6900 Westwood St · Detroit, MI 48228

$125,000

4 bd · 1.0 ba · 720 sqft · SingleFamily public records · 96 Days on market

Built 1936 4,356 sqft lot

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Why this score? — see what drove the C 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Nestled in the heart of Detroit, Michigan, the single-family residence at 6900 Westwood ST presents an opportunity to craft a living space that reflects your unique style. This property awaits a new owner to bring their vision to life. Four bedrooms offer ample space for rest and rejuvenation, providing everyone with a private retreat to unwind. New roof is 6 months old and a newer heater (one and a half years). All information is approx. BATVAI

Key facts

• Newer heater
• New roof
• 4,356 sq ft lot

Tags

• NEW ROOF
• NEWER HEATER

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% 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: Rents soft (-2.3%/yr); 369 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,463/mo this rent would consume 57% 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 $864 of loan paydown is wiped out by about $4k 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 96 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y 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 $60k; list at $125k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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: 1.17% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $74,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7320 Westwood St	0.18mi	3/1.0 (-1)	738 (+2%)	2mo	$115,000	$156	80
6339 Warwick St	0.43mi	3/1.0 (-1)	725 (+1%)	8mo	$75,000	$103	67
6816 Evergreen Ave	0.26mi	3/1.0 (-1)	768 (+7%)	7mo	$50,000	$65	66
6394 Westwood St	0.35mi	3/1.0 (-1)	770 (+7%)	2mo	$90,000	$117	65
7375 Brace St	0.41mi	3/1.0 (-1)	711 (-1%)	10mo	$18,500	$26	65
7275 Auburn St	0.21mi	3/1.0 (-1)	803 (+12%)	5mo	$60,000	$75	62
7701 Piedmont St	0.42mi	3/1.0 (-1)	706 (-2%)	13mo	$86,500	$123	62
7401 Greenview Ave	0.48mi	3/1.5 (-1)	720 (0%)	21mo	$45,000	$63	53
7401 Auburn St	0.30mi	3/1.0 (-1)	808 (+12%)	10mo	$40,000	$50	52
7260 Pierson St	0.64mi	3/1.0 (-1)	747 (+4%)	10mo	$102,000	$137	50
7315 Fielding St	0.55mi	3/1.0 (-1)	768 (+7%)	11mo	$119,900	$156	49
6167 Faust Ave	0.74mi	3/1.0 (-1)	730 (+1%)	19mo	$55,000	$75	43

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: -5.6%
• Equity multiple: 0.80×
• Total profit: $-7,071
• Equity at exit: $18,638

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-136
• Equity at exit: $10,808

Cash invested: $35,000 (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: 369
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$174 /mo · $2,091/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $274

Break-even live

Break-even rent $1,116

Max offer price $125,000

Occupancy floor 76%

Sensitivity live

Price	-10% $345	-5% $309	+0% $274	+5% $238	+10% $203
Rent	-10% $158	-5% $216	+0% $274	+5% $332	+10% $389
Rate	-1.0pp $337	-0.5pp $306	base $274	+0.5pp $241	+1.0pp $208

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	45d	1	0.48mi

Listing history 20 events

1. 2026-04-08
   status Pending 449-char remark

   Show marketing remark (449 chars)

   Nestled in the heart of Detroit, Michigan, the single-family residence at 6900 Westwood ST presents an opportunity to craft a living space that reflects your unique style. This property awaits a new owner to bring their vision to life. Four bedrooms offer ample space for rest and rejuvenation, providing everyone with a private retreat to unwind. New roof is 6 months old and a newer heater (one and a half years). All information is approx. BATVAI

2. 2026-04-08
   status Pending

   Show marketing remark (449 chars)

   Nestled in the heart of Detroit, Michigan, the single-family residence at 6900 Westwood ST presents an opportunity to craft a living space that reflects your unique style. This property awaits a new owner to bring their vision to life. Four bedrooms offer ample space for rest and rejuvenation, providing everyone with a private retreat to unwind. New roof is 6 months old and a newer heater (one and a half years). All information is approx. BATVAI

3. 2026-01-02
   listed $125,000 Active

   Show marketing remark (449 chars)

   Nestled in the heart of Detroit, Michigan, the single-family residence at 6900 Westwood ST presents an opportunity to craft a living space that reflects your unique style. This property awaits a new owner to bring their vision to life. Four bedrooms offer ample space for rest and rejuvenation, providing everyone with a private retreat to unwind. New roof is 6 months old and a newer heater (one and a half years). All information is approx. BATVAI

4. 2026-01-02
   listed $125,000 Active 449-char remark

   Show marketing remark (449 chars)

   Nestled in the heart of Detroit, Michigan, the single-family residence at 6900 Westwood ST presents an opportunity to craft a living space that reflects your unique style. This property awaits a new owner to bring their vision to life. Four bedrooms offer ample space for rest and rejuvenation, providing everyone with a private retreat to unwind. New roof is 6 months old and a newer heater (one and a half years). All information is approx. BATVAI

5. 2026-01-01
   historical
6. 2026-01-01
   historical
7. 2025-10-29
   listed $125,000 Active
8. 2025-10-29
   listed $125,000 Active
9. 2025-10-28
   historical
10. 2023-07-03
    soldstatus $60,000
11. 2014-05-30
    historical
12. 2014-05-30
    historical
13. 2014-04-01
    historical
14. 2013-10-02
    listed $700
15. 2013-08-26
    listed $12,900
16. 2013-08-26
    listed $12,900
17. 2012-06-12
    historical
18. 2012-06-12
    historical
19. 2011-12-12
    listed $18,500
20. 2011-12-12
    listed $18,500

ⓘ 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: $2,091 · $174/mo
• Projected year-2 tax: $2,091 · $174/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,553
• − Mortgage interest: −$7,002
• − Property taxes: −$2,091
• − Insurance: −$625
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$3,636
• Taxable income: $1,391
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,952/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

+575.7% since first listed

20 events — show timeline

• 2026-04-08 Pending — MiRealSource-MiMLS
• 2026-04-08 Pending — REALCOMP
• 2026-01-02 Listed $125,000 REALCOMP
• 2026-01-02 Listed $125,000 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-29 Listed $125,000 MiRealSource-MiMLS
• 2025-10-29 Listed $125,000 REALCOMP
• 2025-10-28 Coming Soon — MiRealSource-MiMLS
• 2023-07-03 Sold (Public Records) $60,000 Public Records
• 2014-05-30 Listing Removed — REALCOMP
• 2014-05-30 Listing Removed — MiRealSource-MiMLS
• 2014-04-01 Listing Removed — MiRealSource-MiMLS
• 2013-10-02 Listed $700 MiRealSource-MiMLS
• 2013-08-26 Listed $12,900 REALCOMP
• 2013-08-26 Listed $12,900 MiRealSource-MiMLS
• 2012-06-12 Listing Removed — REALCOMP
• 2012-06-12 Listing Removed — MiRealSource-MiMLS
• 2011-12-12 Listed $18,500 REALCOMP
• 2011-12-12 Listed $18,500 MiRealSource-MiMLS

Property tax history

+8.9%/yr

Latest (2025): $2,091 · -54.3% YoY. Source: county tax records.