: Financial details not specified
• HOA & community: HOA details not specified

Exterior

• Parking: Detached 1-car garage
• Security: Security details not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Brick exterior
• Construction: Brick construction
• Exterior features: Paved road access; Lot dimensions approximately 46 x 150 (0.16 acres)

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Total of 6 rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,167/mo this rent would consume 46% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~9 years — 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: property tax is 2.8% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

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: 1.56% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.58%
• DSCR: 1.83
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $51,756
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9634 Evergreen Ave	0.22mi	3/1.0	912 (+0%)	3mo	$23,000	$25	87
9534 Heyden St	0.30mi	3/1.0	960 (+6%)	3mo	$100,000	$104	74
11700 Auburn St	0.34mi	3/1.5	964 (+6%)	3mo	$55,000	$57	69
11329 Minock St	0.25mi	3/1.0	816 (-10%)	4mo	$50,000	$61	68
11419 Braile St	0.34mi	2/1.0 (-1)	969 (+7%)	2mo	$45,000	$46	66
12219 Stout St	0.51mi	3/1.0	846 (-7%)	1mo	$25,000	$30	64
9221 Grandville Ave	0.65mi	3/1.0	971 (+7%)	2mo	$135,000	$139	56
9934 Warwick St	0.54mi	3/1.0	1,018 (+12%)	2mo	$70,000	$69	53
9244 Heyden	0.52mi	2/1.0 (-1)	801 (-12%)	0mo	$35,000	$44	51
9252 Fielding St	0.53mi	4/1.0 (+1)	807 (-11%)	3mo	$50,000	$62	49
9116 Patton St	0.63mi	3/1.0	1,029 (+13%)	1mo	$45,000	$44	48
9317 Artesian St	0.71mi	2/1.0 (-1)	994 (+10%)	1mo	$25,000	$25	45

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: 6.6%
• Equity multiple: 1.25×
• Total profit: $5,202
• Equity at exit: $11,183

10-year hold

• IRR: 12.8%
• Equity multiple: 1.87×
• Total profit: $18,249
• Equity at exit: $6,485

Cash invested: $21,000 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,167 high
• Mortgage (P&I): −$393
• Tax from tax record: −$172 /mo · $2,063/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $325

Break-even live

Break-even rent $755

Max offer price $75,000

Occupancy floor 67%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	43d	1	0.25mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.37mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.40mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.41mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.43mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.43mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.43mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.43mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.43mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.44mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.44mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	0.45mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	0.48mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.59mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.59mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.60mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.60mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.61mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	43d	1	0.80mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.82mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	0.92mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	0.93mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.93mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	0.96mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	43d	1	0.97mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	43d	1	1.06mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	1.11mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	1.15mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.19mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	1.19mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.20mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	43d	6	1.23mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	43d	1	1.25mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	17d	1	1.26mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.29mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	1.32mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.34mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	5d	4	1.34mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	1.36mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	1.38mi

Listing history 2 events

1. 2026-06-19
   remarks 486-char remark
2. 2026-06-19
   listed $75,000 Active 1 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: $2,063 · $172/mo
• Projected year-2 tax: $2,063 · $172/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 ≥99°F today · 15 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: $13,999
• − Mortgage interest: −$4,201
• − Property taxes: −$2,063
• − Insurance: −$375
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$2,182
• Taxable income: $2,938
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $3,196/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

2 events — show timeline

• 2026-06-18 Listed $75,000 MiRealSource-MiMLS
• 2026-06-18 Listed $75,000 REALCOMP

Property tax history

+4.0%/yr

Latest (2025): $2,063 · -0.1% YoY. Source: county tax records.