5044 Fairview St · Detroit, MI 48213

$199,000

6 bd · 2.0 ba · 2,160 sqft · MultiFamily · 20 Days on market

Built 1924 Good condition 3,049 sqft lot

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

WELCOME TO 5044 FAIRVIEW ST, A FULLY RENOVATED DUPLEX OFFERING A TURNKEY INVESTMENT OPPORTUNITY IN DETROIT. EACH UNIT FEATURES 3 BEDROOMS AND 1 BATHROOM WITH BRIGHT, UPDATED LIVING SPACES, RENOVATED KITCHENS, NEW FLOORING, FRESHLY INSTALLED CARPET, AND FRESH PAINT THROUGHOUT. MAJOR CAPITAL IMPROVEMENTS HAVE ALREADY BEEN COMPLETED, INCLUDING UPDATED ELECTRICAL AND PLUMBING, ALONG WITH RECENTLY SERVICED FURNACES AND WATER HEATERS, PROVIDING LONG-TERM PEACE OF MIND FOR THE NEXT OWNER. BOTH UNITS ARE CURRENTLY LEASED WITH SECTION 8 TENANTS IN PLACE, GENERATING $2,677 PER MONTH, WITH TENANTS RESPONSIBLE FOR ALL UTILITIES EXCEPT WATER. CONVENIENTLY LOCATED NEAR SCHOOLS, NEIGHBORHOOD AMENITIES, AND FREEWAY ACCESS, THIS PROPERTY OFFERS STRONG, RELIABLE CASH FLOW FROM DAY ONE. NO SHOWINGS WITHOUT AN ACCEPTED FULL-PRICE OFFER. NO SELLER FINANCING AVAILABLE.

Key facts

• Renovated kitchens
• New flooring
• 3,049 sq ft lot

Tags

• FULLY RENOVATED DUPLEX
• TURNKEY INVESTMENT OPPORTUNITY
• UPDATED LIVING SPACES
• RENOVATED KITCHENS
• NEW FLOORING
• FRESHLY INSTALLED CARPET

Property features AI

Finance

• Financial info: Annual property tax listed

Exterior

• Utilities: Sewer available; Water available
• Home design: Residential income property (multi-family); Two-story
• Construction: Vinyl siding; Block foundation; Built above grade: 2,160 finished square feet
• Exterior features: Paved road access; Pets allowed (contact for details)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $642 ($8k/yr) — positive. Per door: $321/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $196k (1.5% 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: 190 active listings in the ZIP; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,553/mo this rent would consume 90% of the median local household income ($34k/yr) (locally 1202% 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 $1k of loan paydown is wiped out by about $6k 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 + 3.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,015 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.28% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.82%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $88,560
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4532 Beniteau St	0.26mi	6/2.0	2,038 (-6%)	16mo	$75,000	$37	65
5856 Barrett St	0.70mi	6/2.0	2,140 (-1%)	4mo	$181,000	$85	63
4037 Bewick St	0.61mi	6/2.0	2,214 (+2%)	9mo	$90,000	$41	60
5593 Cadillac Ave	0.66mi	6/2.0	2,048 (-5%)	10mo	$40,000	$20	52
4548 Cooper St	0.74mi	6/2.0	2,208 (+2%)	12mo	$25,000	$11	51
4206 Cadillac Blvd	0.72mi	5/2.5 (-1)	1,855 (-14%)	15mo	$175,000	$94	24

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: 4.0%
• Equity multiple: 1.16×
• Total profit: $8,657
• Equity at exit: $29,672

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $60,316
• Equity at exit: $17,206

Cash invested: $55,720 (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 48213

• Active inventory: 190
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,553 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $642

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,554
Total (2 units)			$2,553

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $199,000 Active 20 DOM
2. 2026-06-17
   days on market $199,000 Active 19 DOM
3. 2026-06-15
   days on market $199,000 Active 17 DOM
4. 2026-06-13
   days on market $199,000 Active 15 DOM
5. 2026-06-13
   days on market $199,000 Active 14 DOM
6. 2026-06-09
   days on market $199,000 Active 11 DOM
7. 2026-06-08
   days on market $199,000 Active 10 DOM
8. 2026-06-07
   days on market $199,000 Active 9 DOM
9. 2026-06-04
   days on market $199,000 Active 6 DOM
10. 2026-06-03
    days on market $199,000 Active 5 DOM
11. 2026-06-02
    days on market $199,000 Active 4 DOM
12. 2026-06-01
    days on market $199,000 Active 3 DOM
13. 2026-05-31
    days on market $199,000 Active 2 DOM

ⓘ 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 ≥96°F today · 15 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: $30,636
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,451
• − Management: −$2,451
• − Depreciation: −$5,789
• Taxable income: $4,818
• Est. tax owed @ 24.0%: −$1,156
• After-tax cash flow: $6,543/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 · 12 photos

Good 80/100 Cosmetic rehab

This fully renovated duplex is move-in ready with updated kitchens and bathrooms, fresh paint, and new flooring. It offers a turnkey investment opportunity with Section 8 tenants in place.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — fresh paint improves curb appeal and value
• Both replace carpet — new carpet improves comfort and value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — fresh paint improves curb appeal and value ↑
• Both replace carpet — new carpet improves comfort and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $199,000 MiRealSource-MiMLS
• 2026-05-29 Listed $199,000 REALCOMP