6081 Comstock St · Detroit, MI 48211

$75,000

4 bd · 1.0 ba · 1,093 sqft · SingleFamily public records · 6 Days on market

Built 1922 6,098 sqft lot

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.1/10.0
• Schools +1.3/10.0

Listing remarks MLS

* * OPPORTUNITY! * * This 4 bedroom home is large and full of unique features and extra storage space. It is secured by an ADT security system along with audio and video surveillance. The vacant lot next door at 6077 that is fenced into this yard is included with this sale. This home needs a turnover but has been well kept as a family home for decades. Great opportunity and great location near Hamtramck. Act fast! Clear title with warranty deed and title insurance. Buyer to verify all information, taxes, room sizes, etc. Buyer to pay 495 compliance to list office.

Key facts

• Adt security system
• Fenced lot
• 6,098 sq ft lot

Tags

• ADT SECURITY SYSTEM
• AUDIO AND VIDEO SURVEILLANCE
• FENCED LOT

Property features AI

Finance

• Other: No additional financial amenities provided
• Financial info: No investor or income/expense information provided
• HOA & community: No HOA information provided

Exterior

• Parking: No garage
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps
• Construction: Metal siding, vinyl siding, and other exterior materials; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 60 x 100 (0.14 acres)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Full, unfinished basement
• Laundry & utility: Has heating (Forced Air, Natural Gas)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 16.0% vs local median 10.0% 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: 85 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $519 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 + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1922 — 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: 1.83% ✓
• Cap rate: 15.95%
• Cash-on-cash: 34.49%
• DSCR: 2.53
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $179,252
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5170 Evaline St	0.35mi	3/1.0 (-1)	1,020 (-7%)	1mo	$175,000	$172	67
5223 Yemans St	0.41mi	3/1.0 (-1)	1,000 (-8%)	0mo	$175,000	$175	62
6023 Casmere St	0.72mi	4/1.0	1,152 (+5%)	3mo	$100,000	$87	55
5086 Casmere St	0.74mi	3/2.0 (-1)	1,100 (+1%)	4mo	$198,000	$180	52
5014 Belmont St	0.50mi	3/1.5 (-1)	1,045 (-4%)	13mo	$195,000	$187	51
3044 Hanley St	0.73mi	3/1.0 (-1)	1,139 (+4%)	4mo	$210,000	$184	50
5126 Belmont St	0.46mi	3/1.0 (-1)	1,150 (+5%)	22mo	$169,000	$147	47
5059 Harold St	0.71mi	3/1.0 (-1)	1,036 (-5%)	9mo	$165,000	$159	45
3321 Doremus St	0.66mi	3/1.0 (-1)	1,230 (+12%)	2mo	$170,000	$138	42
5596 Caniff St	0.54mi	4/2.0	1,004 (-8%)	23mo	$165,000	$164	38
11626 Gable St	0.74mi	3/1.0 (-1)	1,000 (-8%)	19mo	$110,000	$110	31
5606 Harold St	0.65mi	3/2.0 (-1)	937 (-14%)	10mo	$140,000	$149	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: 29.9%
• Equity multiple: 2.25×
• Total profit: $26,288
• Equity at exit: $11,183

10-year hold

• IRR: 37.2%
• Equity multiple: 4.45×
• Total profit: $72,389
• Equity at exit: $6,485

Cash invested: $21,000 (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 48211

• Home prices YoY: -2.9%
• Active inventory: 85
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,376 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $604

Break-even live

Break-even rent $612

Max offer price $75,000

Occupancy floor 51%

Sensitivity live

Price	-10% $646	-5% $625	+0% $604	+5% $582	+10% $561
Rent	-10% $495	-5% $549	+0% $604	+5% $658	+10% $712
Rate	-1.0pp $641	-0.5pp $623	base $604	+0.5pp $584	+1.0pp $564

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	19d	1	1.07mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	19d	1	1.46mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	18d	1	1.48mi

Listing history 6 events

1. 2026-06-10
   status $75,000 Pending 6 DOM
2. 2026-06-09
   days on market $75,000 Active 6 DOM
3. 2026-06-08
   days on market $75,000 Active 5 DOM
4. 2026-06-07
   days on market $75,000 Active 4 DOM
5. 2026-06-04
   remarks 573-char remark

   Show marketing remark (573 chars)

   * * OPPORTUNITY! * * This 4 bedroom home is large and full of unique features and extra storage space. It is secured by an ADT security system along with audio and video surveillance. The vacant lot next door at 6077 that is fenced into this yard is included with this sale. This home needs a turnover but has been well kept as a family home for decades. Great opportunity and great location near Hamtramck. Act fast! Clear title with warranty deed and title insurance. Buyer to verify all information, taxes, room sizes, etc. Buyer to pay 495 compliance to list office.

6. 2026-06-04
   listed $75,000 Active 1 DOM

   Show marketing remark (573 chars)

   * * OPPORTUNITY! * * This 4 bedroom home is large and full of unique features and extra storage space. It is secured by an ADT security system along with audio and video surveillance. The vacant lot next door at 6077 that is fenced into this yard is included with this sale. This home needs a turnover but has been well kept as a family home for decades. Great opportunity and great location near Hamtramck. Act fast! Clear title with warranty deed and title insurance. Buyer to verify all information, taxes, room sizes, etc. Buyer to pay 495 compliance to list office.

ⓘ 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: $706 · $59/mo
• Projected year-2 tax: $930 · $78/mo
• Expected delta: +$225/yr (+$19/mo · 31.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 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: $16,511
• − Mortgage interest: −$4,201
• − Property taxes: −$706
• − Insurance: −$375
• − Repairs & maintenance: −$1,321
• − Management: −$1,321
• − Depreciation: −$2,182
• Taxable income: $6,405
• Est. tax owed @ 24.0%: −$1,537
• After-tax cash flow: $5,706/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): 5,556

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 0.61)
• Race & ethnicity: White 45% Black 42% Two or more races 7% Asian 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Romanian 1% Slovak 1%
• Foreign-born: 25% · Canada
• Languages at home: 57% English-only · Arabic 38% Spanish 1% Tagalog/Filipino 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: ▼ -5.80%
• Current HPI: 191.8607
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $75,000 MiRealSource-MiMLS
• 2026-06-04 Listed $75,000 REALCOMP

Property tax history

+1.4%/yr

Latest (2025): $706 · +0.4% YoY. Source: county tax records.