3673 Seyburn St · Detroit, MI 48214

$119,000

8 bd · 2.5 ba · 2,571 sqft · Townhouse public records · 100 Days on market

Built 1912 5,663 sqft lot $46/sqft · 111% above area ↓ 14% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• 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

Listing remarks MLS

Excellent investment opportunity in the heart of Detroit! This spacious two-unit duplex offers over 2,500 sq ft of living space, featuring a 3-bedroom, 1-bath lower unit and a 4-bedroom, 1-bath upper unit. Each unit offers generous room sizes, large kitchens, and plenty of natural light. Lower unit currently tenant-occupied at $1,000/month, providing immediate income potential for investors. The property also includes a covered porch, basement for storage, and sits on a 35x157 ft lot with ample yard space. Conveniently located near Mack Ave and Van Dyke, with easy access to freeways, schools, shopping, and public transportation.

Key facts

• Covered porch
• Two-unit duplex
• Basement for storage

Tags

• TWO-UNIT DUPLEX
• COVERED PORCH
• BASEMENT FOR STORAGE
• AMPLE YARD SPACE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 8-bed/2.5-bath townhouse listed at $119k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $108k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 298 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 $1,770/mo this rent would consume 63% of the median local household income ($34k/yr) (locally 1364% 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 $823 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 17 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.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,290 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1912 — 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: 1.49% ✓
• Cap rate: 12.56%
• Cash-on-cash: 22.38%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (median comp): $56,433
• List price: $119,000
• Delta: 110.87%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.61×
• Total profit: $20,294
• Equity at exit: $17,743

10-year hold

• IRR: 23.9%
• Equity multiple: 3.06×
• Total profit: $68,631
• Equity at exit: $10,289

Cash invested: $33,320 (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 48214

• Active inventory: 298
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,770 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $621

Break-even live

Break-even rent $983

Max offer price $119,000

Occupancy floor 60%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $119,000 Active 100 DOM
2. 2026-06-17
   days on market $119,000 Active 99 DOM
3. 2026-06-15
   days on market $119,000 Active 97 DOM
4. 2026-06-13
   days on market $119,000 Active 95 DOM
5. 2026-06-13
   days on market $119,000 Active 94 DOM
6. 2026-06-09
   days on market $119,000 Active 91 DOM
7. 2026-06-08
   days on market $119,000 Active 90 DOM
8. 2026-06-07
   days on market $119,000 Active 89 DOM
9. 2026-06-04
   days on market $119,000 Active 86 DOM
10. 2026-06-03
    days on market $119,000 Active 85 DOM
11. 2026-06-01
    days on market $119,000 Active 83 DOM
12. 2026-05-31
    days on market $119,000 Active 82 DOM
13. 2026-03-27
    status Active 636-char remark

    Show marketing remark (636 chars)

    Excellent investment opportunity in the heart of Detroit! This spacious two-unit duplex offers over 2,500 sq ft of living space, featuring a 3-bedroom, 1-bath lower unit and a 4-bedroom, 1-bath upper unit. Each unit offers generous room sizes, large kitchens, and plenty of natural light. Lower unit currently tenant-occupied at $1,000/month, providing immediate income potential for investors. The property also includes a covered porch, basement for storage, and sits on a 35x157 ft lot with ample yard space. Conveniently located near Mack Ave and Van Dyke, with easy access to freeways, schools, shopping, and public transportation.

14. 2026-03-26
    historical 636-char remark

    Show marketing remark (636 chars)

    Excellent investment opportunity in the heart of Detroit! This spacious two-unit duplex offers over 2,500 sq ft of living space, featuring a 3-bedroom, 1-bath lower unit and a 4-bedroom, 1-bath upper unit. Each unit offers generous room sizes, large kitchens, and plenty of natural light. Lower unit currently tenant-occupied at $1,000/month, providing immediate income potential for investors. The property also includes a covered porch, basement for storage, and sits on a 35x157 ft lot with ample yard space. Conveniently located near Mack Ave and Van Dyke, with easy access to freeways, schools, shopping, and public transportation.

15. 2026-03-09
    listed $119,000 Active 636-char remark

    Show marketing remark (636 chars)

    Excellent investment opportunity in the heart of Detroit! This spacious two-unit duplex offers over 2,500 sq ft of living space, featuring a 3-bedroom, 1-bath lower unit and a 4-bedroom, 1-bath upper unit. Each unit offers generous room sizes, large kitchens, and plenty of natural light. Lower unit currently tenant-occupied at $1,000/month, providing immediate income potential for investors. The property also includes a covered porch, basement for storage, and sits on a 35x157 ft lot with ample yard space. Conveniently located near Mack Ave and Van Dyke, with easy access to freeways, schools, shopping, and public transportation.

16. 2026-03-09
    listed $119,000 Active 636-char remark

    Show marketing remark (636 chars)

    Excellent investment opportunity in the heart of Detroit! This spacious two-unit duplex offers over 2,500 sq ft of living space, featuring a 3-bedroom, 1-bath lower unit and a 4-bedroom, 1-bath upper unit. Each unit offers generous room sizes, large kitchens, and plenty of natural light. Lower unit currently tenant-occupied at $1,000/month, providing immediate income potential for investors. The property also includes a covered porch, basement for storage, and sits on a 35x157 ft lot with ample yard space. Conveniently located near Mack Ave and Van Dyke, with easy access to freeways, schools, shopping, and public transportation.

17. 2026-02-02
    historical
18. 2026-02-02
    historical
19. 2025-11-06
    listed $119,000 Active
20. 2025-11-06
    listed $119,000 Active
21. 2024-06-01
    historical
22. 2024-05-31
    historical
23. 2024-05-31
    historical
24. 2023-12-26
    listed $145,000 Active
25. 2023-12-17
    listed $145,000 Active
26. 2023-12-17
    listed $145,000 Active
27. 2022-08-22
    historical
28. 2022-08-22
    historical
29. 2022-08-14
    price $100,000
30. 2022-08-14
    price $100,000
31. 2022-08-08
    listed $105,000 Active
32. 2022-08-08
    listed $105,000 Active
33. 2022-05-09
    historical
34. 2022-05-09
    historical
35. 2022-02-22
    price $109,900
36. 2022-02-22
    price $109,900
37. 2021-12-31
    status Active
38. 2021-12-23
    historical
39. 2021-10-29
    status Active
40. 2021-10-29
    status Active
41. 2021-10-28
    historical Accepting Backup Offers
42. 2021-10-28
    historical Accepting Backup Offers
43. 2021-09-20
    price $119,900
44. 2021-09-20
    price $119,900
45. 2021-09-20
    status Active
46. 2021-09-20
    status Active
47. 2021-09-07
    historical Accepting Backup Offers
48. 2021-09-07
    historical Accepting Backup Offers
49. 2021-08-31
    price $109,900
50. 2021-08-31
    price $109,900

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,535 · $128/mo
• Expected delta: +$298/yr (+$25/mo · 24.1%)

ⓘ 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 ≥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: $21,237
• − Mortgage interest: −$6,666
• − Property taxes: −$1,236
• − Insurance: −$595
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$3,462
• Taxable income: $5,880
• Est. tax owed @ 24.0%: −$1,411
• After-tax cash flow: $6,046/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · 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: ▼ -367.43%
• Current HPI: 102.0969
• 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

-14.4% since first listed

40 events — show timeline

• 2026-03-27 Relisted — REALCOMP
• 2026-03-26 Listing Removed — REALCOMP
• 2026-03-09 Listed $119,000 REALCOMP
• 2026-03-09 Listed $119,000 MiRealSource-MiMLS
• 2026-02-02 Listing Removed — REALCOMP
• 2026-02-02 Listing Removed — MiRealSource-MiMLS
• 2025-11-06 Listed $119,000 MiRealSource-MiMLS
• 2025-11-06 Listed $119,000 REALCOMP
• 2024-06-01 Listing Removed — MiRealSource-MiMLS
• 2024-05-31 Listing Removed — MiRealSource-MiMLS
• 2024-05-31 Listing Removed — REALCOMP
• 2023-12-26 Listed $145,000 MiRealSource-MiMLS
• 2023-12-17 Listed $145,000 MiRealSource-MiMLS
• 2023-12-17 Listed $145,000 REALCOMP
• 2022-08-22 Listing Removed — REALCOMP
• 2022-08-22 Listing Removed — MiRealSource-MiMLS
• 2022-08-14 Price Changed $100,000 MiRealSource-MiMLS
• 2022-08-14 Price Changed $100,000 REALCOMP
• 2022-08-08 Listed $105,000 MiRealSource-MiMLS
• 2022-08-08 Listed $105,000 REALCOMP
• 2022-05-09 Listing Removed — REALCOMP
• 2022-05-09 Listing Removed — MiRealSource-MiMLS
• 2022-02-22 Price Changed $109,900 MiRealSource-MiMLS
• 2022-02-22 Price Changed $109,900 REALCOMP
• 2021-12-31 Relisted — MiRealSource-MiMLS
• 2021-12-23 Listing Removed — MiRealSource-MiMLS
• 2021-10-29 Relisted — MiRealSource-MiMLS
• 2021-10-29 Relisted — REALCOMP
• 2021-10-28 Contingent — MiRealSource-MiMLS
• 2021-10-28 Contingent — REALCOMP
• 2021-09-20 Price Changed $119,900 MiRealSource-MiMLS
• 2021-09-20 Price Changed $119,900 REALCOMP
• 2021-09-20 Relisted — MiRealSource-MiMLS
• 2021-09-20 Relisted — REALCOMP
• 2021-09-07 Contingent — MiRealSource-MiMLS
• 2021-09-07 Contingent — REALCOMP
• 2021-08-31 Price Changed $109,900 MiRealSource-MiMLS
• 2021-08-31 Price Changed $109,900 REALCOMP
• 2021-05-21 Listed $139,000 MiRealSource-MiMLS
• 2021-05-21 Listed $139,000 REALCOMP

Property tax history

+3.4%/yr

Latest (2025): $1,236 · -48.5% YoY. Source: county tax records.