7139 Julian St · Detroit, MI 48204

$50,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 63 Days on market

Built 1923 4,356 sqft lot $50/sqft · 65% above area

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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
• Appreciation +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
• Schools +1.3/10.0

Listing remarks

This is a 3 bedroom, 1 bath (1 bedroom is in the basement) currently tenant occupied but the tenants are willing to stay. Room to add value. New roof and mechanics, solid home. Motivated seller.

Key facts

• Solid home
• New roof
• 4,356 sq ft lot

Tags

• NEW ROOF
• SOLID HOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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: 244 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 $750; list at $50k implies a 6567% 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 $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 2.30% ✓
• Cap rate: 19.65%
• Cash-on-cash: 47.72%
• DSCR: 3.12
• GRM: 3.6

CMA / ARV

• ARV (median comp): $30,374
• List price: $50,000
• Delta: 64.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8849 Roselawn St	0.42mi	3/1.0	1,015 (+1%)	4mo	$58,000	$57	76
8553 Cloverlawn St	0.47mi	3/1.0	1,012 (+0%)	5mo	$84,000	$83	73
8294 Northlawn St	0.53mi	3/1.0	998 (-1%)	4mo	$52,000	$52	70
8088 Ohio St	0.65mi	3/1.0	1,002 (-1%)	1mo	$83,000	$83	68
9196 American St	0.37mi	2/1.0 (-1)	1,035 (+3%)	8mo	$90,000	$87	67
8131 Greenlawn St	0.48mi	3/1.0	960 (-5%)	6mo	$26,000	$27	64
8245 Carbondale St	0.45mi	3/2.0	960 (-5%)	4mo	$25,000	$26	64
9115 Roselawn St	0.50mi	3/1.0	1,025 (+2%)	13mo	$50,000	$49	63
8136 Roselawn St	0.49mi	3/1.5	919 (-9%)	10mo	$65,000	$71	52
6369 Diversey St	0.60mi	3/2.0	1,050 (+4%)	13mo	$77,000	$73	50
7722 Wykes St	0.58mi	3/1.0	1,148 (+14%)	4mo	$40,000	$35	46
6404 Belfast St	0.54mi	3/1.0	890 (-12%)	16mo	$85,000	$96	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.7%
• Equity multiple: 5.48×
• Total profit: $62,710
• Equity at exit: $45,044

10-year hold

• IRR: 55.2%
• Equity multiple: 12.20×
• Total profit: $156,831
• Equity at exit: $97,139

Cash invested: $14,000 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$262
• Tax from tax record: −$70 /mo · $843/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $557

Break-even live

Break-even rent $447

Max offer price $50,000

Occupancy floor 47%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.31mi
8762 Epworth St Unit 8768 Detroit, MI	2.0	1.0	900	$1,000	$1.11	24d	1	0.39mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	17d	1	0.45mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	0.55mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	16d	1	0.59mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	1d	1	0.69mi
7424 Wykes St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	43d	1	0.72mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	43d	1	0.85mi
5398 Allendale St Detroit, MI	2.0	1.0	1100	$1,200	$1.09	23d	1	0.85mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	4d	1	0.87mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	17d	1	0.91mi
5101 Oregon St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	43d	1	0.94mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	16d	1	0.99mi
5440 Milford St Unit 1 Detroit, MI	2.0	1.0	850	$1,150	$1.35	43d	1	1.13mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	43d	1	1.17mi
4566 Seebaldt St Detroit, MI	2.0	1.0	1200	$1,250	$1.04	21d	1	1.22mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.22mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	24d	1	1.23mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	24d	1	1.23mi
9376 Otsego St Detroit, MI	3.0	1.0	873	$1,396	$1.60	43d	1	1.24mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	43d	1	1.25mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	43d	1	1.26mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	4d	1	1.28mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	4d	1	1.29mi
6307 Woodrow St Detroit, MI	2.0	1.0	1000	$750	$0.75	43d	1	1.34mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	24d	1	1.40mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	43d	1	1.41mi
3757 Blaine St Detroit, MI	3.0	1.0	1169	$1,480	$1.27	16d	1	1.43mi
3759 Atkinson St Unit 2 Detroit, MI	2.0	1.0	919	$1,200	$1.31	24d	1	1.44mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	1.45mi
4016 Hogarth St Unit 4018 Hogarth Lower Detroit, MI	2.0	1.0	1200	$1,100	$0.92	3d	1	1.47mi

Listing history 25 events

1. 2026-06-18
   days on market $50,000 Active 63 DOM
2. 2026-06-17
   days on market $50,000 Active 62 DOM
3. 2026-06-15
   days on market $50,000 Active 60 DOM
4. 2026-06-13
   days on market $50,000 Active 58 DOM
5. 2026-06-13
   days on market $50,000 Active 57 DOM
6. 2026-06-09
   days on market $50,000 Active 54 DOM
7. 2026-06-08
   days on market $50,000 Active 53 DOM
8. 2026-06-07
   days on market $50,000 Active 52 DOM
9. 2026-06-04
   days on market $50,000 Active 49 DOM
10. 2026-06-03
    days on market $50,000 Active 48 DOM
11. 2026-06-02
    days on market $50,000 Active 47 DOM
12. 2026-06-01
    days on market $50,000 Active 46 DOM
13. 2026-05-31
    days on market $50,000 Active 45 DOM
14. 2026-04-16
    historical
15. 2026-04-16
    historical
16. 2026-03-18
    listed $50,000 Active
17. 2026-03-18
    listed $50,000 Active
18. 2026-03-18
    listed $50,000 Active
19. 2026-03-18
    listed $50,000 Active
20. 2024-12-07
    historical
21. 2024-12-06
    historical
22. 2024-09-06
    listed $75,000 Active
23. 2024-09-06
    listed $75,000 Active
24. 2009-05-26
    soldstatus $750
25. 2009-04-02
    listed $2,500

ⓘ 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: $843 · $70/mo
• Projected year-2 tax: $843 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,823
• − Mortgage interest: −$2,801
• − Property taxes: −$843
• − Insurance: −$250
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$1,455
• Taxable income: $6,263
• Est. tax owed @ 24.0%: −$1,503
• After-tax cash flow: $5,177/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+1900.0% since first listed

12 events — show timeline

• 2026-04-16 Listing Removed — REALCOMP
• 2026-04-16 Listing Removed — MiRealSource-MiMLS
• 2026-03-18 Listed $50,000 REALCOMP
• 2026-03-18 Listed $50,000 REALCOMP
• 2026-03-18 Listed $50,000 MiRealSource-MiMLS
• 2026-03-18 Listed $50,000 MiRealSource-MiMLS
• 2024-12-07 Listing Removed — MiRealSource-MiMLS
• 2024-12-06 Listing Removed — REALCOMP
• 2024-09-06 Listed $75,000 MiRealSource-MiMLS
• 2024-09-06 Listed $75,000 REALCOMP
• 2009-05-26 Sold (MLS) $750 REALCOMP
• 2009-04-02 Listed $2,500 REALCOMP

Property tax history

+4.8%/yr

Latest (2025): $843 · -53.5% YoY. Source: county tax records.