7498 Beaverland · Detroit, MI 48239

$119,900

3 bd · 1.0 ba · 862 sqft · SingleFamily public records · 95 Days on market

Built 1943 4,792 sqft lot Est $103k · 17% over

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Why this score? — see what drove the C 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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

an updated listing for a three-bedroom house located in the Redford area, right next door to Dearborn Heights. This house has been completely remodeled from top to bottom, including a nice, clean basement. Everything in the home is brand-new. I encourage you to visit and see this fresh-looking, cozy home for yourself.

Key facts

• 4,792 sq ft lot
• Built 1943
• Listed 95 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.

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 rising (+3.2%/yr); 192 active listings in the ZIP; 17 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 $829 of loan paydown is wiped out by about $4k 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 + 3.2% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 23y 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 $35k; list at $120k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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: 1.28% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $102,578
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7476 Beaverland	0.02mi	3/1.0	862 (0%)	23mo	$119,900	$139	79
7243 Dacosta	0.31mi	3/1.0	853 (-1%)	8mo	$75,000	$88	77
7336 Beaverland	0.12mi	2/1.0 (-1)	866 (+0%)	20mo	$115,000	$133	72
7568 Hazelton St	0.13mi	3/1.0	960 (+11%)	6mo	$141,000	$147	70
7420 Dacosta	0.26mi	3/1.0	840 (-3%)	20mo	$66,000	$79	67
7507 Lamphere	0.16mi	2/1.0 (-1)	900 (+4%)	24mo	$105,000	$117	60
7491 Dacosta	0.22mi	2/2.0 (-1)	795 (-8%)	11mo	$95,000	$119	58
7845 Parkland	0.40mi	4/2.0 (+1)	949 (+10%)	5mo	$128,000	$135	52
7611 Parkland	0.41mi	2/1.0 (-1)	990 (+15%)	12mo	$46,000	$46	41

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $8,647
• Equity at exit: $17,877

10-year hold

• IRR: 16.1%
• Equity multiple: 2.33×
• Total profit: $44,754
• Equity at exit: $10,367

Cash invested: $33,572 (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 48239

• Rents YoY: 3.2%
• Active inventory: 192
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$629
• Tax from tax record: −$98 /mo · $1,176/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $435

Break-even live

Break-even rent $983

Max offer price $119,900

Occupancy floor 67%

Sensitivity live

Price	-10% $503	-5% $469	+0% $435	+5% $401	+10% $367
Rent	-10% $314	-5% $374	+0% $435	+5% $495	+10% $556
Rate	-1.0pp $495	-0.5pp $465	base $435	+0.5pp $404	+1.0pp $372

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7466 W Parkway St Redford, MI	2.0	1.5	672	$1,200	$1.79	3d	1	0.07mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	44d	1	0.30mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	18d	1	0.69mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	5d	1	0.69mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	44d	1	0.69mi
7462 N Vernon St Dearborn Heights, MI	4.0	1.0	1113	$1,900	$1.71	0d	1	0.75mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	44d	1	0.92mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	0.97mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	1.16mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	1.18mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	19d	1	1.29mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	1.32mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.34mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	1.35mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	5d	1	1.35mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	1.39mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	22d	1	1.42mi

Listing history 42 events

1. 2026-03-27
   status Pending
2. 2026-03-27
   historical
3. 2026-03-10
   status Pending 319-char remark

   Show marketing remark (319 chars)

   an updated listing for a three-bedroom house located in the Redford area, right next door to Dearborn Heights. This house has been completely remodeled from top to bottom, including a nice, clean basement. Everything in the home is brand-new. I encourage you to visit and see this fresh-looking, cozy home for yourself.

4. 2026-03-10
   status Pending

   Show marketing remark (319 chars)

   an updated listing for a three-bedroom house located in the Redford area, right next door to Dearborn Heights. This house has been completely remodeled from top to bottom, including a nice, clean basement. Everything in the home is brand-new. I encourage you to visit and see this fresh-looking, cozy home for yourself.

5. 2026-02-27
   status Active 319-char remark

   Show marketing remark (319 chars)

   an updated listing for a three-bedroom house located in the Redford area, right next door to Dearborn Heights. This house has been completely remodeled from top to bottom, including a nice, clean basement. Everything in the home is brand-new. I encourage you to visit and see this fresh-looking, cozy home for yourself.

6. 2026-02-27
   status Active

   Show marketing remark (319 chars)

   an updated listing for a three-bedroom house located in the Redford area, right next door to Dearborn Heights. This house has been completely remodeled from top to bottom, including a nice, clean basement. Everything in the home is brand-new. I encourage you to visit and see this fresh-looking, cozy home for yourself.

7. 2026-02-25
   historical 319-char remark

   Show marketing remark (319 chars)

   an updated listing for a three-bedroom house located in the Redford area, right next door to Dearborn Heights. This house has been completely remodeled from top to bottom, including a nice, clean basement. Everything in the home is brand-new. I encourage you to visit and see this fresh-looking, cozy home for yourself.

8. 2025-12-03
   listed $119,900 Active

   Show marketing remark (319 chars)

   an updated listing for a three-bedroom house located in the Redford area, right next door to Dearborn Heights. This house has been completely remodeled from top to bottom, including a nice, clean basement. Everything in the home is brand-new. I encourage you to visit and see this fresh-looking, cozy home for yourself.

9. 2025-12-03
   listed $119,900 Active 319-char remark

   Show marketing remark (319 chars)

   an updated listing for a three-bedroom house located in the Redford area, right next door to Dearborn Heights. This house has been completely remodeled from top to bottom, including a nice, clean basement. Everything in the home is brand-new. I encourage you to visit and see this fresh-looking, cozy home for yourself.

10. 2025-04-21
    soldstatus $35,000 Closed 68-char remark

    Show marketing remark (68 chars)

    Property has been burnt due to a fire. Property is being sold AS-IS.

11. 2025-04-21
    soldstatus $35,000 Closed

    Show marketing remark (68 chars)

    Property has been burnt due to a fire. Property is being sold AS-IS.

12. 2025-04-05
    status Pending 68-char remark

    Show marketing remark (68 chars)

    Property has been burnt due to a fire. Property is being sold AS-IS.

13. 2025-04-05
    status Pending

    Show marketing remark (68 chars)

    Property has been burnt due to a fire. Property is being sold AS-IS.

14. 2025-03-16
    listed $45,000 Active 68-char remark

    Show marketing remark (68 chars)

    Property has been burnt due to a fire. Property is being sold AS-IS.

15. 2025-03-16
    listed $45,000 Active

    Show marketing remark (68 chars)

    Property has been burnt due to a fire. Property is being sold AS-IS.

16. 2023-04-14
    historical
17. 2023-04-14
    historical
18. 2022-10-18
    listed $115,000 Active
19. 2022-10-18
    listed $115,000 Active
20. 2021-03-31
    historical
21. 2021-03-31
    historical
22. 2020-02-11
    listed $55,900 Active
23. 2020-02-11
    listed $55,900 Active
24. 2008-03-22
    soldstatus $15,000
25. 2008-01-23
    listed $19,900
26. 2007-10-28
    historical
27. 2007-07-30
    historical
28. 2007-02-06
    listed $34,900
29. 2007-02-06
    listed $80,000
30. 2005-02-14
    soldstatus $119,000
31. 2004-04-02
    soldstatus $69,000
32. 2004-02-04
    listed $74,900
33. 2004-02-03
    historical
34. 2003-12-22
    listed $74,900
35. 2003-12-10
    historical
36. 2003-09-11
    listed $79,900
37. 2003-08-18
    historical
38. 2003-07-15
    listed $80,000
39. 2003-07-15
    historical
40. 2003-05-27
    listed $89,900
41. 2003-05-16
    historical
42. 2003-02-16
    listed $93,000

ⓘ 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: $1,176 · $98/mo
• Projected year-2 tax: $1,511 · $126/mo
• Expected delta: +$335/yr (+$28/mo · 28.5%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,404
• − Mortgage interest: −$6,716
• − Property taxes: −$1,176
• − Insurance: −$600
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$3,488
• Taxable income: $3,480
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $4,383/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): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+28.9% since first listed

42 events — show timeline

• 2026-03-27 Pending — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-10 Pending — MiRealSource-MiMLS
• 2026-03-10 Pending — REALCOMP
• 2026-02-27 Relisted — MiRealSource-MiMLS
• 2026-02-27 Relisted — REALCOMP
• 2026-02-25 Listing Removed — MiRealSource-MiMLS
• 2025-12-03 Listed $119,900 MiRealSource-MiMLS
• 2025-12-03 Listed $119,900 REALCOMP
• 2025-04-21 Sold (MLS) $35,000 REALCOMP
• 2025-04-21 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2025-04-05 Pending — MiRealSource-MiMLS
• 2025-04-05 Pending — REALCOMP
• 2025-03-16 Listed $45,000 REALCOMP
• 2025-03-16 Listed $45,000 MiRealSource-MiMLS
• 2023-04-14 Listing Removed — MiRealSource-MiMLS
• 2023-04-14 Listing Removed — REALCOMP
• 2022-10-18 Listed $115,000 MiRealSource-MiMLS
• 2022-10-18 Listed $115,000 REALCOMP
• 2021-03-31 Listing Removed — REALCOMP
• 2021-03-31 Listing Removed — MiRealSource-MiMLS
• 2020-02-11 Listed $55,900 MiRealSource-MiMLS
• 2020-02-11 Listed $55,900 REALCOMP
• 2008-03-22 Sold (MLS) $15,000 REALCOMP
• 2008-01-23 Listed $19,900 REALCOMP
• 2007-10-28 Listing Removed — REALCOMP
• 2007-07-30 Listing Removed — REALCOMP
• 2007-02-06 Listed $80,000 REALCOMP
• 2007-02-06 Listed $34,900 REALCOMP
• 2005-02-14 Sold (Public Records) $119,000 Public Records
• 2004-04-02 Sold (MLS) $69,000 REALCOMP
• 2004-02-04 Listed $74,900 REALCOMP
• 2004-02-03 Listing Removed — REALCOMP
• 2003-12-22 Listed $74,900 REALCOMP
• 2003-12-10 Listing Removed — REALCOMP
• 2003-09-11 Listed $79,900 REALCOMP
• 2003-08-18 Listing Removed — REALCOMP
• 2003-07-15 Listing Removed — REALCOMP
• 2003-07-15 Listed $80,000 REALCOMP
• 2003-05-27 Listed $89,900 REALCOMP
• 2003-05-16 Listing Removed — REALCOMP
• 2003-02-16 Listed $93,000 REALCOMP

Property tax history

+4.1%/yr

Latest (2025): $1,176 · -53.9% YoY. Source: county tax records.