7261 Auburn St · Detroit, MI 48228

$86,000

3 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 65 Days on market

Built 1949 6,534 sqft lot $73/sqft · 18% above area Est $74k · 16% 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
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity for a beginner investor looking to purchase a cash flowing property or for a seasoned investor looking to add to their portfolio. Add this tenant occupied home to your portfolio. Home was fully rehabbed in February 2022 with new roof, updated electric and plumbing. New Kitchen, bathrooms and flooring throughout. Has been professionally managed since. Please do not disturb tenants.

Key facts

• Fully rehabbed
• New kitchen
• Updated electric

Tags

• FULLY REHABBED
• NEW ROOF
• UPDATED ELECTRIC
• UPDATED PLUMBING
• NEW KITCHEN
• NEW BATHROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $81k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 10.0% 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: 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: Neinas Dual Language Learning Academy (math 8% / reading 8%, grade F, #1,300 of 1,397 statewide, top 94%, 400 students, 85% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 86% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 367 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,350/mo this rent would consume 53% 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 $595 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 30y 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 $52k; list at $86k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,840 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.57% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.43%
• DSCR: 2.09
• GRM: 5.3

CMA / ARV

• ARV (median comp): $73,870
• List price: $86,000
• Delta: 16.42%
• 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
7683 Warwick St	0.41mi	2/1.0 (-1)	1,200 (+2%)	4mo	$60,000	$50	70
7601 Stout St	0.37mi	3/1.0	1,100 (-7%)	3mo	$140,000	$127	69
6782 Evergreen Ave	0.26mi	3/1.0	1,041 (-12%)	3mo	$120,000	$115	66
6427 Artesian St	0.58mi	3/1.0	1,118 (-5%)	0mo	$100,000	$89	64
7690 Heyden St	0.35mi	3/1.0	1,019 (-14%)	1mo	$73,000	$72	60
7716 Artesian St	0.50mi	3/1.0	1,286 (+9%)	4mo	$70,000	$54	59
8418 Grandville Ave	0.73mi	3/1.0	1,229 (+4%)	2mo	$60,000	$49	57
8201 Heyden St	0.62mi	3/1.0	1,306 (+11%)	1mo	$59,999	$46	53
7816 Fielding St	0.53mi	3/1.0	1,022 (-13%)	2mo	$57,000	$56	51
7633 Faust Ave	0.66mi	3/1.0	1,045 (-11%)	3mo	$60,000	$57	48
8234 Patton St	0.72mi	3/1.0	1,010 (-14%)	2mo	$60,000	$59	41
6530 Brace St	0.63mi	2/2.0 (-1)	1,330 (+13%)	0mo	$69,000	$52	40

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: 14.4%
• Equity multiple: 1.55×
• Total profit: $13,340
• Equity at exit: $12,823

10-year hold

• IRR: 20.8%
• Equity multiple: 2.52×
• Total profit: $36,568
• Equity at exit: $7,436

Cash invested: $24,080 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,350 high
• Mortgage (P&I): −$451
• Tax from tax record: −$90 /mo · $1,074/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $490

Break-even live

Break-even rent $730

Max offer price $86,000

Occupancy floor 59%

Sensitivity live

Price	-10% $539	-5% $515	+0% $490	+5% $466	+10% $442
Rent	-10% $384	-5% $437	+0% $490	+5% $544	+10% $597
Rate	-1.0pp $534	-0.5pp $512	base $490	+0.5pp $468	+1.0pp $445

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	14d	1	0.36mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.43mi
6874 Country Ln Dearborn Heights, MI	2.0	1.5	1400	$1,500	$1.07	45d	1	0.43mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	19d	1	0.55mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	18d	1	0.59mi
20571 Brooklawn Dr Dearborn Heights, MI	3.0	2.0	1254	$1,850	$1.48	45d	1	0.62mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	0.68mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	7d	1	0.83mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	45d	1	0.92mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	0.94mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	0.98mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	1.05mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,530	$2.29	0d	7	1.11mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	26d	1	1.14mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	1.24mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	0d	10	1.24mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.25mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	45d	1	1.28mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	45d	1	1.29mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	45d	1	1.42mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	19d	1	1.45mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	23d	1	1.45mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.47mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.47mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.47mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.48mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.48mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.48mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.48mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	45d	1	1.49mi

Listing history 50 events

1. 2026-06-21
   days on market $86,000 Active 65 DOM
2. 2026-06-18
   days on market $86,000 Active 62 DOM
3. 2026-06-17
   days on market $86,000 Active 61 DOM
4. 2026-06-15
   days on market $86,000 Active 59 DOM
5. 2026-06-13
   days on market $86,000 Active 57 DOM
6. 2026-06-13
   days on market $86,000 Active 56 DOM
7. 2026-06-09
   days on market $86,000 Active 53 DOM
8. 2026-06-08
   days on market $86,000 Active 52 DOM
9. 2026-06-07
   days on market $86,000 Active 51 DOM
10. 2026-06-04
    days on market $86,000 Active 48 DOM
11. 2026-06-03
    days on market $86,000 Active 47 DOM
12. 2026-06-02
    days on market $86,000 Active 46 DOM
13. 2026-06-01
    days on market $86,000 Active 45 DOM
14. 2026-05-31
    days on market $86,000 Active 44 DOM
15. 2026-04-17
    listed $86,000 Active 412-char remark

    Show marketing remark (412 chars)

    Great investment opportunity for a beginner investor looking to purchase a cash flowing property or for a seasoned investor looking to add to their portfolio. Add this tenant occupied home to your portfolio. Home was fully rehabbed in February 2022 with new roof, updated electric and plumbing. New Kitchen, bathrooms and flooring throughout. Has been professionally managed since. Please do not disturb tenants.

16. 2026-04-17
    listed $86,000 Active 412-char remark

    Show marketing remark (412 chars)

    Great investment opportunity for a beginner investor looking to purchase a cash flowing property or for a seasoned investor looking to add to their portfolio. Add this tenant occupied home to your portfolio. Home was fully rehabbed in February 2022 with new roof, updated electric and plumbing. New Kitchen, bathrooms and flooring throughout. Has been professionally managed since. Please do not disturb tenants.

17. 2026-04-01
    historical
18. 2026-04-01
    historical
19. 2026-03-07
    status Active
20. 2026-03-07
    historical
21. 2026-02-26
    listed $88,000 Active
22. 2026-02-26
    listed $88,000 Active
23. 2025-01-24
    historical $1,250
24. 2024-10-24
    listed $1,250
25. 2022-05-23
    price $1,150
26. 2021-12-21
    soldstatus $52,000 Sold
27. 2021-12-21
    soldstatus $52,000
28. 2021-12-21
    soldstatus $52,000 Closed
29. 2021-11-29
    status Pending
30. 2021-11-29
    status Pending
31. 2021-08-13
    status Active
32. 2021-08-13
    status Active
33. 2021-07-15
    status Pending
34. 2021-07-15
    status Pending
35. 2021-06-29
    listed $58,000 Active
36. 2021-06-29
    listed $58,000
37. 2021-06-29
    listed $58,000 Active
38. 2014-03-21
    historical
39. 2014-03-21
    historical
40. 2013-08-26
    listed $12,900
41. 2013-08-26
    listed $12,900
42. 2012-06-12
    historical
43. 2012-06-12
    historical
44. 2011-12-12
    listed $18,500
45. 2011-12-12
    listed $18,500
46. 2008-01-10
    soldstatus $16,000
47. 2008-01-10
    soldstatus $16,000
48. 2008-01-10
    soldstatus $16,000
49. 2007-12-18
    historical
50. 2007-10-25
    listed $20,100

ⓘ 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: $1,074 · $90/mo
• Projected year-2 tax: $1,199 · $100/mo
• Expected delta: +$125/yr (+$10/mo · 11.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $16,201
• − Mortgage interest: −$4,817
• − Property taxes: −$1,074
• − Insurance: −$430
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,502
• Taxable income: $4,786
• Est. tax owed @ 24.0%: −$1,149
• After-tax cash flow: $4,734/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

+161.4% since first listed

49 events — show timeline

• 2026-04-17 Listed $86,000 MiRealSource-MiMLS
• 2026-04-17 Listed $86,000 REALCOMP
• 2026-04-01 Listing Removed — REALCOMP
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-03-07 Relisted — REALCOMP
• 2026-03-07 Listing Removed — REALCOMP
• 2026-02-26 Listed $88,000 REALCOMP
• 2026-02-26 Listed $88,000 MiRealSource-MiMLS
• 2025-01-24 Rental Removed $1,250 BUILDIUM
• 2024-10-24 Listed for Rent $1,250 BUILDIUM
• 2022-05-23 Price Changed $1,150 BUILDIUM
• 2021-12-21 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2021-12-21 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2021-12-21 Sold (MLS) $52,000 REALCOMP
• 2021-11-29 Pending — MiRealSource-MiMLS
• 2021-11-29 Pending — REALCOMP
• 2021-08-13 Relisted — MiRealSource-MiMLS
• 2021-08-13 Relisted — REALCOMP
• 2021-07-15 Pending — MiRealSource-MiMLS
• 2021-07-15 Pending — REALCOMP
• 2021-06-29 Listed $58,000 MiRealSource-MiMLS
• 2021-06-29 Listed $58,000 MiRealSource-MiMLS
• 2021-06-29 Listed $58,000 REALCOMP
• 2014-03-21 Listing Removed — REALCOMP
• 2014-03-21 Listing Removed — MiRealSource-MiMLS
• 2013-08-26 Listed $12,900 REALCOMP
• 2013-08-26 Listed $12,900 MiRealSource-MiMLS
• 2012-06-12 Listing Removed — REALCOMP
• 2012-06-12 Listing Removed — MiRealSource-MiMLS
• 2011-12-12 Listed $18,500 REALCOMP
• 2011-12-12 Listed $18,500 MiRealSource-MiMLS
• 2008-01-10 Sold (MLS) $16,000 REALCOMP
• 2008-01-10 Sold (MLS) $16,000 REALCOMP
• 2008-01-10 Sold (MLS) $16,000 MiRealSource-MiMLS
• 2007-12-18 Listing Removed — MiRealSource-MiMLS
• 2007-10-25 Listed $20,100 REALCOMP
• 2007-10-24 Listing Removed — REALCOMP
• 2007-07-23 Listed $36,900 REALCOMP
• 2007-07-23 Listed $20,100 REALCOMP
• 2007-07-23 Listed $20,100 MiRealSource-MiMLS
• 2006-03-17 Sold (Public Records) $110,000 Public Records
• 2001-01-02 Listing Removed — REALCOMP
• 2000-10-31 Listing Removed — REALCOMP
• 2000-10-31 Listed $84,900 REALCOMP
• 2000-10-09 Listed $89,900 REALCOMP
• 1996-11-20 Sold (Public Records) $42,900 Public Records
• 1996-10-31 Sold (MLS) $42,900 REALCOMP
• 1996-08-15 Listed $42,900 REALCOMP
• 1993-07-01 Sold (Public Records) $32,900 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,074 · -36.9% YoY. Source: county tax records.