7327 American St · Detroit, MI 48210

$269,900

6 bd · 2.0 ba · 2,402 sqft · MultiFamily public records · 20 Days on market

Built 1924 4,356 sqft lot

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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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Stunning fully remodeled two-family home located near the Dearborn border, offering an exceptional opportunity for both owner-occupants and investors. With over 2,400 sq. ft. of updated living space, each unit features 3 spacious bedrooms, a bright living room, formal dining room, updated kitchen with granite countertops and new cabinetry, and a beautifully renovated full bathroom. Extensive improvements include a new roof, new drywall, replacement windows, new doors, updated plumbing, all-new electrical systems, and separate furnaces. Designed for convenience and privacy, each unit offers its own private entrance, separate utilities, dedicated furnace, and exclusive access to a separate basement, creating a true duplex setup ideal for owner-occupants and investors alike. Conveniently located near shopping, dining, schools, and major freeways, this move-in-ready property is a rare turnkey opportunity. Schedule your showing today!

Key facts

• Fully remodeled
• Updated kitchen
• New cabinetry

Tags

• FULLY REMODELED
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• NEW CABINETRY
• RENOVATED FULL BATHROOM
• NEW ROOF

Property features AI

Finance

• Other: Above-grade finished area approximately 2,402 square feet

Exterior

• Utilities: Public water; Public sewer; Water service available
• Home design: Two-story multi-family residential income property; Located in Dovercourt Park subdivision; Lot roughly 0.1 acre (about 34 x 123)
• Construction: Shingle siding exterior; Block foundation
• Exterior features: Paved road access; Pets allowed (contact for details)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive. Per door: $82/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (16.1% below list).
• Recommended offer: $226k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 10.2% 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: 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: 94 active listings in the ZIP; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 20 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 24y 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 $15k; list at $270k implies a 1699% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $226,400 (16.1% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $163,336
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8101 Indiana St	0.74mi	6/2.0	2,650 (+10%)	24mo	$180,000	$68	28

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-33,390
• Equity at exit: $40,243

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-16,070
• Equity at exit: $23,336

Cash invested: $75,572 (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 48210

• Home prices YoY: -22.3%
• Active inventory: 94
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$96 /mo · $1,158/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $164

Break-even live

Break-even rent $2,056

Max offer price $269,900

Occupancy floor 88%

Sensitivity live

Price	-10% $317	-5% $241	+0% $164	+5% $88	+10% $11
Rent	-10% $-15	-5% $75	+0% $164	+5% $254	+10% $343
Rate	-1.0pp $300	-0.5pp $233	base $164	+0.5pp $94	+1.0pp $23

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,264
Total (2 units)			$2,264

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $269,900 Active 20 DOM
2. 2026-06-17
   days on market $269,900 Active 19 DOM
3. 2026-06-15
   days on market $269,900 Active 17 DOM
4. 2026-06-13
   days on market $269,900 Active 15 DOM
5. 2026-06-13
   days on market $269,900 Active 14 DOM
6. 2026-06-09
   days on market $269,900 Active 11 DOM
7. 2026-06-08
   days on market $269,900 Active 10 DOM
8. 2026-06-07
   days on market $269,900 Active 9 DOM
9. 2026-06-04
   days on market $269,900 Active 6 DOM
10. 2026-06-03
    days on market $269,900 Active 5 DOM
11. 2026-06-02
    days on market $269,900 Active 4 DOM
12. 2026-06-01
    days on market $269,900 Active 3 DOM
13. 2026-05-31
    days on market $269,900 Active 2 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: $1,158 · $96/mo
• Projected year-2 tax: $2,657 · $221/mo
• Expected delta: +$1,499/yr (+$125/mo · 129.5%)

ⓘ 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,168
• − Mortgage interest: −$15,119
• − Property taxes: −$1,158
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$7,852
• Taxable loss: −$2,657
• Est. tax savings @ 24.0%: +$638
• After-tax cash flow: $2,608/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
• City population: 572,865
• Population (ZIP): 26,925

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 59% White 20% Black 17% Two or more races 16% Native American 1%
• Hispanic origin (detail): Mexican 44% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 2% Danish 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 39% English-only · Spanish 50% Arabic 10%

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: ▼ -85.82%
• Current HPI: 299.5909
• Rent YoY: —
• Metro: —
• 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

+730.0% since first listed

25 events — show timeline

• 2026-05-27 Listed $269,900 REALCOMP
• 2026-05-27 Listed $269,900 MiRealSource-MiMLS
• 2018-01-10 Listing Removed — REALCOMP
• 2018-01-10 Listing Removed — MiRealSource-MiMLS
• 2017-12-22 Listed $13,900 REALCOMP
• 2017-12-22 Listed $13,900 MiRealSource-MiMLS
• 2015-09-01 Listing Removed — REALCOMP
• 2015-09-01 Listing Removed — MiRealSource-MiMLS
• 2015-03-01 Relisted — REALCOMP
• 2015-02-26 Listing Removed — REALCOMP
• 2015-01-02 Price Changed $14,900 REALCOMP
• 2014-12-02 Price Changed $15,500 REALCOMP
• 2014-10-16 Listing Removed — REALCOMP
• 2014-10-16 Listing Removed — MiRealSource-MiMLS
• 2014-10-16 Listed $14,900 MiRealSource-MiMLS
• 2014-10-16 Listed $16,600 REALCOMP
• 2014-09-12 Listing Removed — MiRealSource-MiMLS
• 2014-09-12 Listed $16,600 REALCOMP
• 2014-09-12 Listed $16,600 MiRealSource-MiMLS
• 2014-03-09 Listed $5,000 MiRealSource-MiMLS
• 2013-03-27 Listing Removed — MiRealSource-MiMLS
• 2012-09-27 Listed $8,000 MiRealSource-MiMLS
• 2002-10-24 Sold (MLS) $15,000 REALCOMP
• 2002-09-20 Listed $14,900 REALCOMP
• 2001-10-25 Sold (Public Records) $32,519 Public Records

Property tax history

-2.2%/yr

Latest (2025): $1,158 · -7.7% YoY. Source: county tax records.