6624 SW Barton St · Detroit, MI 48210

$108,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 339 Days on market

Built 1923 3,920 sqft lot $118/sqft · 218% above area

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• 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 MLS

Welcome to this newly remodeled 3Bed + 1Bath. New flooring through out, Kitchen includes stove and refrigerator, Bathroom with sliding glass door, new furnace, water heater, beautiful porch and private rear walking patio. Easy access to all highways 10 minutes to downtown and 20 minutes to the airport. a must see! We recommend the buyer & buyer agent to verify all information posted with this listing.

Key facts

• New furnace
• New flooring
• New water heater

Tags

• NEW FLOORING
• KITCHEN INCLUDES STOVE
• KITCHEN INCLUDES REFRIGERATOR
• NEW FURNACE
• NEW WATER HEATER
• PRIVATE REAR WALKING PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (6.0% below list).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 12 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; 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 $747 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.

Negotiation context

• It's been on market 339 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $108k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 339 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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. 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 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: 0.94% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

• ARV (median comp): $67,995
• List price: $108,000
• Delta: 58.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6404 Belfast St	0.16mi	3/1.0	890 (-2%)	16mo	$85,000	$96	76
6402 Majestic St	0.12mi	4/1.5 (+1)	887 (-3%)	16mo	$142,000	$160	69
8245 Carbondale St	0.32mi	3/2.0	960 (+5%)	4mo	$25,000	$26	68
6608 Majestic St	0.06mi	2/1.0 (-1)	792 (-13%)	5mo	$50,000	$63	66
8136 Roselawn St	0.65mi	3/1.5	919 (+1%)	10mo	$65,000	$71	58
8131 Greenlawn St	0.62mi	3/1.0	960 (+5%)	6mo	$26,000	$27	57
6125 Proctor St	0.60mi	3/1.0	1,008 (+10%)	2mo	$39,000	$39	53
7545 Holmes St	0.50mi	4/1.0 (+1)	1,008 (+10%)	2mo	$43,000	$43	52
6137 Proctor St	0.60mi	3/1.0	780 (-14%)	2mo	$39,000	$50	47
8053 Roselawn St	0.63mi	3/1.0	872 (-4%)	21mo	$45,000	$52	46
5325 Allendale St	0.75mi	3/3.0	1,008 (+10%)	12mo	$125,000	$124	29

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-9,604
• Equity at exit: $16,103

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $1,729
• Equity at exit: $9,338

Cash invested: $30,240 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,015 high
• Mortgage (P&I): −$566
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $124

Break-even live

Break-even rent $857

Max offer price $108,000

Occupancy floor 83%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5398 Allendale St Detroit, MI	2.0	1.0	1100	$1,200	$1.09	24d	1	0.67mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.70mi
5440 Milford St Unit 1 Detroit, MI	2.0	1.0	850	$1,150	$1.35	44d	1	0.74mi
8762 Epworth St Unit 8768 Detroit, MI	2.0	1.0	900	$1,000	$1.11	24d	1	0.77mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	17d	1	0.87mi
5101 Oregon St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	0.88mi
6307 Woodrow St Detroit, MI	2.0	1.0	1000	$750	$0.75	44d	1	1.02mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	1.10mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	5d	1	1.42mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	44d	1	1.44mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.47mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	17d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $108,000 Active 339 DOM
2. 2026-06-17
   days on market $108,000 Active 338 DOM
3. 2026-06-15
   days on market $108,000 Active 336 DOM
4. 2026-06-13
   days on market $108,000 Active 334 DOM
5. 2026-06-13
   days on market $108,000 Active 333 DOM
6. 2026-06-09
   days on market $108,000 Active 330 DOM
7. 2026-06-08
   days on market $108,000 Active 329 DOM
8. 2026-06-07
   days on market $108,000 Active 328 DOM
9. 2026-06-04
   days on market $108,000 Active 325 DOM
10. 2026-06-03
    days on market $108,000 Active 324 DOM
11. 2026-06-01
    days on market $108,000 Active 322 DOM
12. 2026-05-31
    days on market $108,000 Active 321 DOM
13. 2026-03-30
    price $108,000 412-char remark

    Show marketing remark (412 chars)

    Welcome to this newly remodeled 3Bed + 1Bath. New flooring through out, Kitchen includes stove and refrigerator, Bathroom with sliding glass door, new furnace, water heater, beautiful porch and private rear walking patio. Easy access to all highways 10 minutes to downtown and 20 minutes to the airport. a must see! We recommend the buyer & buyer agent to verify all information posted with this listing.

14. 2025-11-28
    price $115,000 412-char remark

    Show marketing remark (412 chars)

    Welcome to this newly remodeled 3Bed + 1Bath. New flooring through out, Kitchen includes stove and refrigerator, Bathroom with sliding glass door, new furnace, water heater, beautiful porch and private rear walking patio. Easy access to all highways 10 minutes to downtown and 20 minutes to the airport. a must see! We recommend the buyer & buyer agent to verify all information posted with this listing.

15. 2025-07-08
    listed $129,900 Active 412-char remark

    Show marketing remark (412 chars)

    Welcome to this newly remodeled 3Bed + 1Bath. New flooring through out, Kitchen includes stove and refrigerator, Bathroom with sliding glass door, new furnace, water heater, beautiful porch and private rear walking patio. Easy access to all highways 10 minutes to downtown and 20 minutes to the airport. a must see! We recommend the buyer & buyer agent to verify all information posted with this listing.

16. 2025-03-28
    soldstatus $35,000 Closed 433-char remark

    Show marketing remark (433 chars)

    Multiple offer situation. Highest and Best due by 3/24/25, 12 pm. Investor special in need of TLC. This 3-bedroom, 1-bath bungalow offers a fantastic opportunity for investors. Featuring a classic covered front porch, brick accents, and a spacious layout, this home is full of potential. Located in a residential neighborhood near Dover Park, it provides convenient access to local amenities. Sold as-is. Schedule your showing today!

17. 2025-03-28
    soldstatus $35,000 Closed

    Show marketing remark (433 chars)

    Multiple offer situation. Highest and Best due by 3/24/25, 12 pm. Investor special in need of TLC. This 3-bedroom, 1-bath bungalow offers a fantastic opportunity for investors. Featuring a classic covered front porch, brick accents, and a spacious layout, this home is full of potential. Located in a residential neighborhood near Dover Park, it provides convenient access to local amenities. Sold as-is. Schedule your showing today!

18. 2025-03-25
    status Pending 433-char remark

    Show marketing remark (433 chars)

    Multiple offer situation. Highest and Best due by 3/24/25, 12 pm. Investor special in need of TLC. This 3-bedroom, 1-bath bungalow offers a fantastic opportunity for investors. Featuring a classic covered front porch, brick accents, and a spacious layout, this home is full of potential. Located in a residential neighborhood near Dover Park, it provides convenient access to local amenities. Sold as-is. Schedule your showing today!

19. 2025-03-25
    status Pending

    Show marketing remark (433 chars)

    Multiple offer situation. Highest and Best due by 3/24/25, 12 pm. Investor special in need of TLC. This 3-bedroom, 1-bath bungalow offers a fantastic opportunity for investors. Featuring a classic covered front porch, brick accents, and a spacious layout, this home is full of potential. Located in a residential neighborhood near Dover Park, it provides convenient access to local amenities. Sold as-is. Schedule your showing today!

20. 2025-03-20
    listed $30,000 Active 433-char remark

    Show marketing remark (433 chars)

    Multiple offer situation. Highest and Best due by 3/24/25, 12 pm. Investor special in need of TLC. This 3-bedroom, 1-bath bungalow offers a fantastic opportunity for investors. Featuring a classic covered front porch, brick accents, and a spacious layout, this home is full of potential. Located in a residential neighborhood near Dover Park, it provides convenient access to local amenities. Sold as-is. Schedule your showing today!

21. 2025-03-20
    listed $30,000 Active

    Show marketing remark (433 chars)

    Multiple offer situation. Highest and Best due by 3/24/25, 12 pm. Investor special in need of TLC. This 3-bedroom, 1-bath bungalow offers a fantastic opportunity for investors. Featuring a classic covered front porch, brick accents, and a spacious layout, this home is full of potential. Located in a residential neighborhood near Dover Park, it provides convenient access to local amenities. Sold as-is. Schedule your showing today!

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $1,228 · $102/mo
• Expected delta: +$435/yr (+$36/mo · 55.0%)

ⓘ 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 ≥97°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: $12,179
• − Mortgage interest: −$6,050
• − Property taxes: −$792
• − Insurance: −$540
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$3,142
• Taxable loss: −$293
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,563/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

+260.0% since first listed

9 events — show timeline

• 2026-03-30 Price Changed $108,000 REALCOMP
• 2025-11-28 Price Changed $115,000 REALCOMP
• 2025-07-08 Listed $129,900 REALCOMP
• 2025-03-28 Sold (MLS) $35,000 REALCOMP
• 2025-03-28 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2025-03-25 Pending — MiRealSource-MiMLS
• 2025-03-25 Pending — REALCOMP
• 2025-03-20 Listed $30,000 REALCOMP
• 2025-03-20 Listed $30,000 MiRealSource-MiMLS

Property tax history

-4.7%/yr

Latest (2025): $792 · -7.2% YoY. Source: county tax records.