6083 Rosemont Ave · Detroit, MI 48228

$64,900

1 bd · 1.0 ba · 586 sqft · SingleFamily public records · 98 Days on market

Built 1925 5,227 sqft lot $111/sqft · 28% above area Est $59k · 9% 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
• ARV discount +3.4/15.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very cozy and well-maintained home is located in the heart of the Warrendale area, just one block north of Ford Road. The property is conveniently situated close to schools and various shopping areas. Additionally, the home comes fully equipped with all brand-new furniture. Please let me know if you would like to schedule a viewing or if you have any questions regarding the property. Land contract option available

Key facts

• Close to schools
• Warrendale area
• Shopping areas

Tags

• WARRENDALE AREA
• CLOSE TO SCHOOLS
• SHOPPING AREAS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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: Rents soft (-2.3%/yr); 363 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 44% of the median local income ($31k/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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y 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 $45k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.73% ✓
• Cap rate: 15.00%
• Cash-on-cash: 31.09%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (median comp): $59,430
• List price: $64,900
• Delta: 9.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6426 Artesian St	0.44mi	2/1.0 (+1)	600 (+2%)	10mo	$45,000	$75	62
6088 Auburn St	0.71mi	2/1.0 (+1)	573 (-2%)	19mo	$35,000	$61	42
6522 Penrod St	0.38mi	2/1.0 (+1)	672 (+15%)	14mo	$70,000	$104	41
6514 Minock St	0.75mi	2/1.0 (+1)	608 (+4%)	19mo	$42,500	$70	38

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: 22.6%
• Equity multiple: 1.89×
• Total profit: $16,173
• Equity at exit: $9,677

10-year hold

• IRR: 28.6%
• Equity multiple: 3.20×
• Total profit: $39,946
• Equity at exit: $5,611

Cash invested: $18,172 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $471

Break-even live

Break-even rent $530

Max offer price $64,900

Occupancy floor 53%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,262	$1.89	3d	10	0.18mi
4900 Heather Dr Dearborn, MI	1.0–2.0	1.0–2.0	921	$1,293	$1.40	2d	1	1.04mi
6980 Town Ln Dearborn Heights, MI	1.0	1.0	600	$895	$1.49	17d	1	1.14mi

Listing history 27 events

1. 2026-06-15
   days on market $64,900 Active 98 DOM
2. 2026-06-13
   days on market $64,900 Active 96 DOM
3. 2026-06-13
   days on market $64,900 Active 95 DOM
4. 2026-06-09
   days on market $64,900 Active 92 DOM
5. 2026-06-08
   days on market $64,900 Active 91 DOM
6. 2026-06-07
   days on market $64,900 Active 90 DOM
7. 2026-06-04
   days on market $64,900 Active 87 DOM
8. 2026-06-03
   days on market $64,900 Active 86 DOM
9. 2026-06-01
   days on market $64,900 Active 84 DOM
10. 2026-05-31
    days on market $64,900 Active 83 DOM
11. 2026-04-15
    status Active 417-char remark

    Show marketing remark (417 chars)

    Very cozy and well-maintained home is located in the heart of the Warrendale area, just one block north of Ford Road. The property is conveniently situated close to schools and various shopping areas. Additionally, the home comes fully equipped with all brand-new furniture. Please let me know if you would like to schedule a viewing or if you have any questions regarding the property. Land contract option available

12. 2026-04-15
    status Active 417-char remark

    Show marketing remark (417 chars)

    Very cozy and well-maintained home is located in the heart of the Warrendale area, just one block north of Ford Road. The property is conveniently situated close to schools and various shopping areas. Additionally, the home comes fully equipped with all brand-new furniture. Please let me know if you would like to schedule a viewing or if you have any questions regarding the property. Land contract option available

13. 2026-04-14
    status Pending 417-char remark

    Show marketing remark (417 chars)

    Very cozy and well-maintained home is located in the heart of the Warrendale area, just one block north of Ford Road. The property is conveniently situated close to schools and various shopping areas. Additionally, the home comes fully equipped with all brand-new furniture. Please let me know if you would like to schedule a viewing or if you have any questions regarding the property. Land contract option available

14. 2026-04-14
    status Pending 417-char remark

    Show marketing remark (417 chars)

    Very cozy and well-maintained home is located in the heart of the Warrendale area, just one block north of Ford Road. The property is conveniently situated close to schools and various shopping areas. Additionally, the home comes fully equipped with all brand-new furniture. Please let me know if you would like to schedule a viewing or if you have any questions regarding the property. Land contract option available

15. 2026-03-08
    listed $64,900 Active 417-char remark

    Show marketing remark (417 chars)

    Very cozy and well-maintained home is located in the heart of the Warrendale area, just one block north of Ford Road. The property is conveniently situated close to schools and various shopping areas. Additionally, the home comes fully equipped with all brand-new furniture. Please let me know if you would like to schedule a viewing or if you have any questions regarding the property. Land contract option available

16. 2026-03-08
    listed $64,900 Active 417-char remark

    Show marketing remark (417 chars)

    Very cozy and well-maintained home is located in the heart of the Warrendale area, just one block north of Ford Road. The property is conveniently situated close to schools and various shopping areas. Additionally, the home comes fully equipped with all brand-new furniture. Please let me know if you would like to schedule a viewing or if you have any questions regarding the property. Land contract option available

17. 2025-11-26
    soldstatus $45,000
18. 2024-06-21
    historical
19. 2024-06-21
    historical
20. 2024-06-17
    listed $34,900 Active
21. 2024-06-17
    listed $34,900 Active
22. 2001-12-14
    soldstatus $44,900
23. 2001-10-02
    soldstatus $44,900
24. 2001-10-02
    soldstatus $44,900
25. 2001-09-23
    historical
26. 2001-05-23
    listed $55,000
27. 2001-05-23
    listed $55,000

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $805 · $67/mo
• Expected delta: +$194/yr (+$16/mo · 31.7%)

ⓘ 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: $13,507
• − Mortgage interest: −$3,635
• − Property taxes: −$611
• − Insurance: −$324
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$1,888
• Taxable income: $4,886
• Est. tax owed @ 24.0%: −$1,173
• After-tax cash flow: $4,478/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

+18.0% since first listed

17 events — show timeline

• 2026-04-15 Relisted — MiRealSource-MiMLS
• 2026-04-15 Relisted — REALCOMP
• 2026-04-14 Pending — MiRealSource-MiMLS
• 2026-04-14 Pending — REALCOMP
• 2026-03-08 Listed $64,900 REALCOMP
• 2026-03-08 Listed $64,900 MiRealSource-MiMLS
• 2025-11-26 Sold (Public Records) $45,000 Public Records
• 2024-06-21 Listing Removed — MiRealSource-MiMLS
• 2024-06-21 Listing Removed — REALCOMP
• 2024-06-17 Listed $34,900 MiRealSource-MiMLS
• 2024-06-17 Listed $34,900 REALCOMP
• 2001-12-14 Sold (Public Records) $44,900 Public Records
• 2001-10-02 Sold (MLS) $44,900 MiRealSource-MiMLS
• 2001-10-02 Sold (MLS) $44,900 REALCOMP
• 2001-09-23 Listing Removed — MiRealSource-MiMLS
• 2001-05-23 Listed $55,000 MiRealSource-MiMLS
• 2001-05-23 Listed $55,000 REALCOMP

Property tax history

-3.5%/yr

Latest (2025): $611 · -8.4% YoY. Source: county tax records.