7681 Ellsworth St · Detroit, MI 48238 1928

$20,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 1 Days on market

Built 1924 3,049 sqft lot Est $32k · 38% under ↓ 5% since listing

---

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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Charming 2-bedroom, 1 full bath home featuring refinished hardwood floors and thoughtful updates throughout. Recent improvements include new plumbing in the basement, a new front entrance security door, and a new front entrance exterior door. Additional highlights include glass block windows and a spacious backyard, offering plenty of room to enjoy outdoor activities and everyday living.

Key facts

• New plumbing
• Spacious backyard
• Glass block windows

Tags

• REFINISHED HARDWOOD FLOORS
• NEW PLUMBING
• FRONT ENTRANCE SECURITY DOOR
• FRONT ENTRANCE EXTERIOR DOOR
• GLASS BLOCK WINDOWS
• SPACIOUS BACKYARD

Property features AI

Exterior

• Parking: Detached garage with 1 parking space
• Utilities: Public water; Natural gas; Forced air heating
• Home design: Residential 1 1/2-story; Built in 1924
• Construction: Basement foundation; Below-grade area: 704 (basement)
• Exterior features: Brick exterior; Paved street access; Frontage: 30 feet

Interior

• Kitchen: Kitchen (Entry level) — 11 x 9; Dining room (Entry level) — 11 x 11
• Bedrooms: Bedroom 1 (Entry level) — 9 x 9; Bedroom 2 (Second level) — 13 x 9
• Bathrooms: 1 full bathroom (Entry level) — 9 x 9
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: 6 total rooms; Unfinished basement
• Laundry & utility: Basement present (unfinished)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($867 rent vs $20k).
• Cap rate 39.1% 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: 1 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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

• In year one you build about $738 of equity ($138 loan paydown + $600 appreciation (3.0% local appreciation)).
• 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $20,000

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 4.33% ✓
• Cap rate: 39.09%
• Cash-on-cash: 117.13%
• DSCR: 6.21
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $32,384
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14830 Greenlawn St	0.24mi	2/1.0	672 (-4%)	13mo	$15,000	$22	71
7326 Ellsworth St	0.22mi	2/1.0	756 (+7%)	13mo	$35,000	$46	67
14619 Greenlawn St	0.34mi	2/1.0	804 (+14%)	5mo	$52,000	$65	56
14890 Holmur St	0.62mi	2/1.0	779 (+11%)	10mo	$40,598	$52	45
6445 SW Globe St S	0.42mi	2/1.0	795 (+13%)	18mo	$30,000	$38	43
14611 Washburn St	0.72mi	2/1.0	790 (+12%)	10mo	$34,900	$44	37

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: —
• Equity multiple: 7.65×
• Total profit: $37,235
• Equity at exit: $8,993

10-year hold

• IRR: —
• Equity multiple: 15.96×
• Total profit: $83,786
• Equity at exit: $13,859

Cash invested: $5,600 (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 48238 1928

• Active inventory: 1
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $867 high
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $547

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 32%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14950 Stoepel St Detroit, MI	2.0	1.0	600	$900	$1.50	24d	1	0.38mi
3808 Kendall St Unit 3 Detroit, MI	1.0	1.0	550	$700	$1.27	43d	1	0.82mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	24d	4	0.83mi
2341 Ewald Cir Unit 3 Detroit, MI	1.0	1.0	600	$900	$1.50	43d	1	0.89mi
3700 Pasadena St Unit 8 Detroit, MI	1.0	1.0	500	$775	$1.55	24d	1	1.03mi
1875 Ewald Cir Unit 2E Detroit, MI	1.0	1.0	725	$875	$1.21	4d	1	1.07mi
3266 Pasadena St Unit 3 Detroit, MI	1.0	1.0	696	$700	$1.01	43d	1	1.09mi
1705 Oakman Blvd Unit 10 Detroit, MI	1.0	1.0	650	$895	$1.38	23d	1	1.18mi
1705 Oakman Blvd Unit 5 Detroit, MI	1.0	1.0	650	$895	$1.38	43d	1	1.18mi
3235 W Grand St Detroit, MI	2.0	1.0	500	$850	$1.70	14d	1	1.18mi
12728 Monica St Unit 2 Detroit, MI	1.0	1.0	620	$750	$1.21	43d	1	1.34mi
2952 Waverly St Unit 2W Detroit, MI	1.0	1.0	439	$750	$1.71	10d	1	1.37mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	17d	1	1.42mi
2623 W McNichols Rd Unit 23106 Detroit, MI	1.0	1.0	750	$1,075	$1.43	43d	1	1.43mi
2433 Pasadena St Unit 2435 Detroit, MI	2.0	1.0	700	$1,025	$1.46	43d	1	1.43mi

Listing history 2 events

1. 2026-06-18
   remarks 390-char remark
2. 2026-06-18
   listed $20,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $10,402
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$582
• Taxable income: $6,636
• Est. tax owed @ 24.0%: −$1,593
• After-tax cash flow: $4,967/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-4.8% since first listed

11 events — show timeline

• 2026-06-19 Listed $20,000 MiRealSource-MiMLS
• 2026-06-19 Listed $20,000 REALCOMP
• 2026-06-18 Coming Soon $20,000 MiRealSource-MiMLS
• 2021-09-10 Sold (MLS) $21,000 MiRealSource-MiMLS
• 2021-09-10 Sold (MLS) $21,000 REALCOMP
• 2021-08-12 Pending — REALCOMP
• 2021-08-12 Relisted — REALCOMP
• 2021-08-11 Pending — REALCOMP
• 2021-08-11 Pending — MiRealSource-MiMLS
• 2021-07-21 Listed $21,000 MiRealSource-MiMLS
• 2021-07-21 Listed $21,000 REALCOMP

Property tax history

+10.9%/yr

Latest (2025): $1,768 · +32.2% YoY. Source: county tax records.