6307 Woodrow St · Detroit, MI 48210

$74,900

4 bd · 1.5 ba · 1,450 sqft · MultiFamily public records · 3 Days on market

Built 1921 4,356 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +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

Investor special with value-add potential! This Detroit duplex features two separate 2-bedroom, 1-bath units with private entrances. The upper unit is rent-ready with updated flooring, refreshed kitchen cabinetry, and an updated bathroom, while the lower unit requires renovation, providing an opportunity to increase value and maximize rental income. Ideal for investors seeking a fix-and-hold, BRRRR, or portfolio addition. Separate units offer flexibility for future income generation, and the rent-ready upper unit allows improvements to be phased as needed. The basement and separate living spaces add to the property's potential. Property sold as-is. Buyer and buyer's agent to verify all information.

Key facts

• Basement
• Private entrances
• Updated flooring

Tags

• PRIVATE ENTRANCES
• UPDATED FLOORING
• REFRESHED KITCHEN CABINETRY
• UPDATED BATHROOM
• SEPARATE UNITS
• BASEMENT

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer available
• Home design: Multi-family residential income property; Two-unit building with upper and lower units
• Construction: Aluminum siding
• Exterior features: Paved public road access; Lot dimensions approximately 30 x 147

Interior

• Bedrooms: Upper unit: 2 bedrooms; Lower unit: 2 bedrooms
• Bathrooms: Upper unit: 1 bathroom; Lower unit: 1 bathroom
• Heating & cooling: Baseboard heating; Electric heating; Forced air heating; Natural gas heating; Has heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $857 ($10k/yr) — positive. Per door: $429/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 20.0% 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: 94 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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

• 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 + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 5y 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 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

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 1921 — 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: 2.31% ✓
• Cap rate: 20.03%
• Cash-on-cash: 49.06%
• DSCR: 3.18
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $162,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6344 Scotten St	0.31mi	4/2.0	1,232 (-15%)	10mo	$47,000	$38	50
7331 Scotten St	0.49mi	4/2.0	1,250 (-14%)	16mo	$140,000	$112	39

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: 46.7%
• Equity multiple: 3.03×
• Total profit: $42,498
• Equity at exit: $11,168

10-year hold

• IRR: 52.4%
• Equity multiple: 6.12×
• Total profit: $107,421
• 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 48210

• Home prices YoY: -22.3%
• Active inventory: 94
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,733 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $857

Break-even live

Break-even rent $648

Max offer price $74,900

Occupancy floor 46%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,732
Total (2 units)			$1,733

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4426 McGraw Ave Unit 1 Detroit, MI	3.0	1.0	1400	$1,200	$0.86	43d	1	0.31mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	16d	1	0.78mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	24d	1	0.82mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	24d	1	0.82mi
3757 Blaine St Detroit, MI	3.0	1.0	1169	$1,480	$1.27	16d	1	1.07mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	16d	1	1.10mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	24d	1	1.13mi
7424 Wykes St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	43d	1	1.22mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	43d	1	1.31mi
6144 16th St Detroit, MI	3.0	1.0	1284	$1,200	$0.93	43d	1	1.33mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	43d	1	1.44mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	1.44mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	1.44mi
2531 Pingree St Unit 2 (FL 2) Detroit, MI	3.0	1.0	893	$1,100	$1.23	2d	1	1.48mi

Listing history 4 events

1. 2026-06-18
   days on market $74,900 Active 3 DOM
2. 2026-06-17
   days on market $74,900 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark

   Show marketing remark (707 chars)

   Investor special with value-add potential! This Detroit duplex features two separate 2-bedroom, 1-bath units with private entrances. The upper unit is rent-ready with updated flooring, refreshed kitchen cabinetry, and an updated bathroom, while the lower unit requires renovation, providing an opportunity to increase value and maximize rental income. Ideal for investors seeking a fix-and-hold, BRRRR, or portfolio addition. Separate units offer flexibility for future income generation, and the rent-ready upper unit allows improvements to be phased as needed. The basement and separate living spaces add to the property's potential. Property sold as-is. Buyer and buyer's agent to verify all information.

4. 2026-06-15
   listed $74,900 Active 1 DOM

   Show marketing remark (707 chars)

   Investor special with value-add potential! This Detroit duplex features two separate 2-bedroom, 1-bath units with private entrances. The upper unit is rent-ready with updated flooring, refreshed kitchen cabinetry, and an updated bathroom, while the lower unit requires renovation, providing an opportunity to increase value and maximize rental income. Ideal for investors seeking a fix-and-hold, BRRRR, or portfolio addition. Separate units offer flexibility for future income generation, and the rent-ready upper unit allows improvements to be phased as needed. The basement and separate living spaces add to the property's potential. Property sold as-is. Buyer and buyer's agent to verify all information.

ⓘ 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: $1,051 · $88/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$51/yr (+$4/mo · 4.9%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,796
• − Mortgage interest: −$4,196
• − Property taxes: −$1,051
• − Insurance: −$374
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$2,179
• Taxable income: $9,668
• Est. tax owed @ 24.0%: −$2,320
• After-tax cash flow: $7,969/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
• City population: 572,865
• Population (ZIP): 26,925

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 59% White 20% Black 17% Two or more races 16% Native American 1%
• Hispanic origin (detail): Mexican 44% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 2% Danish 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 39% English-only · Spanish 50% Arabic 10%

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: ▼ -85.82%
• Current HPI: 299.5909
• Rent YoY: —
• Metro: —
• 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

+732.2% since first listed

26 events — show timeline

• 2026-06-15 Listed $74,900 REALCOMP
• 2026-06-15 Listed $74,900 MiRealSource-MiMLS
• 2026-04-18 Price Changed $750 APPFOLIO
• 2026-02-19 Listed for Rent $775 APPFOLIO
• 2024-03-14 Rental Removed $775 APPFOLIO
• 2024-01-28 Price Changed $775 APPFOLIO
• 2023-10-27 Listed for Rent $850 APPFOLIO
• 2022-06-10 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2022-06-10 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2022-06-10 Sold (MLS) $40,000 REALCOMP
• 2022-06-10 Sold (MLS) $40,000 REALCOMP
• 2022-05-31 Pending — MiRealSource-MiMLS
• 2022-05-31 Pending — MiRealSource-MiMLS
• 2022-05-31 Pending — REALCOMP
• 2022-05-31 Pending — REALCOMP
• 2022-05-24 Listed $45,000 MiRealSource-MiMLS
• 2022-05-24 Listed $45,000 REALCOMP
• 2022-05-16 Price Changed $45,000 MiRealSource-MiMLS
• 2022-05-16 Price Changed $45,000 REALCOMP
• 2022-05-11 Listed $54,900 MiRealSource-MiMLS
• 2022-05-11 Listed $54,900 REALCOMP
• 2021-07-05 Listing Removed — REALCOMP
• 2021-07-05 Listing Removed — MiRealSource-MiMLS
• 2021-07-03 Listed $29,900 MiRealSource-MiMLS
• 2021-07-03 Listed $29,900 REALCOMP
• 1996-07-19 Sold (Public Records) $9,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,051 · +48.4% YoY. Source: county tax records.