6264 Holcomb St · Detroit, MI 48213

$22,000

2 bd · 1.0 ba · 1,033 sqft · SingleFamily public records · 20 Days on market

Built 1909 3,049 sqft lot $21/sqft · 39% below area Est $36k · 39% 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

Investor special at 6264 Holcomb, located on Detroit’s east side in a federal opportunity zone. This single-family property offers strong upside potential for investors looking for a value-add opportunity. Property is in need of renovation—perfect for fix-and-flip or long-term hold strategy. Conveniently located near major freeways, shopping, and local amenities.

Key facts

• Shopping
• Local amenities
• 3,049 sq ft lot

Tags

• SHOPPING
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Aluminum siding; Brick/mortar foundation; Built area above grade approximately 1,033 square feet
• Exterior features: Paved road access; Lot approximately 30 x 106.42 (0.07 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Radiant heating; No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $22k (1.5% below list) — sets the bar for market timing.
• Cap rate 47.2% 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; 15 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).
• This rent runs 40% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $152 of loan paydown is wiped out by about $660 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 10y ago 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.
• Current owner paid $1k; list at $22k implies a 2100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $21,670 (1.5% below list)

Questions for the listing agent

1. Built in 1909 — 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: 5.19% ✓
• Cap rate: 47.21%
• Cash-on-cash: 146.13%
• DSCR: 7.50
• GRM: 1.6

CMA / ARV

• ARV (median comp): $36,100
• List price: $22,000
• Delta: -30.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8953 Culver St	0.39mi	2/1.0	1,046 (+1%)	9mo	$26,000	$25	72
6156 Iroquois St	0.37mi	2/1.0	1,148 (+11%)	3mo	$50,000	$44	62
6130 Maxwell St	0.46mi	3/1.0 (+1)	958 (-7%)	4mo	$40,000	$42	58
8221 Marion St	0.53mi	3/1.0 (+1)	1,070 (+4%)	8mo	$42,080	$39	58
9354 Bessemore St	0.21mi	3/1.0 (+1)	1,125 (+9%)	16mo	$23,000	$20	57
8903 May St	0.28mi	2/1.0	920 (-11%)	14mo	$8,000	$9	57
5232 Mcclellan St	0.72mi	3/1.0 (+1)	1,001 (-3%)	0mo	$33,000	$33	56
5327 Holcomb St	0.64mi	3/2.0 (+1)	1,046 (+1%)	5mo	$30,000	$29	55
5336 Fischer St	0.65mi	3/1.0 (+1)	1,096 (+6%)	13mo	$45,000	$41	44
8293 Marion St	0.47mi	3/1.0 (+1)	1,152 (+12%)	17mo	$36,000	$31	40
5832 Garland St	0.63mi	3/1.0 (+1)	1,169 (+13%)	6mo	$29,900	$26	38
5120 Belvidere St	0.75mi	3/2.0 (+1)	1,098 (+6%)	12mo	$83,500	$76	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: —
• Equity multiple: 8.18×
• Total profit: $44,230
• Equity at exit: $3,280

10-year hold

• IRR: —
• Equity multiple: 17.25×
• Total profit: $100,106
• Equity at exit: $1,902

Cash invested: $6,160 (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: $1,142 high
• Mortgage (P&I): −$115
• Tax est. 1.5%: −$28 /mo · $330/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $750

Break-even live

Break-even rent $192

Max offer price $22,000

Occupancy floor 29%

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: $5,500
• Closing costs: $660
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	17d	1	0.21mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	17d	1	0.43mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	17d	1	0.45mi
8545 Maxwell St Unit 8525 8525 2 Detroit, MI	1.0	1.0	750	$850	$1.13	43d	1	0.47mi
8215 Badger St Detroit, MI	2.0	1.0	1000	$1,000	$1.00	14d	1	0.49mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	0.69mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	17d	1	0.74mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	17d	1	0.76mi
4735 Rohns St Unit 2A Detroit, MI	1.0	1.0	700	$900	$1.29	1d	1	1.00mi
4735 Rohns St Unit 6A Detroit, MI	2.0	1.0	850	$1,100	$1.29	1d	1	1.00mi
4735 Rohns St Unit 4A Detroit, MI	2.0	1.0	850	$1,000	$1.18	1d	1	1.00mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	17d	1	1.12mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	43d	1	1.22mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	14d	1	1.36mi
3954 Saint Clair St Unit 2 Detroit, MI	1.0	1.0	1080	$650	$0.60	11d	1	1.42mi

Listing history 33 events

1. 2026-06-18
   days on market $22,000 Active 20 DOM
2. 2026-06-17
   days on market $22,000 Active 19 DOM
3. 2026-06-15
   days on market $22,000 Active 17 DOM
4. 2026-06-13
   days on market $22,000 Active 15 DOM
5. 2026-06-13
   days on market $22,000 Active 14 DOM
6. 2026-06-09
   days on market $22,000 Active 11 DOM
7. 2026-06-08
   days on market $22,000 Active 10 DOM
8. 2026-06-07
   days on market $22,000 Active 9 DOM
9. 2026-06-04
   days on market $22,000 Active 6 DOM
10. 2026-06-03
    days on market $22,000 Active 5 DOM
11. 2026-06-02
    days on market $22,000 Active 4 DOM
12. 2026-06-01
    days on market $22,000 Active 3 DOM
13. 2026-05-31
    days on market $22,000 Active 2 DOM
14. 2026-04-09
    listed $25,000 Active 377-char remark
15. 2026-04-09
    listed $25,000 Active 367-char remark
16. 2026-04-09
    historical
17. 2026-04-09
    historical
18. 2026-03-24
    listed $28,000 Active
19. 2026-03-24
    listed $28,000 Active
20. 2016-07-18
    soldstatus $1,000
21. 2016-07-06
    historical
22. 2016-07-01
    soldstatus $1,000 Sold
23. 2016-07-01
    soldstatus $1,000 Closed
24. 2016-06-15
    status Pending
25. 2016-06-15
    status Pending
26. 2016-05-31
    price $1,500
27. 2016-05-31
    price $1,500
28. 2016-05-27
    status Active
29. 2016-05-27
    status Active
30. 2016-05-12
    status Pending
31. 2016-05-12
    status Pending
32. 2016-04-13
    listed $1,690 Active
33. 2016-04-11
    listed $1,690 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $13,704
• − Mortgage interest: −$1,232
• − Property taxes: −$330
• − Insurance: −$110
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$640
• Taxable income: $9,199
• Est. tax owed @ 24.0%: −$2,208
• After-tax cash flow: $6,794/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

+1201.8% since first listed

24 events — show timeline

• 2026-05-29 Listed $22,000 MiRealSource-MiMLS
• 2026-05-29 Listing Removed — MiRealSource-MiMLS
• 2026-05-29 Listed $22,000 REALCOMP
• 2026-05-29 Listing Removed — REALCOMP
• 2026-04-09 Listed $25,000 REALCOMP
• 2026-04-09 Listing Removed — MiRealSource-MiMLS
• 2026-04-09 Listing Removed — REALCOMP
• 2026-04-09 Listed $25,000 MiRealSource-MiMLS
• 2026-03-24 Listed $28,000 MiRealSource-MiMLS
• 2026-03-24 Listed $28,000 REALCOMP
• 2016-07-18 Sold (Public Records) $1,000 Public Records
• 2016-07-06 Listing Removed — MiRealSource-MiMLS
• 2016-07-01 Sold (MLS) $1,000 MiRealSource-MiMLS
• 2016-07-01 Sold (MLS) $1,000 REALCOMP
• 2016-06-15 Pending — MiRealSource-MiMLS
• 2016-06-15 Pending — REALCOMP
• 2016-05-31 Price Changed $1,500 MiRealSource-MiMLS
• 2016-05-31 Price Changed $1,500 REALCOMP
• 2016-05-27 Relisted — MiRealSource-MiMLS
• 2016-05-27 Relisted — REALCOMP
• 2016-05-12 Pending — MiRealSource-MiMLS
• 2016-05-12 Pending — REALCOMP
• 2016-04-13 Listed $1,690 MiRealSource-MiMLS
• 2016-04-11 Listed $1,690 REALCOMP

Property tax history

+13.9%/yr

Latest (2025): $1,719 · +1.3% YoY. Source: county tax records.