6324 Rosemont Ave · Detroit, MI 48228

$105,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 41 Days on market

Built 1966 4,356 sqft lot $109/sqft · 29% above area Est $82k · 29% over

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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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity at 6324 Rosemont in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor's portfolio. Whether you're looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% 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); 363 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,391/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 $726 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 41 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $105k implies a 950% gain — meaningful room to come down on a strong offer.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.94%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $81,500
• List price: $105,000
• Delta: 28.83%
• 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
6324 Rosemont Ave	0.00mi	3/1.0	960 (0%)	1mo	$85,000	$89	99
6411 Greenview Ave	0.23mi	3/1.0	959 (-0%)	4mo	$117,000	$122	86
6506 Stahelin Ave	0.35mi	3/1.0	960 (0%)	2mo	$70,000	$73	82
6760 Warwick St	0.52mi	3/1.0	960 (0%)	2mo	$70,000	$73	74
6712 Artesian St	0.44mi	3/1.0	1,000 (+4%)	1mo	$97,500	$98	71
6300 Penrod St	0.07mi	4/1.0 (+1)	1,080 (+12%)	1mo	$78,000	$72	70
6409 Grandville Ave	0.59mi	3/1.5	960 (0%)	3mo	$128,000	$133	68
6719 Westwood St	0.69mi	3/1.0	960 (0%)	1mo	$62,500	$65	67
6356 Rutland St	0.32mi	3/1.0	842 (-12%)	2mo	$90,000	$107	63
6789 Grandmont Ave	0.57mi	2/1.0 (-1)	911 (-5%)	1mo	$80,000	$88	59
7391 Ashton Ave	0.66mi	3/1.0	1,023 (+7%)	3mo	$40,000	$39	56
6783 Westwood St	0.72mi	3/1.0	836 (-13%)	4mo	$65,000	$78	41

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,240
• Equity at exit: $15,656

10-year hold

• IRR: 8.4%
• Equity multiple: 1.55×
• Total profit: $16,309
• Equity at exit: $9,078

Cash invested: $29,400 (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: 363
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,391 high
• Mortgage (P&I): −$551
• Tax from tax record: −$139 /mo · $1,663/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $366

Break-even live

Break-even rent $928

Max offer price $105,000

Occupancy floor 69%

Sensitivity live

Price	-10% $425	-5% $396	+0% $366	+5% $336	+10% $306
Rent	-10% $256	-5% $311	+0% $366	+5% $421	+10% $476
Rate	-1.0pp $419	-0.5pp $393	base $366	+0.5pp $339	+1.0pp $311

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	17d	1	0.33mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	0.38mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	0.44mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	0d	11	0.85mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	0.94mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	1.05mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.13mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	1.16mi
4900 Heather Dr Dearborn, MI	1.0–2.0	1.0–2.0	921	$1,980	$2.15	2d	1	1.19mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.25mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	1.26mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.29mi
6406 Mead St Dearborn, MI	2.0	1.0	904	$1,100	$1.22	25d	1	1.41mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	1.44mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	1.50mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	1.50mi

Listing history 15 events

1. 2026-04-25
   price $105,000 446-char remark

   Show marketing remark (458 chars)

   Turnkey investment opportunity at 6324 Rosemont in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor’s portfolio. Whether you’re looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

2. 2026-04-25
   price $105,000 458-char remark

   Show marketing remark (458 chars)

   Turnkey investment opportunity at 6324 Rosemont in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor’s portfolio. Whether you’re looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

3. 2026-04-15
   listed $120,000 Active 458-char remark

   Show marketing remark (446 chars)

   Turnkey investment opportunity at 6324 Rosemont in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor's portfolio. Whether you're looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

4. 2026-04-15
   listed $120,000 Active 446-char remark

   Show marketing remark (446 chars)

   Turnkey investment opportunity at 6324 Rosemont in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor's portfolio. Whether you're looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

5. 2012-08-21
   soldstatus $10,000
6. 2012-08-21
   soldstatus $10,000
7. 2012-05-08
   listed $12,900
8. 2012-05-08
   listed $12,900
9. 2009-12-21
   soldstatus $14,500
10. 2009-04-01
    historical
11. 2009-03-31
    listed $19,900
12. 2009-01-14
    listed $19,900
13. 1999-12-21
    soldstatus $77,500
14. 1999-11-12
    soldstatus $77,500
15. 1999-08-12
    listed $85,900

ⓘ 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: $1,663 · $139/mo
• Projected year-2 tax: $1,663 · $139/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: $16,692
• − Mortgage interest: −$5,882
• − Property taxes: −$1,663
• − Insurance: −$525
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$3,055
• Taxable income: $2,897
• Est. tax owed @ 24.0%: −$695
• After-tax cash flow: $3,696/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

+22.2% since first listed

15 events — show timeline

• 2026-04-25 Price Changed $105,000 MiRealSource-MiMLS
• 2026-04-25 Price Changed $105,000 REALCOMP
• 2026-04-15 Listed $120,000 REALCOMP
• 2026-04-15 Listed $120,000 MiRealSource-MiMLS
• 2012-08-21 Sold (MLS) $10,000 REALCOMP
• 2012-08-21 Sold (MLS) $10,000 MiRealSource-MiMLS
• 2012-05-08 Listed $12,900 REALCOMP
• 2012-05-08 Listed $12,900 MiRealSource-MiMLS
• 2009-12-21 Sold (MLS) $14,500 REALCOMP
• 2009-04-01 Listing Removed — REALCOMP
• 2009-03-31 Listed $19,900 REALCOMP
• 2009-01-14 Listed $19,900 REALCOMP
• 1999-12-21 Sold (Public Records) $77,500 Public Records
• 1999-11-12 Sold (MLS) $77,500 REALCOMP
• 1999-08-12 Listed $85,900 REALCOMP

Property tax history

+2.3%/yr

Latest (2025): $1,663 · -59.1% YoY. Source: county tax records.