7522 Giese St · Detroit, MI 48234 4008

$58,500

None bd · 1.0 ba · 905 sqft · MultiFamily public records · 156 Days on market

Built 1943 Fair condition 3,920 sqft lot $65/sqft · 62% below 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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.0/10.0

Listing remarks MLS

Attn: Investors 1/2 duplex 2 bedrooms 1 Bath . New sewer cleanout.

Key facts

• 3,920 sq ft lot
• Built 1943
• Listed 156 days

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $58k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $597/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 30.8% vs local median 9.6% 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: 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.
• Zoned schools: Al Holmes Academy of Blended Learning (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 391 students, 95% FRL); Osborn High School (math 5% / reading 15%, grade F, #659 of 713 statewide, top 97%, 407 students, 92% FRL) — zoned schools at 94% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 78d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($404 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $19k; list at $58k implies a 208% 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 $51,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.53% ✓
• Cap rate: 30.77%
• Cash-on-cash: 87.43%
• DSCR: 4.89
• GRM: 2.4

CMA / ARV

• ARV (median comp): $153,958
• List price: $58,500
• Delta: -62.00%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7501 Tumey St	0.25mi	3/1.0	995 (+10%)	1mo	$16,000	$16	71
8090 Forestlawn St	0.24mi	3/1.0	1,046 (+16%)	2mo	$46,000	$44	62
5045 Caniff St	1.38mi	2/1.0	825 (-9%)	3mo	$160,000	$194	48
5223 Yemans St	1.25mi	3/1.0	1,000 (+10%)	3mo	$175,000	$175	45
18696 Blackmoor St	1.34mi	3/1.0	1,010 (+12%)	3mo	$77,500	$77	43
18635 Saint Louis St	1.29mi	3/—	1,056 (+17%)	2mo	$5,000	$5	39
18027 Moenart St	1.46mi	2/1.0	732 (-19%)	2mo	$58,000	$79	39
6742 Buhr St	0.69mi	3/1.5	1,072 (+18%)	3mo	$126,000	$118	38
18010 Buffalo St	1.35mi	1/1.0	706 (-22%)	3mo	$28,000	$40	38
6081 Comstock St	1.36mi	4/1.0	1,093 (+21%)	3mo	$81,000	$74	37
18601 Albion St	1.49mi	3/1.5	1,106 (+22%)	2mo	$85,000	$77	36
8086 Emily St	0.89mi	3/2.0	1,100 (+22%)	3mo	$53,000	$48	34

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: 91.8%
• Equity multiple: 6.07×
• Total profit: $83,113
• Equity at exit: $26,304

10-year hold

• IRR: 91.3%
• Equity multiple: 12.56×
• Total profit: $189,426
• Equity at exit: $40,538

Cash invested: $16,380 (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 48234 4008

• Active inventory: 1
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,066 medium
• Mortgage (P&I): −$307
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $1,193

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,066
Total (2 units)			$2,066

Break-even live

Break-even rent $555

Max offer price $58,500

Occupancy floor 37%

Sensitivity live

Price	-10% $1,227	-5% $1,210	+0% $1,193	+5% $1,177	+10% $1,160
Rent	-10% $1,030	-5% $1,112	+0% $1,193	+5% $1,275	+10% $1,357
Rate	-1.0pp $1,223	-0.5pp $1,208	base $1,193	+0.5pp $1,178	+1.0pp $1,163

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: $14,625
• Closing costs: $1,755
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	112d	1	0.11mi
7200 Edgeton St Detroit, MI	3.0	1.0	1100	$1,200	$1.09	18d	1	0.53mi
6744 Brimson St Detroit, MI	3.0	1.0	910	$1,275	$1.40	18d	1	0.57mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	139d	1	0.87mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	82d	1	0.87mi
11248 Kennebec St Detroit, MI	3.0	1.0	1174	$1,400	$1.19	24d	1	0.98mi
17376 Beland St Detroit, MI	3.0	2.0	1356	$1,250	$0.92	84d	1	1.05mi
17335 Teppert St Detroit, MI	2.0	1.0	—	$1,025	—	10d	1	1.06mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	113d	1	1.08mi
8109 Woodlawn St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	10d	1	1.12mi
8109 Woodlawn St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	7d	1	1.12mi
8109 Woodlawn St Detroit, MI	3.0	1.0	—	$1,300	—	6d	1	1.12mi
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	139d	1	1.12mi
7533 Quinn St Detroit, MI	1.0	1.0	—	$800	—	112d	1	1.12mi
8154 Quinn St Detroit, MI	3.0	1.0	—	$1,350	—	57d	1	1.13mi
8693 Woodlawn St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	10d	1	1.20mi
8772 Traverse St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	34d	1	1.20mi
11314 Greiner St Detroit, MI	2.0	1.0	—	$875	—	78d	1	1.20mi
17303 Hoover St Detroit, MI	2.0	1.0	900	$1,000	$1.11	43d	1	1.21mi
11492 College St Detroit, MI	3.0	1.0	1205	$1,250	$1.04	61d	1	1.23mi
5665 E Outer Dr Detroit, MI	3.0	1.5	—	$1,250	—	0d	1	1.26mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	113d	1	1.27mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	139d	1	1.28mi
17852 Albion St Detroit, MI	3.0	1.0	—	$1,300	—	7d	1	1.31mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	113d	1	1.35mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	99d	1	1.36mi
18449 Albany St Detroit, MI	3.0	1.5	—	$1,200	—	10d	1	1.36mi
8060 House St Detroit, MI	3.0	1.5	—	$1,350	—	139d	1	1.36mi
11728 Minden St Detroit, MI	3.0	1.0	—	$1,395	—	10d	1	1.37mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	139d	1	1.37mi
5020 Fredro St Hamtramck, MI	3.0	1.0	—	$1,000	—	139d	1	1.38mi
11807 Nashville St Detroit, MI	3.0	1.5	1100	$1,100	$1.00	10d	1	1.38mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	112d	1	1.39mi
18667 Algonac St Detroit, MI	1.0	1.0	680	$1,999	$2.94	113d	1	1.39mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	113d	1	1.42mi
18417 Albion St Detroit, MI	2.0	1.0	—	$1,100	—	24d	1	1.42mi
19212 Cliff St Detroit, MI	2.0	1.0	—	$1,100	—	84d	1	1.42mi
11820 College St Detroit, MI	3.0	2.0	1395	$1,250	$0.90	0d	1	1.43mi
18611 Runyon St Detroit, MI	3.0	2.0	—	$1,375	—	139d	1	1.46mi
18116 Bloom St Detroit, MI	3.0	1.0	—	$1,150	—	67d	1	1.46mi

Property features AI

Finance

• Financial info: Annual property tax: $2,170

Exterior

• Utilities: Public waterSewer available
• Home design: Multi-family residential income propertyTwo storiesResidential zoning
• Construction: Brick constructionBrick/mortar foundationAsphalt roofBuilt area above grade: 905 square feet
• Exterior features: Paved road accessNo pool

Interior

• Bedrooms: 2-bedroom unit
• Bathrooms: 2 full bathrooms (total property)
• Heating & cooling: Forced air heating (natural gas)No central cooling
• Interior features: Unfinished basement

Listing history 50 events

1. 2026-09-23
   days on market $58,500 Active 156 DOM
2. 2026-09-22
   days on market $58,500 Active 155 DOM
3. 2026-09-21
   days on market $58,500 Active 154 DOM
4. 2026-09-20
   days on market $58,500 Active 153 DOM
5. 2026-09-19
   days on market $58,500 Active 152 DOM
6. 2026-09-18
   days on market $58,500 Active 151 DOM
7. 2026-09-17
   days on market $58,500 Active 150 DOM
8. 2026-09-16
   days on market $58,500 Active 149 DOM
9. 2026-09-15
   days on market $58,500 Active 148 DOM
10. 2026-09-14
    days on market $58,500 Active 147 DOM
11. 2026-09-13
    days on market $58,500 Active 146 DOM
12. 2026-09-12
    days on market $58,500 Active 145 DOM
13. 2026-09-11
    days on market $58,500 Active 144 DOM
14. 2026-09-05
    days on market $58,500 Active 138 DOM
15. 2026-09-04
    days on market $58,500 Active 137 DOM
16. 2026-09-03
    days on market $58,500 Active 136 DOM
17. 2026-08-31
    days on market $58,500 Active 133 DOM
18. 2026-08-30
    days on market $58,500 Active 132 DOM
19. 2026-08-29
    days on market $58,500 Active 131 DOM
20. 2026-08-28
    days on market $58,500 Active 130 DOM
21. 2026-08-27
    days on market $58,500 Active 129 DOM
22. 2026-08-26
    days on market $58,500 Active 128 DOM
23. 2026-08-25
    days on market $58,500 Active 127 DOM
24. 2026-08-24
    days on market $58,500 Active 126 DOM
25. 2026-08-23
    days on market $58,500 Active 125 DOM
26. 2026-08-22
    days on market $58,500 Active 124 DOM
27. 2026-08-21
    days on market $58,500 Active 123 DOM
28. 2026-08-20
    days on market $58,500 Active 122 DOM
29. 2026-08-19
    days on market $58,500 Active 121 DOM
30. 2026-08-18
    days on market $58,500 Active 120 DOM
31. 2026-08-17
    days on market $58,500 Active 119 DOM
32. 2026-08-16
    days on market $58,500 Active 118 DOM
33. 2026-08-14
    days on market $58,500 Active 116 DOM
34. 2026-08-13
    days on market $58,500 Active 115 DOM
35. 2026-08-12
    days on market $58,500 Active 114 DOM
36. 2026-08-11
    days on market $58,500 Active 113 DOM
37. 2026-08-10
    days on market $58,500 Active 112 DOM
38. 2026-08-09
    days on market $58,500 Active 111 DOM
39. 2026-08-08
    days on market $58,500 Active 110 DOM
40. 2026-08-06
    days on market $58,500 Active 108 DOM
41. 2026-08-05
    days on market $58,500 Active 107 DOM
42. 2026-08-04
    days on market $58,500 Active 106 DOM
43. 2026-08-03
    days on market $58,500 Active 105 DOM
44. 2026-07-31
    days on market $58,500 Active 102 DOM
45. 2026-07-30
    days on market $58,500 Active 101 DOM
46. 2026-07-30
    days on market $58,500 Active 100 DOM
47. 2026-07-28
    days on market $58,500 Active 99 DOM
48. 2026-07-26
    days on market $58,500 Active 97 DOM
49. 2026-07-24
    days on market $58,500 Active 95 DOM
50. 2026-07-23
    listing id $58,500 Active 94 DOM

ⓘ 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: $1,290 · $108/mo
• Projected year-2 tax: $1,290 · $108/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 · 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: $24,792
• − Mortgage interest: −$3,277
• − Property taxes: −$1,290
• − Insurance: −$292
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$1,702
• Taxable income: $14,264
• Est. tax owed @ 24.0%: −$3,423
• After-tax cash flow: $10,898/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $22,625–$40,725 screening

This 1/2 duplex requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, and flooring. Landscaping and curb appeal can also be enhanced to attract more potential buyers and renters.

Components & finishes AI

Roof metal · good Flooring carpet

Deferred maintenance Est. $40,500–$122,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Major Windows (windows) — Windows appear old and may need replacement
• Major Electrical (electrical) — Electrical panel may need updating or replacement
• Major Plumbing (plumbing) — Plumbing may need inspection and possible repairs
• Major Exterior (exterior) — Exterior siding and trim appear worn and may need repair or replacement

Repairs flagged

• Major Kitchen appliances — Older and in poor condition
• Major Bathroom fixtures — Outdated and in poor condition
• Major Flooring — Worn and in need of refinishing

Value-add opportunities

• Resale New kitchen appliances — Modern appliances will attract more buyers ↑
• Resale New bathroom fixtures — Up-to-date fixtures will appeal to potential buyers ↑
• Resale Refinishing hardwood floors — Fresh floors will enhance the home's appeal ↑
• Both Landscaping — Improved curb appeal will attract both buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 10/100

Zoned Schools

Elementary Al Holmes Academy Of Blended Learning F MI #1,230/1,397 Nat'l #38,691/41,679 High Osborn High School F MI #659/713 Nat'l #15,975/17,239

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

B Composite livability gradescore 73/100

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

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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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

Property features AI

Finance

• Financial info: Annual property tax: $2,170

Exterior

• Utilities: Public waterSewer available
• Home design: Multi-family residential income propertyTwo storiesResidential zoning
• Construction: Brick constructionBrick/mortar foundationAsphalt roofBuilt area above grade: 905 square feet
• Exterior features: Paved road accessNo pool

Interior

• Bedrooms: 2-bedroom unit
• Bathrooms: 2 full bathrooms (total property)
• Heating & cooling: Forced air heating (natural gas)No central cooling
• Interior features: Unfinished basement

Price history

+735.7% since first listed

13 events — show timeline

• 2026-04-20 Listed $58,500 REALCOMP
• 2026-04-20 Listed $58,500 MiRealSource-MiMLS
• 2025-02-03 Sold (MLS) $19,000 REALCOMP
• 2025-02-03 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2025-01-17 Pending — MiRealSource-MiMLS
• 2025-01-17 Pending — REALCOMP
• 2025-01-01 Relisted — REALCOMP
• 2025-01-01 Relisted — MiRealSource-MiMLS
• 2024-12-19 Contingent — MiRealSource-MiMLS
• 2024-12-19 Contingent — REALCOMP
• 2024-12-13 Listed $20,000 REALCOMP
• 2024-12-13 Listed $20,000 MiRealSource-MiMLS
• 2016-08-11 Sold (Public Records) $7,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,290 · -38.1% YoY. Source: county tax records.