9030 Plainview Ave · Detroit, MI 48228

$99,999

3 bd · 1.0 ba · 1,181 sqft · SingleFamily public records · 43 Days on market

Built 1949 9,148 sqft lot $85/sqft · 103% above area

---

Why this score? — see what drove the D 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 +15.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• 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

Charming brick bungalow situated on a large corner lot in Detroit. Property features 3 bedrooms, 1.1 bathrooms, approximately 1,184 square feet, an attached 2 car garage, and basement. Home offers solid bones and is move in ready, with just a little cosmetic TLC needed to make it your own. Property features vinyl windows and updated mechanicals. Convenient location near major roads, shopping, schools, and local amenities. Property is being sold as is. Buyer to verify all information and measurements. Great opportunity for owner occupants or investors alike.

Key facts

• Brick bungalow
• Large corner lot
• Attached garage

Tags

• BRICK BUNGALOW
• LARGE CORNER LOT
• ATTACHED GARAGE
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Located in the Warrendale Warsaw subdivision; Directions: East of Evergreen, north of Joy; cross-streets Evergreen & Joy

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-one-half story; Ground-level entry with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.21 acres (70 x 133)

Interior

• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished above-grade living area; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $39 ($465/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Mann Learning Community (335 students, 96% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 92% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 367 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,193/mo this rent would consume 47% 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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $52k; list at $100k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.19% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.66%
• DSCR: 1.07
• GRM: 7.0

CMA / ARV

• ARV (median comp): $49,304
• List price: $99,999
• Delta: 102.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9570 Westwood St	0.46mi	3/1.0	1,188 (+1%)	1mo	$80,000	$67	77
8418 Grandville Ave	0.45mi	3/1.0	1,229 (+4%)	2mo	$60,000	$49	71
8874 Grandville Ave	0.26mi	3/1.0	1,064 (-10%)	3mo	$63,000	$59	69
9977 Evergreen Ave	0.60mi	3/1.0	1,150 (-3%)	2mo	$86,000	$75	66
10006 Auburn St	0.63mi	3/1.0	1,150 (-3%)	1mo	$63,000	$55	65
8626 Brace St	0.62mi	3/1.0	1,124 (-5%)	2mo	$65,000	$58	62
9328 Patton St	0.45mi	3/1.0	1,062 (-10%)	1mo	$50,000	$47	62
9116 Patton St	0.38mi	3/1.0	1,029 (-13%)	1mo	$45,000	$44	60
8427 Piedmont St	0.47mi	3/1.0	1,056 (-11%)	2mo	$62,000	$59	59
8201 Heyden St	0.56mi	3/1.0	1,306 (+11%)	1mo	$59,999	$46	56
8234 Patton St	0.62mi	3/1.0	1,010 (-14%)	2mo	$60,000	$59	46
9934 Warwick St	0.67mi	3/1.0	1,018 (-14%)	2mo	$70,000	$69	44

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: -18.0%
• Equity multiple: 0.39×
• Total profit: $-17,085
• Equity at exit: $14,910

10-year hold

• IRR: -20.3%
• Equity multiple: 0.12×
• Total profit: $-24,606
• Equity at exit: $8,646

Cash invested: $28,000 (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: 367
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$524
• Tax from tax record: −$337 /mo · $4,048/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $39

Break-even live

Break-even rent $1,144

Max offer price $99,999

Occupancy floor 92%

Sensitivity live

Price	-10% $95	-5% $67	+0% $39	+5% $10	+10% $-18
Rent	-10% $-55	-5% $-8	+0% $39	+5% $86	+10% $133
Rate	-1.0pp $89	-0.5pp $64	base $39	+0.5pp $13	+1.0pp $-14

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	0.27mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	45d	1	0.33mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	19d	1	0.36mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	23d	1	0.36mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	0.48mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	0.49mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.49mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.49mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.50mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.50mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.50mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.51mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.51mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.51mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.52mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	45d	1	0.54mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	45d	1	0.61mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.71mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.72mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.72mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.73mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.73mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.73mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	0.74mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	19d	1	0.75mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	0.79mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	45d	1	0.80mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	0.84mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	0.92mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	45d	1	0.95mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	0.97mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	14d	1	1.00mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.07mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	26d	1	1.11mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	18d	1	1.19mi
6874 Country Ln Dearborn Heights, MI	2.0	1.5	1400	$1,500	$1.07	45d	1	1.35mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	12d	1	1.37mi

Listing history 25 events

1. 2026-06-21
   days on market $99,999 Active 43 DOM
2. 2026-06-18
   days on market $99,999 Active 40 DOM
3. 2026-06-17
   days on market $99,999 Active 39 DOM
4. 2026-06-15
   days on market $99,999 Active 37 DOM
5. 2026-06-13
   days on market $99,999 Active 35 DOM
6. 2026-06-13
   days on market $99,999 Active 34 DOM
7. 2026-06-09
   days on market $99,999 Active 31 DOM
8. 2026-06-08
   days on market $99,999 Active 30 DOM
9. 2026-06-07
   days on market $99,999 Active 29 DOM
10. 2026-06-04
    days on market $99,999 Active 26 DOM
11. 2026-06-03
    days on market $99,999 Active 25 DOM
12. 2026-06-02
    days on market $99,999 Active 24 DOM
13. 2026-06-01
    days on market $99,999 Active 23 DOM
14. 2026-05-31
    days on market $99,999 Active 22 DOM
15. 2026-05-06
    listed $99,999 Active 563-char remark

    Show marketing remark (563 chars)

    Charming brick bungalow situated on a large corner lot in Detroit. Property features 3 bedrooms, 1.1 bathrooms, approximately 1,184 square feet, an attached 2 car garage, and basement. Home offers solid bones and is move in ready, with just a little cosmetic TLC needed to make it your own. Property features vinyl windows and updated mechanicals. Convenient location near major roads, shopping, schools, and local amenities. Property is being sold as is. Buyer to verify all information and measurements. Great opportunity for owner occupants or investors alike.

16. 2026-05-06
    listed $99,999 Active 563-char remark

    Show marketing remark (563 chars)

    Charming brick bungalow situated on a large corner lot in Detroit. Property features 3 bedrooms, 1.1 bathrooms, approximately 1,184 square feet, an attached 2 car garage, and basement. Home offers solid bones and is move in ready, with just a little cosmetic TLC needed to make it your own. Property features vinyl windows and updated mechanicals. Convenient location near major roads, shopping, schools, and local amenities. Property is being sold as is. Buyer to verify all information and measurements. Great opportunity for owner occupants or investors alike.

17. 2024-03-29
    historical $1,200
18. 2024-03-06
    listed $1,200
19. 2022-09-26
    soldstatus $52,000
20. 2022-09-09
    soldstatus $52,000 Sold

    Show marketing remark (106 chars)

    NICE 3 BEDROOM BRICK HOME WITH BASEMENT 2 CAR GARAGE. WILL LOOK AT ALL REASONABLE OFFERS. HOME HAS 2 LOTS.

21. 2022-09-09
    soldstatus $52,000 Closed

    Show marketing remark (106 chars)

    NICE 3 BEDROOM BRICK HOME WITH BASEMENT 2 CAR GARAGE. WILL LOOK AT ALL REASONABLE OFFERS. HOME HAS 2 LOTS.

22. 2022-08-18
    status Pending

    Show marketing remark (106 chars)

    NICE 3 BEDROOM BRICK HOME WITH BASEMENT 2 CAR GARAGE. WILL LOOK AT ALL REASONABLE OFFERS. HOME HAS 2 LOTS.

23. 2022-08-18
    status Pending

    Show marketing remark (106 chars)

    NICE 3 BEDROOM BRICK HOME WITH BASEMENT 2 CAR GARAGE. WILL LOOK AT ALL REASONABLE OFFERS. HOME HAS 2 LOTS.

24. 2022-07-14
    listed $70,000 Active

    Show marketing remark (106 chars)

    NICE 3 BEDROOM BRICK HOME WITH BASEMENT 2 CAR GARAGE. WILL LOOK AT ALL REASONABLE OFFERS. HOME HAS 2 LOTS.

25. 2022-07-14
    listed $70,000 Active

    Show marketing remark (106 chars)

    NICE 3 BEDROOM BRICK HOME WITH BASEMENT 2 CAR GARAGE. WILL LOOK AT ALL REASONABLE OFFERS. HOME HAS 2 LOTS.

ⓘ 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: $4,048 · $337/mo
• Projected year-2 tax: $4,048 · $337/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 ≥99°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: $14,311
• − Mortgage interest: −$5,601
• − Property taxes: −$4,048
• − Insurance: −$500
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$2,909
• Taxable loss: −$1,038
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $714/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

+42.9% since first listed

11 events — show timeline

• 2026-05-06 Listed $99,999 MiRealSource-MiMLS
• 2026-05-06 Listed $99,999 REALCOMP
• 2024-03-29 Rental Removed $1,200 BUILDIUM
• 2024-03-06 Listed for Rent $1,200 BUILDIUM
• 2022-09-26 Sold (Public Records) $52,000 Public Records
• 2022-09-09 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2022-09-09 Sold (MLS) $52,000 REALCOMP
• 2022-08-18 Pending — MiRealSource-MiMLS
• 2022-08-18 Pending — REALCOMP
• 2022-07-14 Listed $70,000 MiRealSource-MiMLS
• 2022-07-14 Listed $70,000 REALCOMP

Property tax history

+6.8%/yr

Latest (2025): $4,048 · +44.6% YoY. Source: county tax records.