7282 Plainview Ave · Detroit, MI 48228

$19,900

2 bd · 1.0 ba · 730 sqft · SingleFamily public records · 1 Days on market

Built 1922 4,356 sqft lot ↓ 17% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• 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

COZY RANCH PROPERTY LOCATED NORTH OF WARREN AND EAST OF EVERGREEN. THIS PROPERTY HAS TWO BEDROOMS, ONE BATHROOM, LIVING ROOM, DINING ROOM, AND AN UNFINISHED BASEMENT. PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

Key facts

• East of evergreen
• Ranch property
• Unfinished basement

Tags

• RANCH PROPERTY
• UNFINISHED BASEMENT
• LOCATED NORTH OF WARREN
• EAST OF EVERGREEN

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.1 acre (35 x 124)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Cap rate 52.6% 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 45% 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 $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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 $1k; list at $20k implies a 1492% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,900

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. 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?
6. 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.
7. 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.
8. 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: 5.76% ✓
• Cap rate: 52.60%
• Cash-on-cash: 165.39%
• DSCR: 8.36
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $64,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7282 Plainview Ave	0.00mi	2/1.0	730 (0%)	1mo	$19,000	$26	99
7280 Heyden St	0.19mi	2/1.5	739 (+1%)	4mo	$75,000	$101	84
7320 Westwood St	0.19mi	3/1.0 (+1)	738 (+1%)	2mo	$115,000	$156	82
7313 Grandville Ave	0.22mi	2/1.0	765 (+5%)	0mo	$70,000	$92	81
6803 Grandville Ave	0.32mi	2/1.0	700 (-4%)	2mo	$32,000	$46	77
7275 Auburn St	0.04mi	3/1.0 (+1)	803 (+10%)	5mo	$60,000	$75	72
6816 Evergreen Ave	0.23mi	3/1.0 (+1)	768 (+5%)	7mo	$50,000	$65	70
8062 Grandville Ave	0.54mi	2/1.0	732 (+0%)	6mo	$60,000	$82	69
7730 Braile St	0.52mi	3/1.0 (+1)	768 (+5%)	2mo	$68,000	$89	60
6394 Westwood St	0.53mi	3/1.0 (+1)	770 (+6%)	2mo	$90,000	$117	59
6339 Warwick St	0.65mi	3/1.0 (+1)	725 (-1%)	8mo	$75,000	$103	57
6783 Westwood St	0.30mi	3/1.0 (+1)	836 (+14%)	4mo	$65,000	$78	53

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: —
• Equity multiple: 8.60×
• Total profit: $42,347
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 16.60×
• Total profit: $86,947
• Equity at exit: $1,721

Cash invested: $5,572 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $768

Break-even live

Break-even rent $174

Max offer price $19,900

Occupancy floor 28%

Sensitivity live

Price	-10% $782	-5% $775	+0% $768	+5% $761	+10% $754
Rent	-10% $677	-5% $723	+0% $768	+5% $813	+10% $859
Rate	-1.0pp $778	-0.5pp $773	base $768	+0.5pp $763	+1.0pp $758

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	0.25mi
6980 Town Ln Dearborn Heights, MI	1.0	1.0	600	$895	$1.49	18d	1	0.37mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.95mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	1.14mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	44d	1	1.16mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	44d	1	1.23mi
20237 W Chicago Detroit, MI	1.0	1.0	650	$850	$1.31	44d	1	1.44mi

Listing history 15 events

1. 2026-05-12
   status Pending 364-char remark

   Show marketing remark (364 chars)

   COZY RANCH PROPERTY LOCATED NORTH OF WARREN AND EAST OF EVERGREEN. THIS PROPERTY HAS TWO BEDROOMS, ONE BATHROOM, LIVING ROOM, DINING ROOM, AND AN UNFINISHED BASEMENT. PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

2. 2026-05-12
   status Pending

   Show marketing remark (364 chars)

   COZY RANCH PROPERTY LOCATED NORTH OF WARREN AND EAST OF EVERGREEN. THIS PROPERTY HAS TWO BEDROOMS, ONE BATHROOM, LIVING ROOM, DINING ROOM, AND AN UNFINISHED BASEMENT. PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

3. 2026-05-12
   status Active

   Show marketing remark (364 chars)

   COZY RANCH PROPERTY LOCATED NORTH OF WARREN AND EAST OF EVERGREEN. THIS PROPERTY HAS TWO BEDROOMS, ONE BATHROOM, LIVING ROOM, DINING ROOM, AND AN UNFINISHED BASEMENT. PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

4. 2026-03-11
   historical 364-char remark

   Show marketing remark (364 chars)

   COZY RANCH PROPERTY LOCATED NORTH OF WARREN AND EAST OF EVERGREEN. THIS PROPERTY HAS TWO BEDROOMS, ONE BATHROOM, LIVING ROOM, DINING ROOM, AND AN UNFINISHED BASEMENT. PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

5. 2026-03-10
   listed $19,900 Active

   Show marketing remark (364 chars)

   COZY RANCH PROPERTY LOCATED NORTH OF WARREN AND EAST OF EVERGREEN. THIS PROPERTY HAS TWO BEDROOMS, ONE BATHROOM, LIVING ROOM, DINING ROOM, AND AN UNFINISHED BASEMENT. PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

6. 2026-03-10
   listed $19,900 Active 364-char remark

   Show marketing remark (364 chars)

   COZY RANCH PROPERTY LOCATED NORTH OF WARREN AND EAST OF EVERGREEN. THIS PROPERTY HAS TWO BEDROOMS, ONE BATHROOM, LIVING ROOM, DINING ROOM, AND AN UNFINISHED BASEMENT. PROPERTY IS SOLD AS-IS. ALL DIMENSIONS ARE ESTIMATED AND SHOULD BE VERIFIED. ALL SHOWINGS REQUIRE A LICENSED AGENT TO BE PRESENT. BUYER TO PAY DETROIT INVESTMENT CO A 295 PROCESSING FEE AT CLOSING.

7. 2012-03-30
   soldstatus $1,250 275-char remark

   Show marketing remark (275 chars)

   THIS IS A FANNIE MAE HOMEPATH PROPERTY. WARRENDALE, NEAR SCENIC ROUGE PARK! THIS HOME HAS LOADS OF POTENTIAL, JUST NEEDS SOME TLC. PRICED TO MOVE QUICKLY, DONT WAIT! CASH OFFERS: MIN. EMD IS $1000 OR 10% WHICHEVER IS MORE. ATTACHED FORMS MUST ACCOMPANY ALL OFFER SUBMISSIONS.

8. 2012-03-30
   soldstatus $1,250

   Show marketing remark (275 chars)

   THIS IS A FANNIE MAE HOMEPATH PROPERTY. WARRENDALE, NEAR SCENIC ROUGE PARK! THIS HOME HAS LOADS OF POTENTIAL, JUST NEEDS SOME TLC. PRICED TO MOVE QUICKLY, DONT WAIT! CASH OFFERS: MIN. EMD IS $1000 OR 10% WHICHEVER IS MORE. ATTACHED FORMS MUST ACCOMPANY ALL OFFER SUBMISSIONS.

9. 2012-03-13
   historical 275-char remark

   Show marketing remark (275 chars)

   THIS IS A FANNIE MAE HOMEPATH PROPERTY. WARRENDALE, NEAR SCENIC ROUGE PARK! THIS HOME HAS LOADS OF POTENTIAL, JUST NEEDS SOME TLC. PRICED TO MOVE QUICKLY, DONT WAIT! CASH OFFERS: MIN. EMD IS $1000 OR 10% WHICHEVER IS MORE. ATTACHED FORMS MUST ACCOMPANY ALL OFFER SUBMISSIONS.

10. 2012-03-13
    historical

    Show marketing remark (275 chars)

    THIS IS A FANNIE MAE HOMEPATH PROPERTY. WARRENDALE, NEAR SCENIC ROUGE PARK! THIS HOME HAS LOADS OF POTENTIAL, JUST NEEDS SOME TLC. PRICED TO MOVE QUICKLY, DONT WAIT! CASH OFFERS: MIN. EMD IS $1000 OR 10% WHICHEVER IS MORE. ATTACHED FORMS MUST ACCOMPANY ALL OFFER SUBMISSIONS.

11. 2012-02-21
    listed $2,500 275-char remark

    Show marketing remark (275 chars)

    THIS IS A FANNIE MAE HOMEPATH PROPERTY. WARRENDALE, NEAR SCENIC ROUGE PARK! THIS HOME HAS LOADS OF POTENTIAL, JUST NEEDS SOME TLC. PRICED TO MOVE QUICKLY, DONT WAIT! CASH OFFERS: MIN. EMD IS $1000 OR 10% WHICHEVER IS MORE. ATTACHED FORMS MUST ACCOMPANY ALL OFFER SUBMISSIONS.

12. 2012-02-21
    listed $2,500

    Show marketing remark (275 chars)

    THIS IS A FANNIE MAE HOMEPATH PROPERTY. WARRENDALE, NEAR SCENIC ROUGE PARK! THIS HOME HAS LOADS OF POTENTIAL, JUST NEEDS SOME TLC. PRICED TO MOVE QUICKLY, DONT WAIT! CASH OFFERS: MIN. EMD IS $1000 OR 10% WHICHEVER IS MORE. ATTACHED FORMS MUST ACCOMPANY ALL OFFER SUBMISSIONS.

13. 2004-07-31
    historical
14. 2004-05-04
    listed $41,900
15. 1998-03-26
    soldstatus $24,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°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: $13,755
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$579
• Taxable income: $9,462
• Est. tax owed @ 24.0%: −$2,271
• After-tax cash flow: $6,945/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

-17.1% since first listed

15 events — show timeline

• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — REALCOMP
• 2026-05-12 Relisted — REALCOMP
• 2026-03-11 Listing Removed — MiRealSource-MiMLS
• 2026-03-10 Listed $19,900 REALCOMP
• 2026-03-10 Listed $19,900 MiRealSource-MiMLS
• 2012-03-30 Sold (MLS) $1,250 REALCOMP
• 2012-03-30 Sold (MLS) $1,250 MiRealSource-MiMLS
• 2012-03-13 Listing Removed — REALCOMP
• 2012-03-13 Listing Removed — MiRealSource-MiMLS
• 2012-02-21 Listed $2,500 REALCOMP
• 2012-02-21 Listed $2,500 MiRealSource-MiMLS
• 2004-07-31 Listing Removed — REALCOMP
• 2004-05-04 Listed $41,900 REALCOMP
• 1998-03-26 Sold (Public Records) $24,000 Public Records

Property tax history

+13.0%/yr

Latest (2025): $1,168 · -53.9% YoY. Source: county tax records.