7580 E Grixdale St · Detroit, MI 48234

$27,000

3 bd · 1.0 ba · 867 sqft · SingleFamily public records · 3 Days on market

Built 1950 5,227 sqft lot Est $53k · 49% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 3-bedroom, 1-bath home ready for a complete transformation. This property requires a renovation and is being sold as-is, making it ideal for investors, renovators, or buyers looking to create their dream home from the ground up. With solid potential and a functional layout, this is your chance to add value and bring new life to a property in need of restoration. Whether you're planning a flip, rental, or personal residence, the possibilities are endless.

Key facts

• 5,227 sq ft lot
• Built 1950
• Listed 3 days

Property features AI

Finance

• Financial info: Annual tax amount reported
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Vinyl siding; 867 above-grade finished square feet
• Exterior features: Lot in PACKARD PARK neighborhood; Cross street at Van Dyke St and Packard Ave

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: 3 total rooms; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Cap rate 36.1% 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: Rents rising fast (+6.7%/yr); 226 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 40% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $187 of loan paydown is wiped out by about $810 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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: property tax is 4.6% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $27,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 4.35% ✓
• Cap rate: 36.11%
• Cash-on-cash: 106.50%
• DSCR: 5.74
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $52,887
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18824 Helen St	0.36mi	3/1.0	844 (-3%)	5mo	$34,000	$40	75
8100 Stockton St	0.20mi	2/1.0 (-1)	800 (-8%)	3mo	$26,000	$33	70
18709 Helen St	0.35mi	3/1.5	845 (-2%)	14mo	$87,000	$103	66
6865 Edgeton St	0.51mi	3/1.5	888 (+2%)	8mo	$73,000	$82	64
8062 Stockton St	0.16mi	2/1.0 (-1)	768 (-11%)	6mo	$18,000	$23	64
6744 Brimson St	0.63mi	3/1.0	910 (+5%)	1mo	$45,000	$49	62
18818 Sherwood St	0.46mi	3/1.0	940 (+8%)	6mo	$38,000	$40	60
18810 Sherwood St	0.45mi	3/2.0	915 (+6%)	11mo	$103,000	$113	57
18810 Carrie St	0.30mi	3/1.0	982 (+13%)	11mo	$86,000	$88	54
19332 Packard St	0.50mi	2/1.5 (-1)	775 (-11%)	3mo	$25,000	$32	49
19635 Rogge St	0.72mi	3/1.0	925 (+7%)	13mo	$66,500	$72	44
8212 E Lantz St	0.71mi	3/1.0	989 (+14%)	2mo	$60,000	$61	42

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: —
• Equity multiple: 6.69×
• Total profit: $42,980
• Equity at exit: $4,026

10-year hold

• IRR: —
• Equity multiple: 15.94×
• Total profit: $112,912
• Equity at exit: $2,334

Cash invested: $7,560 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$142
• Tax from tax record: −$105 /mo · $1,254/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $671

Break-even live

Break-even rent $326

Max offer price $27,000

Occupancy floor 38%

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: $6,750
• Closing costs: $810
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	0.16mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.44mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	5d	1	0.78mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	1.06mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	43d	1	1.07mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	17d	1	1.20mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	43d	1	1.20mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	21d	1	1.20mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	43d	1	1.20mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	1.26mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	16d	1	1.28mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	23d	1	1.37mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	1.40mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	1.42mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	1.44mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	43d	1	1.46mi
7605 Jackson Ave Warren, MI	2.0	1.0	600	$1,165	$1.94	24d	1	1.47mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	43d	1	1.49mi

Listing history 4 events

1. 2026-06-18
   days on market $27,000 Active 3 DOM
2. 2026-06-17
   days on market $27,000 Active 2 DOM
3. 2026-06-16
   remarks 487-char remark

   Show marketing remark (487 chars)

   Opportunity awaits with this 3-bedroom, 1-bath home ready for a complete transformation. This property requires a renovation and is being sold as-is, making it ideal for investors, renovators, or buyers looking to create their dream home from the ground up. With solid potential and a functional layout, this is your chance to add value and bring new life to a property in need of restoration. Whether you're planning a flip, rental, or personal residence, the possibilities are endless.

4. 2026-06-16
   listed $27,000 Active 1 DOM

   Show marketing remark (487 chars)

   Opportunity awaits with this 3-bedroom, 1-bath home ready for a complete transformation. This property requires a renovation and is being sold as-is, making it ideal for investors, renovators, or buyers looking to create their dream home from the ground up. With solid potential and a functional layout, this is your chance to add value and bring new life to a property in need of restoration. Whether you're planning a flip, rental, or personal residence, the possibilities are endless.

ⓘ 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: $1,254 · $105/mo
• Projected year-2 tax: $1,254 · $105/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 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 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: $14,100
• − Mortgage interest: −$1,512
• − Property taxes: −$1,254
• − Insurance: −$135
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$785
• Taxable income: $8,157
• Est. tax owed @ 24.0%: −$1,958
• After-tax cash flow: $6,093/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

+90.1% since first listed

8 events — show timeline

• 2026-06-16 Listed $27,000 MiRealSource-MiMLS
• 2026-06-16 Listed $27,000 REALCOMP
• 2024-02-01 Listing Removed — MiRealSource-MiMLS
• 2024-01-31 Listing Removed — REALCOMP
• 2023-10-10 Listed $25,000 MiRealSource-MiMLS
• 2023-10-10 Listed $25,000 REALCOMP
• 2001-12-21 Sold (Public Records) $55,000 Public Records
• 2001-04-20 Sold (Public Records) $14,200 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,254 · +0.5% YoY. Source: county tax records.