7600 Doyle St · Detroit, MI 48234

$77,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 45 Days on market

Built 1925 3,485 sqft lot $59/sqft · 30% above area Est $60k · 28% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property has been fully renovated and meticulously maintained. It features a large backyard, a spacious basement, and is truly move-in ready. Beautifully remodeled, three bedroom, one bathroom, bungalow blends modern updates with classic charm. The kitchen and bathroom have been updated, and the home includes walk-in closets for added convenience. Located in a quiet, owner-occupied neighborhood with easy access to major freeways, it is just 10 minutes from downtown. This well-cared-for childhood home is now being offered for sale as the owner has relocated to Georgia.

Key facts

• Large backyard
• Walk-in closets
• Spacious basement

Tags

• LARGE BACKYARD
• SPACIOUS BASEMENT
• WALK-IN CLOSETS
• EASY ACCESS TO MAJOR FREEWAYS
• 10 MINUTES FROM DOWNTOWN

Property features AI

Finance

• Other: Lot approximately 0.08 acres (dimensions 35 x 103.6)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior; Block foundation; Asphalt roof; Built area above grade approximately 1,323 square feet
• Exterior features: Paved road access; Sidewalks; Pets allowed

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: 6 total rooms (includes bedroom count in rooms total)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s); No central air
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: Rents rising fast (+6.7%/yr); 226 active listings in the ZIP; 11 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 $1,395/mo this rent would consume 47% of the median local household income ($35k/yr) (locally 2372% 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 $532 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 + 6.7% 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 45 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 2y ago; this cycle's ask is 5210% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,690 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.81% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.59%
• DSCR: 2.27
• GRM: 4.6

CMA / ARV

• ARV (median comp): $60,380
• List price: $77,000
• Delta: 27.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7600 Dobel St	0.06mi	3/1.0	1,234 (-5%)	20mo	$55,000	$45	73
6839 Drake St	0.43mi	3/1.0	1,300 (+0%)	16mo	$62,000	$48	66
8101 Molena St	0.72mi	4/1.0 (+1)	1,328 (+2%)	10mo	$71,500	$54	49
6743 Covert St	0.46mi	3/1.0	1,401 (+8%)	20mo	$60,000	$43	48
6721 Buhr St	0.67mi	2/2.0 (-1)	1,212 (-6%)	1mo	$95,000	$78	48
6732 Varjo St	0.73mi	3/1.0	1,168 (-10%)	9mo	$73,500	$63	42
13086 Canonbury St	0.71mi	3/1.5	1,200 (-7%)	20mo	$110,000	$92	35

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.03×
• Total profit: $22,206
• Equity at exit: $11,481

10-year hold

• IRR: 34.2%
• Equity multiple: 4.77×
• Total profit: $81,265
• Equity at exit: $6,658

Cash invested: $21,560 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$404
• Tax from tax record: −$152 /mo · $1,827/yr
• Insurance: −$32
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $458

Break-even live

Break-even rent $815

Max offer price $77,000

Occupancy floor 62%

Sensitivity live

Price	-10% $502	-5% $480	+0% $458	+5% $436	+10% $415
Rent	-10% $348	-5% $403	+0% $458	+5% $513	+10% $568
Rate	-1.0pp $497	-0.5pp $478	base $458	+0.5pp $438	+1.0pp $418

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	17d	1	0.07mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	0.81mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	1.18mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	18d	1	1.20mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	2d	1	1.21mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	1.22mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	1.25mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.26mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	1.29mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	1.30mi
18947 Runyon St Detroit, MI	3.0	1.0	1614	$1,100	$0.68	44d	1	1.44mi

Listing history 50 events

1. 2026-06-18
   days on market $77,000 Active 45 DOM
2. 2026-06-17
   days on market $77,000 Active 44 DOM
3. 2026-06-15
   days on market $77,000 Active 42 DOM
4. 2026-06-13
   days on market $77,000 Active 40 DOM
5. 2026-06-13
   days on market $77,000 Active 39 DOM
6. 2026-06-09
   days on market $77,000 Active 36 DOM
7. 2026-06-08
   days on market $77,000 Active 35 DOM
8. 2026-06-07
   days on market $77,000 Active 34 DOM
9. 2026-06-04
   days on market $77,000 Active 31 DOM
10. 2026-06-03
    days on market $77,000 Active 30 DOM
11. 2026-06-02
    days on market $77,000 Active 29 DOM
12. 2026-06-01
    days on market $77,000 Active 28 DOM
13. 2026-05-31
    days on market $77,000 Active 27 DOM
14. 2026-05-04
    listed $77,000 Active 578-char remark

    Show marketing remark (578 chars)

    The property has been fully renovated and meticulously maintained. It features a large backyard, a spacious basement, and is truly move-in ready. Beautifully remodeled, three bedroom, one bathroom, bungalow blends modern updates with classic charm. The kitchen and bathroom have been updated, and the home includes walk-in closets for added convenience. Located in a quiet, owner-occupied neighborhood with easy access to major freeways, it is just 10 minutes from downtown. This well-cared-for childhood home is now being offered for sale as the owner has relocated to Georgia.

15. 2026-05-04
    listed $77,000 Active 578-char remark

    Show marketing remark (578 chars)

    The property has been fully renovated and meticulously maintained. It features a large backyard, a spacious basement, and is truly move-in ready. Beautifully remodeled, three bedroom, one bathroom, bungalow blends modern updates with classic charm. The kitchen and bathroom have been updated, and the home includes walk-in closets for added convenience. Located in a quiet, owner-occupied neighborhood with easy access to major freeways, it is just 10 minutes from downtown. This well-cared-for childhood home is now being offered for sale as the owner has relocated to Georgia.

16. 2026-02-16
    historical $1,350
17. 2026-01-16
    listed $1,350
18. 2026-01-02
    historical $1,550
19. 2025-12-17
    price $1,550
20. 2025-12-02
    listed $1,350
21. 2025-06-01
    historical
22. 2025-06-01
    historical
23. 2025-04-16
    price $104,999
24. 2025-04-16
    price $104,999
25. 2025-03-07
    price $105,000
26. 2025-03-07
    price $105,000
27. 2025-02-21
    listed $87,500 Active
28. 2025-02-21
    listed $87,500 Active
29. 2025-02-19
    historical
30. 2025-01-09
    historical
31. 2025-01-09
    historical
32. 2024-12-12
    price $87,499
33. 2024-12-11
    price $87,499
34. 2024-11-15
    listed $87,500 Active
35. 2024-11-15
    listed $87,500 Active
36. 2024-11-14
    historical
37. 2024-11-14
    historical
38. 2024-11-04
    historical
39. 2024-11-04
    historical
40. 2024-10-30
    price $109,000
41. 2024-10-30
    price $109,000
42. 2024-09-16
    status Active
43. 2024-09-16
    status Active
44. 2024-08-21
    status Pending
45. 2024-08-21
    status Pending
46. 2024-08-14
    status Active
47. 2024-08-14
    status Active
48. 2024-08-14
    status Pending
49. 2024-08-14
    status Pending
50. 2024-06-28
    listed $93,500 Active

ⓘ 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: $1,827 · $152/mo
• Projected year-2 tax: $1,827 · $152/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 7/10 Severe FEMA zone X (unshaded) · 96% 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,737
• − Mortgage interest: −$4,313
• − Property taxes: −$1,827
• − Insurance: −$1,052
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$2,240
• Taxable income: $4,627
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $4,387/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · French/Haitian/Cajun 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

-98.6% since first listed

48 events — show timeline

• 2026-05-29 Listed for Rent $1,450 TURBOTENANT
• 2026-05-04 Listed $77,000 REALCOMP
• 2026-05-04 Listed $77,000 MiRealSource-MiMLS
• 2026-02-16 Rental Removed $1,350 TURBOTENANT
• 2026-01-16 Listed for Rent $1,350 TURBOTENANT
• 2026-01-02 Rental Removed $1,550 TURBOTENANT
• 2025-12-17 Price Changed $1,550 TURBOTENANT
• 2025-12-02 Listed for Rent $1,350 TURBOTENANT
• 2025-06-01 Listing Removed — MiRealSource-MiMLS
• 2025-06-01 Listing Removed — REALCOMP
• 2025-04-16 Price Changed $104,999 MiRealSource-MiMLS
• 2025-04-16 Price Changed $104,999 REALCOMP
• 2025-03-07 Price Changed $105,000 MiRealSource-MiMLS
• 2025-03-07 Price Changed $105,000 REALCOMP
• 2025-02-21 Listed $87,500 MiRealSource-MiMLS
• 2025-02-21 Listed $87,500 REALCOMP
• 2025-02-19 Coming Soon — MiRealSource-MiMLS
• 2025-01-09 Listing Removed — REALCOMP
• 2025-01-09 Listing Removed — MiRealSource-MiMLS
• 2024-12-12 Price Changed $87,499 MiRealSource-MiMLS
• 2024-12-11 Price Changed $87,499 REALCOMP
• 2024-11-15 Listed $87,500 MiRealSource-MiMLS
• 2024-11-15 Listed $87,500 REALCOMP
• 2024-11-14 Coming Soon — MiRealSource-MiMLS
• 2024-11-14 Coming Soon — REALCOMP
• 2024-11-04 Listing Removed — MiRealSource-MiMLS
• 2024-11-04 Listing Removed — REALCOMP
• 2024-10-30 Price Changed $109,000 MiRealSource-MiMLS
• 2024-10-30 Price Changed $109,000 REALCOMP
• 2024-09-16 Relisted — MiRealSource-MiMLS
• 2024-09-16 Relisted — REALCOMP
• 2024-08-21 Pending — MiRealSource-MiMLS
• 2024-08-21 Pending — REALCOMP
• 2024-08-14 Relisted — MiRealSource-MiMLS
• 2024-08-14 Relisted — REALCOMP
• 2024-08-14 Pending — MiRealSource-MiMLS
• 2024-08-14 Pending — REALCOMP
• 2024-06-28 Listed $93,500 REALCOMP
• 2024-06-27 Listed $93,500 MiRealSource-MiMLS
• 2024-06-18 Listing Removed — MiRealSource-MiMLS
• 2024-06-18 Listing Removed — REALCOMP
• 2024-06-01 Price Changed $95,000 MiRealSource-MiMLS
• 2024-06-01 Price Changed $95,000 REALCOMP
• 2024-06-01 Price Changed $95,000 SW Michigan MLS
• 2024-04-26 Relisted — REALCOMP
• 2024-04-21 Pending — REALCOMP
• 2024-04-04 Listed $100,000 MiRealSource-MiMLS
• 2024-04-04 Listed $100,000 REALCOMP

Property tax history

+4.8%/yr

Latest (2025): $1,827 · +1.2% YoY. Source: county tax records.