6901 Mansfield St · Detroit, MI 48228

$129,900

3 bd · 1.0 ba · 962 sqft · SingleFamily public records · 46 Days on market

Built 1938 4,792 sqft lot $135/sqft · 157% above area Est $108k · 21% over

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Why this score? — see what drove the F 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 +14.5/30.0
• 1% rule +4.6/10.0
• DSCR +4.4/10.0
• 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

This charming 3-bedroom brick home in Detroit’s Warrendale area features two full baths and a partially finished basement. Recent updates within the past five to six years include a newer roof, updated kitchen, bathroom improvements, and updated plumbing. With a one-car garage and a welcoming layout, this home is ready for its next owner!

Key facts

• Newer roof
• Brick home
• Updated kitchen

Tags

• BRICK HOME
• PARTIALLY FINISHED BASEMENT
• NEWER ROOF
• UPDATED KITCHEN
• BATHROOM IMPROVEMENTS
• UPDATED PLUMBING

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Water available; Public sewer
• Home design: Single-family residence; One story; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.11 acres (35 x 134); Ground-level entry with steps

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $29 ($347/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (4.0% below list).
• Recommended offer: $125k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Gardner Elementary School (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 282 students, 89% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 367 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,247/mo this rent would consume 49% 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 $898 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 29y 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.
• Current owner paid $5k; list at $130k implies a 2498% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,667 (4.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.96% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 8.7

CMA / ARV

• ARV (median comp): $107,730
• List price: $129,900
• Delta: 20.58%
• 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
6836 Mansfield St	0.07mi	3/1.0	876 (-9%)	2mo	$72,500	$83	80
7262 Saint Marys St	0.13mi	2/1.0 (-1)	935 (-3%)	5mo	$77,000	$82	80
6789 Grandmont Ave	0.33mi	2/1.0 (-1)	911 (-5%)	1mo	$80,000	$88	70
7784 Mettetal St	0.48mi	3/1.0	914 (-5%)	9mo	$75,000	$82	62
7785 Mettetal St	0.48mi	3/1.0	910 (-5%)	9mo	$75,000	$82	61
7766 Clayburn St	0.64mi	3/1.0	988 (+3%)	7mo	$75,000	$76	60
6324 Montrose St	0.47mi	3/1.0	1,042 (+8%)	9mo	$76,000	$73	57
8215 Mansfield St	0.70mi	3/1.0	1,000 (+4%)	6mo	$63,000	$63	56
7733 Barrie St	0.62mi	2/1.0 (-1)	909 (-6%)	4mo	$140,000	$154	54
6356 Rutland St	0.61mi	3/1.0	842 (-12%)	2mo	$90,000	$107	49
7484 Clayburn St	0.54mi	3/1.0	1,100 (+14%)	7mo	$80,000	$73	45
7793 Clayburn St	0.67mi	3/1.0	1,065 (+11%)	8mo	$75,000	$70	44

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: -18.4%
• Equity multiple: 0.37×
• Total profit: $-22,807
• Equity at exit: $19,369

10-year hold

• IRR: -18.7%
• Equity multiple: 0.14×
• Total profit: $-31,387
• Equity at exit: $11,231

Cash invested: $36,372 (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: 367
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$681
• Tax from tax record: −$221 /mo · $2,648/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $29

Break-even live

Break-even rent $1,210

Max offer price $129,900

Occupancy floor 93%

Sensitivity live

Price	-10% $102	-5% $66	+0% $29	+5% $-8	+10% $-45
Rent	-10% $-70	-5% $-20	+0% $29	+5% $78	+10% $127
Rate	-1.0pp $94	-0.5pp $62	base $29	+0.5pp $-5	+1.0pp $-39

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,100	$1.12	0d	1	0.24mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	26d	1	0.45mi
6406 Mead St Dearborn, MI	2.0	1.0	904	$1,100	$1.22	26d	1	0.78mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	45d	1	1.03mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	45d	1	1.03mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	1.07mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	45d	1	1.08mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	18d	1	1.11mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,530	$2.29	0d	7	1.14mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	1.17mi
6225 Middlesex St Unit 5 Dearborn, MI	2.0	1.0	700	$950	$1.36	14d	1	1.22mi
6225 Middlesex St Unit 5 Dearborn, MI	2.0	1.0	700	$950	$1.36	6d	1	1.22mi
4900 Heather Dr Dearborn, MI	1.0–2.0	1.0–2.0	921	$1,980	$2.15	3d	1	1.33mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.35mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	18d	1	1.40mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.40mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	26d	1	1.46mi

Listing history 35 events

1. 2026-06-15
   days on market $129,900 Active 46 DOM
2. 2026-06-13
   days on market $129,900 Active 44 DOM
3. 2026-06-13
   days on market $129,900 Active 43 DOM
4. 2026-06-09
   days on market $129,900 Active 40 DOM
5. 2026-06-08
   days on market $129,900 Active 39 DOM
6. 2026-06-07
   days on market $129,900 Active 38 DOM
7. 2026-06-04
   days on market $129,900 Active 35 DOM
8. 2026-06-03
   days on market $129,900 Active 34 DOM
9. 2026-06-02
   days on market $129,900 Active 33 DOM
10. 2026-06-01
    days on market $129,900 Active 32 DOM
11. 2026-05-31
    days on market $129,900 Active 31 DOM
12. 2026-04-29
    listed $129,900 Active 340-char remark
13. 2026-04-29
    listed $129,900 Active 346-char remark
14. 2019-07-01
    historical
15. 2019-06-30
    historical
16. 2019-01-02
    listed $59,900 Active
17. 2019-01-02
    listed $59,900 Active
18. 2019-01-01
    historical
19. 2019-01-01
    historical
20. 2018-07-06
    price $59,900
21. 2018-07-05
    price $59,900
22. 2018-05-14
    listed $69,000 Active
23. 2018-05-14
    listed $69,000 Active
24. 2008-12-01
    soldstatus $5,000
25. 2008-08-08
    listed $8,000
26. 2008-04-04
    historical
27. 2008-04-03
    historical
28. 2007-12-28
    listed $83,000
29. 2007-12-28
    listed $71,016
30. 2003-09-30
    soldstatus $110,000
31. 1997-07-15
    soldstatus $70,000
32. 1997-03-21
    soldstatus $70,000
33. 1997-01-01
    listed $69,800
34. 1993-12-30
    soldstatus $41,500
35. 1991-09-19
    soldstatus $31,000

ⓘ 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: $2,648 · $221/mo
• Projected year-2 tax: $2,648 · $221/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: $14,960
• − Mortgage interest: −$7,276
• − Property taxes: −$2,648
• − Insurance: −$650
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$3,779
• Taxable loss: −$1,786
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $776/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

+319.0% since first listed

25 events — show timeline

• 2026-06-15 Listing Removed — MiRealSource-MiMLS
• 2026-04-29 Listed $129,900 REALCOMP
• 2026-04-29 Listed $129,900 MiRealSource-MiMLS
• 2019-07-01 Listing Removed — REALCOMP
• 2019-06-30 Listing Removed — MiRealSource-MiMLS
• 2019-01-02 Listed $59,900 MiRealSource-MiMLS
• 2019-01-02 Listed $59,900 REALCOMP
• 2019-01-01 Listing Removed — MiRealSource-MiMLS
• 2019-01-01 Listing Removed — REALCOMP
• 2018-07-06 Price Changed $59,900 MiRealSource-MiMLS
• 2018-07-05 Price Changed $59,900 REALCOMP
• 2018-05-14 Listed $69,000 MiRealSource-MiMLS
• 2018-05-14 Listed $69,000 REALCOMP
• 2008-12-01 Sold (MLS) $5,000 REALCOMP
• 2008-08-08 Listed $8,000 REALCOMP
• 2008-04-04 Listing Removed — MiRealSource-MiMLS
• 2008-04-03 Listing Removed — REALCOMP
• 2007-12-28 Listed $71,016 REALCOMP
• 2007-12-28 Listed $83,000 MiRealSource-MiMLS
• 2003-09-30 Sold (Public Records) $110,000 Public Records
• 1997-07-15 Sold (Public Records) $70,000 Public Records
• 1997-03-21 Sold (MLS) $70,000 REALCOMP
• 1997-01-01 Listed $69,800 REALCOMP
• 1993-12-30 Sold (Public Records) $41,500 Public Records
• 1991-09-19 Sold (Public Records) $31,000 Public Records

Property tax history

+21.8%/yr

Latest (2025): $2,648 · +12.6% YoY. Source: county tax records.