6850 Auburn St · Detroit, MI 48228

$74,900

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 80 Days on market

Built 1949 4,356 sqft lot Est $68k · 10% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• ARV discount +3.2/15.0
• 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

GREAT STARTER HOME OR INVESTMENT!! AS-IS SALE, 3 BDRM BUNGALOW iN A DESIRABLE AREA . PRICED TO SELL .

Key facts

• 4,356 sq ft lot
• Garage
• Built 1949

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.4% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,372/mo this rent would consume 54% of the median local household income ($31k/yr) (locally 4144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 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 + 0.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 27y 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 $40k; list at $75k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1949 — 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: 1.83% ✓
• Cap rate: 16.37%
• Cash-on-cash: 35.99%
• DSCR: 2.60
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $68,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6394 Westwood St	0.32mi	3/1.0	770 (+0%)	2mo	$90,000	$117	83
7313 Grandville Ave	0.27mi	2/1.0 (-1)	765 (-0%)	0mo	$70,000	$92	81
7320 Westwood St	0.26mi	3/1.0	738 (-4%)	2mo	$115,000	$156	79
7275 Auburn St	0.19mi	3/1.0	803 (+5%)	5mo	$60,000	$75	79
7282 Plainview Ave	0.20mi	2/1.0 (-1)	730 (-5%)	1mo	$19,000	$26	77
6783 Westwood St	0.11mi	3/1.0	836 (+9%)	4mo	$65,000	$78	76
6803 Grandville Ave	0.16mi	2/1.0 (-1)	700 (-9%)	2mo	$32,000	$46	71
7280 Heyden St	0.32mi	2/1.5 (-1)	739 (-4%)	4mo	$75,000	$101	68
7730 Braile St	0.70mi	3/1.0	768 (0%)	2mo	$68,000	$89	66
6752 Evergreen Rd	0.15mi	2/1.0 (-1)	864 (+12%)	3mo	$45,000	$52	65
6078 Plainview Ave	0.57mi	2/1.0 (-1)	700 (-9%)	1mo	$54,500	$78	53
7756 Westwood St	0.53mi	3/1.0	871 (+13%)	2mo	$90,000	$103	52

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: 28.4%
• Equity multiple: 2.14×
• Total profit: $23,884
• Equity at exit: $11,168

10-year hold

• IRR: 34.1%
• Equity multiple: 3.71×
• Total profit: $56,773
• Equity at exit: $6,476

Cash invested: $20,972 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$393
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $629

Break-even live

Break-even rent $575

Max offer price $74,900

Occupancy floor 49%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	43d	1	0.40mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	0.43mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	16d	1	0.52mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.55mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	0.66mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	0.70mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	4d	1	0.81mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	1.00mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	43d	1	1.02mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	1.07mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	4d	1	1.08mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	1d	12	1.11mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	1.12mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	1.15mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	43d	1	1.27mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	17d	1	1.37mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	1.37mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	43d	1	1.41mi

Listing history 35 events

1. 2024-12-17
   status Pending 102-char remark

   Show marketing remark (102 chars)

   GREAT STARTER HOME OR INVESTMENT!! AS-IS SALE, 3 BDRM BUNGALOW iN A DESIRABLE AREA . PRICED TO SELL .

2. 2024-03-23
   status Pending 102-char remark

   Show marketing remark (101 chars)

   GREAT STARTER HOME OR INVESTMENT!! AS-IS SALE, 3 BDRM BUNGALOW iN A DESIRABLE AREA . PRICED TO SELL .

3. 2024-03-23
   status Pending

   Show marketing remark (101 chars)

   GREAT STARTER HOME OR INVESTMENT!! AS-IS SALE, 3 BDRM BUNGALOW iN A DESIRABLE AREA . PRICED TO SELL .

4. 2024-03-23
   historical 101-char remark

   Show marketing remark (101 chars)

   GREAT STARTER HOME OR INVESTMENT!! AS-IS SALE, 3 BDRM BUNGALOW iN A DESIRABLE AREA . PRICED TO SELL .

5. 2024-01-01
   historical
6. 2024-01-01
   historical
7. 2023-12-26
   listed $74,900 Active 102-char remark

   Show marketing remark (101 chars)

   GREAT STARTER HOME OR INVESTMENT!! AS-IS SALE, 3 BDRM BUNGALOW iN A DESIRABLE AREA . PRICED TO SELL .

8. 2023-12-26
   listed $74,900 Active

   Show marketing remark (101 chars)

   GREAT STARTER HOME OR INVESTMENT!! AS-IS SALE, 3 BDRM BUNGALOW iN A DESIRABLE AREA . PRICED TO SELL .

9. 2023-12-26
   listed $74,900 101-char remark

   Show marketing remark (101 chars)

   GREAT STARTER HOME OR INVESTMENT!! AS-IS SALE, 3 BDRM BUNGALOW iN A DESIRABLE AREA . PRICED TO SELL .

10. 2023-12-13
    listed $74,900 Active
11. 2023-12-13
    listed $74,900 Active
12. 2006-12-04
    soldstatus $39,900
13. 2006-11-04
    soldstatus $39,900
14. 2006-10-12
    historical
15. 2006-10-04
    listed $39,900
16. 2006-10-04
    listed $39,900
17. 2005-08-22
    historical
18. 2005-07-22
    listed $87,000
19. 2005-07-19
    historical
20. 2005-04-19
    listed $87,000
21. 2004-06-08
    soldstatus $91,000
22. 2004-01-16
    historical
23. 2003-12-19
    listed $120,000
24. 2003-02-12
    soldstatus $50,500
25. 2003-02-12
    soldstatus $50,500
26. 2003-02-12
    soldstatus $50,500
27. 2002-12-04
    historical
28. 2002-11-29
    listed $41,000
29. 2002-11-27
    listed $41,000
30. 2002-11-27
    listed $41,000
31. 2002-03-22
    soldstatus $85,935
32. 2001-07-20
    soldstatus $83,500
33. 2000-03-22
    soldstatus $50,000
34. 1999-09-29
    soldstatus $50,000
35. 1999-08-02
    listed $49,900

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $760 · $63/mo
• Expected delta: +$393/yr (+$33/mo · 107.2%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,459
• − Mortgage interest: −$4,196
• − Property taxes: −$367
• − Insurance: −$374
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$2,179
• Taxable income: $6,709
• Est. tax owed @ 24.0%: −$1,610
• After-tax cash flow: $5,937/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

+50.1% since first listed

35 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2024-03-23 Pending — REALCOMP
• 2024-03-23 Pending — SW Michigan MLS
• 2024-03-23 Listing Removed — MiRealSource-MiMLS
• 2024-01-01 Listing Removed — MiRealSource-MiMLS
• 2024-01-01 Listing Removed — REALCOMP
• 2023-12-26 Listed $74,900 MiRealSource-MiMLS
• 2023-12-26 Listed $74,900 SW Michigan MLS
• 2023-12-26 Listed $74,900 REALCOMP
• 2023-12-13 Listed $74,900 MiRealSource-MiMLS
• 2023-12-13 Listed $74,900 REALCOMP
• 2006-12-04 Sold (MLS) $39,900 MiRealSource-MiMLS
• 2006-11-04 Sold (MLS) $39,900 REALCOMP
• 2006-10-12 Listing Removed — MiRealSource-MiMLS
• 2006-10-04 Listed $39,900 REALCOMP
• 2006-10-04 Listed $39,900 MiRealSource-MiMLS
• 2005-08-22 Listing Removed — REALCOMP
• 2005-07-22 Listed $87,000 REALCOMP
• 2005-07-19 Listing Removed — REALCOMP
• 2005-04-19 Listed $87,000 REALCOMP
• 2004-06-08 Sold (Public Records) $91,000 Public Records
• 2004-01-16 Listing Removed — REALCOMP
• 2003-12-19 Listed $120,000 REALCOMP
• 2003-02-12 Sold (MLS) $50,500 MiRealSource-MiMLS
• 2003-02-12 Sold (MLS) $50,500 REALCOMP
• 2003-02-12 Sold (MLS) $50,500 REALCOMP
• 2002-12-04 Listing Removed — MiRealSource-MiMLS
• 2002-11-29 Listed $41,000 REALCOMP
• 2002-11-27 Listed $41,000 MiRealSource-MiMLS
• 2002-11-27 Listed $41,000 REALCOMP
• 2002-03-22 Sold (Public Records) $85,935 Public Records
• 2001-07-20 Sold (Public Records) $83,500 Public Records
• 2000-03-22 Sold (Public Records) $50,000 Public Records
• 1999-09-29 Sold (MLS) $50,000 REALCOMP
• 1999-08-02 Listed $49,900 REALCOMP

Property tax history

-11.5%/yr

Latest (2025): $367 · -51.7% YoY. Source: county tax records.