6446 Crane St · Detroit, MI 48213

$94,000

4 bd · 1.5 ba · 1,995 sqft · SingleFamily public records

Built 1917 5,227 sqft lot Est $74k · 27% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful brick home on tree lined streeet.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1917

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Cap rate 13.7% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,556/mo this rent would consume 55% 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 $650 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 + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,000

Questions for the listing agent

1. Built in 1917 — 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: 1.66% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.50%
• DSCR: 2.18
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $73,815
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6446 Crane St	0.00mi	4/2.5	1,995 (0%)	1mo	$94,000	$47	95
6009 Seminole St	0.37mi	3/1.5 (-1)	1,863 (-7%)	17mo	$12,080	$6	53
5968 Seneca St	0.30mi	5/2.0 (+1)	1,786 (-10%)	17mo	$120,000	$67	47
5815 & 5819 Cadillac Ave	0.59mi	4/2.0	1,774 (-11%)	9mo	$65,217	$37	45
6044 Maxwell St	0.39mi	3/1.0 (-1)	1,836 (-8%)	21mo	$62,000	$34	44
8230 Woodlawn Ave	0.66mi	3/1.0 (-1)	2,160 (+8%)	16mo	$22,000	$10	35

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: 20.3%
• Equity multiple: 1.83×
• Total profit: $21,815
• Equity at exit: $14,016

10-year hold

• IRR: 28.6%
• Equity multiple: 3.54×
• Total profit: $66,764
• Equity at exit: $8,127

Cash invested: $26,320 (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 48213

• Active inventory: 190
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$493
• Tax from tax record: −$116 /mo · $1,391/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $581

Break-even live

Break-even rent $820

Max offer price $94,000

Occupancy floor 58%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	17d	1	0.36mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	24d	1	1.29mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	43d	1	1.31mi
4510 Harding St Detroit, MI	3.0	1.0	2394	$1,500	$0.63	17d	1	1.34mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	43d	1	1.37mi
4667 Beniteau St Detroit, MI	5.0	2.0	1396	$1,700	$1.22	43d	1	1.46mi

Listing history 12 events

1. 2026-04-06
   status Pending 43-char remark

   Show marketing remark (43 chars)

   Beautiful brick home on tree lined streeet.

2. 2026-04-06
   listed $94,000 Active 43-char remark

   Show marketing remark (43 chars)

   Beautiful brick home on tree lined streeet.

3. 2026-03-03
   soldstatus $82,000
4. 2026-02-20
   soldstatus $82,000 Closed 906-char remark

   Show marketing remark (906 chars)

   Welcome to this charming 1917 bungalow located at 6446 Crane Street in Detroit. Offering 4 bedrooms, 2.5 bathrooms, and approximately 2,000 square feet of living space, this home is full of character and opportunity. The layout includes a finished basement, adding valuable living or recreation space, while the generous bedroom count provides flexibility for larger households or home office needs. Major systems have already been addressed, featuring a 10-year-old roof, updated plumbing, and updated heating systems, giving peace of mind on the big-ticket items. The property does need work, making it an excellent opportunity for investors, renovators, or owner-occupants looking to add value and customize a classic Detroit home to their vision. With strong fundamentals and historic charm, this bungalow is ready for its next chapter. Great potential, solid mechanicals, and room to make it your own.

5. 2026-02-20
   soldstatus $82,000 Closed

   Show marketing remark (906 chars)

   Welcome to this charming 1917 bungalow located at 6446 Crane Street in Detroit. Offering 4 bedrooms, 2.5 bathrooms, and approximately 2,000 square feet of living space, this home is full of character and opportunity. The layout includes a finished basement, adding valuable living or recreation space, while the generous bedroom count provides flexibility for larger households or home office needs. Major systems have already been addressed, featuring a 10-year-old roof, updated plumbing, and updated heating systems, giving peace of mind on the big-ticket items. The property does need work, making it an excellent opportunity for investors, renovators, or owner-occupants looking to add value and customize a classic Detroit home to their vision. With strong fundamentals and historic charm, this bungalow is ready for its next chapter. Great potential, solid mechanicals, and room to make it your own.

6. 2026-02-20
   soldstatus $82,000 Sold

   Show marketing remark (906 chars)

   Welcome to this charming 1917 bungalow located at 6446 Crane Street in Detroit. Offering 4 bedrooms, 2.5 bathrooms, and approximately 2,000 square feet of living space, this home is full of character and opportunity. The layout includes a finished basement, adding valuable living or recreation space, while the generous bedroom count provides flexibility for larger households or home office needs. Major systems have already been addressed, featuring a 10-year-old roof, updated plumbing, and updated heating systems, giving peace of mind on the big-ticket items. The property does need work, making it an excellent opportunity for investors, renovators, or owner-occupants looking to add value and customize a classic Detroit home to their vision. With strong fundamentals and historic charm, this bungalow is ready for its next chapter. Great potential, solid mechanicals, and room to make it your own.

7. 2026-01-20
   status Pending

   Show marketing remark (906 chars)

   Welcome to this charming 1917 bungalow located at 6446 Crane Street in Detroit. Offering 4 bedrooms, 2.5 bathrooms, and approximately 2,000 square feet of living space, this home is full of character and opportunity. The layout includes a finished basement, adding valuable living or recreation space, while the generous bedroom count provides flexibility for larger households or home office needs. Major systems have already been addressed, featuring a 10-year-old roof, updated plumbing, and updated heating systems, giving peace of mind on the big-ticket items. The property does need work, making it an excellent opportunity for investors, renovators, or owner-occupants looking to add value and customize a classic Detroit home to their vision. With strong fundamentals and historic charm, this bungalow is ready for its next chapter. Great potential, solid mechanicals, and room to make it your own.

8. 2026-01-20
   status Pending 906-char remark

   Show marketing remark (906 chars)

   Welcome to this charming 1917 bungalow located at 6446 Crane Street in Detroit. Offering 4 bedrooms, 2.5 bathrooms, and approximately 2,000 square feet of living space, this home is full of character and opportunity. The layout includes a finished basement, adding valuable living or recreation space, while the generous bedroom count provides flexibility for larger households or home office needs. Major systems have already been addressed, featuring a 10-year-old roof, updated plumbing, and updated heating systems, giving peace of mind on the big-ticket items. The property does need work, making it an excellent opportunity for investors, renovators, or owner-occupants looking to add value and customize a classic Detroit home to their vision. With strong fundamentals and historic charm, this bungalow is ready for its next chapter. Great potential, solid mechanicals, and room to make it your own.

9. 2026-01-20
   status Pending

   Show marketing remark (906 chars)

   Welcome to this charming 1917 bungalow located at 6446 Crane Street in Detroit. Offering 4 bedrooms, 2.5 bathrooms, and approximately 2,000 square feet of living space, this home is full of character and opportunity. The layout includes a finished basement, adding valuable living or recreation space, while the generous bedroom count provides flexibility for larger households or home office needs. Major systems have already been addressed, featuring a 10-year-old roof, updated plumbing, and updated heating systems, giving peace of mind on the big-ticket items. The property does need work, making it an excellent opportunity for investors, renovators, or owner-occupants looking to add value and customize a classic Detroit home to their vision. With strong fundamentals and historic charm, this bungalow is ready for its next chapter. Great potential, solid mechanicals, and room to make it your own.

10. 2026-01-12
    listed $89,900 Active
11. 2026-01-11
    listed $89,900 Active 906-char remark

    Show marketing remark (906 chars)

    Welcome to this charming 1917 bungalow located at 6446 Crane Street in Detroit. Offering 4 bedrooms, 2.5 bathrooms, and approximately 2,000 square feet of living space, this home is full of character and opportunity. The layout includes a finished basement, adding valuable living or recreation space, while the generous bedroom count provides flexibility for larger households or home office needs. Major systems have already been addressed, featuring a 10-year-old roof, updated plumbing, and updated heating systems, giving peace of mind on the big-ticket items. The property does need work, making it an excellent opportunity for investors, renovators, or owner-occupants looking to add value and customize a classic Detroit home to their vision. With strong fundamentals and historic charm, this bungalow is ready for its next chapter. Great potential, solid mechanicals, and room to make it your own.

12. 2026-01-11
    listed $89,900 Active

    Show marketing remark (906 chars)

    Welcome to this charming 1917 bungalow located at 6446 Crane Street in Detroit. Offering 4 bedrooms, 2.5 bathrooms, and approximately 2,000 square feet of living space, this home is full of character and opportunity. The layout includes a finished basement, adding valuable living or recreation space, while the generous bedroom count provides flexibility for larger households or home office needs. Major systems have already been addressed, featuring a 10-year-old roof, updated plumbing, and updated heating systems, giving peace of mind on the big-ticket items. The property does need work, making it an excellent opportunity for investors, renovators, or owner-occupants looking to add value and customize a classic Detroit home to their vision. With strong fundamentals and historic charm, this bungalow is ready for its next chapter. Great potential, solid mechanicals, and room to make it your own.

ⓘ 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: $1,391 · $116/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$28/yr (+$2/mo · 2.0%)

ⓘ 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 · 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: $18,674
• − Mortgage interest: −$5,265
• − Property taxes: −$1,391
• − Insurance: −$470
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$2,735
• Taxable income: $5,825
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $5,578/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

+4.6% since first listed

12 events — show timeline

• 2026-04-06 Pending — MiRealSource-MiMLS
• 2026-04-06 Listed $94,000 MiRealSource-MiMLS
• 2026-03-03 Sold (Public Records) $82,000 Public Records
• 2026-02-20 Sold (MLS) $82,000 SW Michigan MLS
• 2026-02-20 Sold (MLS) $82,000 REALCOMP
• 2026-02-20 Sold (MLS) $82,000 MiRealSource-MiMLS
• 2026-01-20 Pending — REALCOMP
• 2026-01-20 Pending — MiRealSource-MiMLS
• 2026-01-20 Pending — SW Michigan MLS
• 2026-01-12 Listed $89,900 REALCOMP
• 2026-01-11 Listed $89,900 SW Michigan MLS
• 2026-01-11 Listed $89,900 MiRealSource-MiMLS

Property tax history

-1.4%/yr

Latest (2025): $1,391 · -54.0% YoY. Source: county tax records.