7801 Rutherford St · Detroit, MI 48228

$80,000

4 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 73 Days on market

Built 1950 4,792 sqft lot $74/sqft · 45% above area Est $93k · 14% under ↓ 12% since listing

---

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
• ARV discount +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

4 Bedroom 1 Bath Home. . Move in Ready and perfect for Homeowners or Investors. .. Large yard. . Vacant lot 7809 Rutherford included in Sale. Seller needs 4 Hr Notice to show

Key facts

• Large yard
• Vacant lot included
• 4,792 sq ft lot

Tags

• LARGE YARD
• VACANT LOT INCLUDED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 10.1% 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); 369 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1,379/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 $553 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1950 — 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: 1.72% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.30%
• DSCR: 2.26
• GRM: 4.8

CMA / ARV

• ARV (median comp): $92,869
• List price: $80,000
• Delta: -13.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7483 Mettetal St	0.25mi	3/1.5 (-1)	1,124 (+5%)	5mo	$86,000	$77	69
8215 Mansfield St	0.23mi	3/1.0 (-1)	1,000 (-7%)	6mo	$63,000	$63	68
7904 Mead St	0.55mi	3/1.0 (-1)	1,080 (+1%)	6mo	$160,000	$148	64
8277 Sussex St	0.52mi	3/1.0 (-1)	1,038 (-3%)	4mo	$120,000	$116	62
7484 Clayburn St	0.53mi	3/1.0 (-1)	1,100 (+2%)	7mo	$80,000	$73	61
8254 Sussex St	0.53mi	3/1.0 (-1)	1,006 (-6%)	3mo	$108,000	$107	58
8160 Sussex St	0.49mi	3/1.0 (-1)	960 (-11%)	1mo	$58,000	$60	54
7304 Saint Marys St	0.34mi	3/1.0 (-1)	1,215 (+13%)	5mo	$50,000	$41	54
7766 Clayburn St	0.50mi	3/1.0 (-1)	988 (-8%)	7mo	$75,000	$76	53
8348 Terry St	0.71mi	3/1.0 (-1)	932 (-13%)	4mo	$82,500	$89	36
8166 Lauder St	0.69mi	3/1.0 (-1)	940 (-12%)	7mo	$113,000	$120	36
8255 Marlowe St	0.74mi	3/1.0 (-1)	915 (-15%)	4mo	$27,400	$30	33

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: 19.1%
• Equity multiple: 1.74×
• Total profit: $16,670
• Equity at exit: $11,928

10-year hold

• IRR: 25.2%
• Equity multiple: 2.89×
• Total profit: $42,332
• Equity at exit: $6,917

Cash invested: $22,400 (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: 369
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$420
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $528

Break-even live

Break-even rent $710

Max offer price $80,000

Occupancy floor 57%

Sensitivity live

Price	-10% $574	-5% $551	+0% $528	+5% $506	+10% $483
Rent	-10% $419	-5% $474	+0% $528	+5% $583	+10% $637
Rate	-1.0pp $569	-0.5pp $549	base $528	+0.5pp $508	+1.0pp $486

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7312 Mansfield St Detroit, MI	4.0	1.0	1300	$1,400	$1.08	18d	1	0.33mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	23d	1	0.52mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	45d	1	0.55mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	45d	1	0.63mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	45d	1	0.71mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	45d	1	0.75mi
6474 Saint Marys St Detroit, MI	3.0	1.0	1237	$1,350	$1.09	45d	1	0.77mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	0.79mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	0.88mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	45d	1	0.89mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	18d	1	0.91mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	0.94mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.02mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.04mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	1.11mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	6d	1	1.15mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	1.20mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	45d	1	1.25mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	18d	1	1.28mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	45d	1	1.32mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	18d	1	1.37mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	12d	1	1.42mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	1.44mi

Listing history 18 events

1. 2026-06-21
   days on market $80,000 Active 73 DOM
2. 2026-06-18
   days on market $80,000 Active 70 DOM
3. 2026-06-17
   days on market $80,000 Active 69 DOM
4. 2026-06-15
   days on market $80,000 Active 67 DOM
5. 2026-06-13
   days on market $80,000 Active 65 DOM
6. 2026-06-13
   days on market $80,000 Active 64 DOM
7. 2026-06-09
   days on market $80,000 Active 61 DOM
8. 2026-06-08
   days on market $80,000 Active 60 DOM
9. 2026-06-07
   days on market $80,000 Active 59 DOM
10. 2026-06-04
    days on market $80,000 Active 56 DOM
11. 2026-06-03
    days on market $80,000 Active 55 DOM
12. 2026-06-02
    days on market $80,000 Active 54 DOM
13. 2026-06-01
    days on market $80,000 Active 53 DOM
14. 2026-05-31
    days on market $80,000 Active 52 DOM
15. 2026-04-30
    price $105,000 174-char remark

    Show marketing remark (176 chars)

    4 Bedroom 1 Bath Home. . Move in Ready and perfect for Homeowners or Investors. .. Large yard. . Vacant lot 7809 Rutherford included in Sale. Seller needs 4 Hr Notice to show

16. 2026-04-30
    price $105,000 176-char remark

    Show marketing remark (176 chars)

    4 Bedroom 1 Bath Home. . Move in Ready and perfect for Homeowners or Investors. .. Large yard. . Vacant lot 7809 Rutherford included in Sale. Seller needs 4 Hr Notice to show

17. 2026-04-09
    listed $120,000 Active 176-char remark

    Show marketing remark (174 chars)

    4 Bedroom 1 Bath Home. . Move in Ready and perfect for Homeowners or Investors. .. Large yard. . Vacant lot 7809 Rutherford included in Sale. Seller needs 4 Hr Notice to show

18. 2026-04-09
    listed $120,000 Active 174-char remark

    Show marketing remark (174 chars)

    4 Bedroom 1 Bath Home. . Move in Ready and perfect for Homeowners or Investors. .. Large yard. . Vacant lot 7809 Rutherford included in Sale. Seller needs 4 Hr Notice to show

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $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 · 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: $16,545
• − Mortgage interest: −$4,481
• − Property taxes: −$1,297
• − Insurance: −$400
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$2,327
• Taxable income: $5,393
• Est. tax owed @ 24.0%: −$1,294
• After-tax cash flow: $5,045/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

-12.5% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $105,000 MiRealSource-MiMLS
• 2026-04-30 Price Changed $105,000 REALCOMP
• 2026-04-09 Listed $120,000 REALCOMP
• 2026-04-09 Listed $120,000 MiRealSource-MiMLS

Property tax history

-0.9%/yr

Latest (2025): $1,297 · -43.9% YoY. Source: county tax records.