7296 Dacosta · Detroit, MI 48239

$114,900

3 bd · 1.0 ba · 1,031 sqft · SingleFamily public records · 110 Days on market

Built 1954 5,227 sqft lot $111/sqft · 37% above area Est $84k · 37% 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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +8.6/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 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

Turnkey, income-producing bungalow in Detroit with a long-term tenant paying $1,400 per month. Tenant is currently month-to-month with a solid payment history and takes excellent care of the property. Immediate cash flow from day one. This well-maintained home features beautiful hardwood floors, a spacious living room filled with natural light, an updated kitchen with ample cabinet space, a dedicated dining area, and generously sized bedrooms. The upper level offers additional living space perfect for a primary suite, office, or flex area. Clean, functional bathroom and solid mechanicals. Exterior highlights include a large yard, private driveway, and rear deck. Great layout, strong rental appeal, and consistent tenant performance make this an ideal addition to any rental portfolio. Property is subject to tenant rights. Showings available with notice. Do not approach tenant.

Key facts

• Private driveway
• Large yard
• Updated kitchen

Tags

• INCOME PRODUCING BUNGALOW
• UPDATED KITCHEN
• DEDICATED DINING AREA
• ADDITIONAL LIVING SPACE
• LARGE YARD
• PRIVATE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% 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 rising (+3.2%/yr); 188 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 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 + 3.2% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.36% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 6.1

CMA / ARV

• ARV (median comp): $83,717
• List price: $114,900
• Delta: 37.25%
• 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
7267 Rockdale	0.10mi	3/2.0	1,028 (-0%)	3mo	$85,000	$83	88
7483 Dacosta	0.15mi	3/1.5	1,010 (-2%)	10mo	$120,000	$119	79
6622 Dolphin	0.41mi	3/1.0	1,057 (+2%)	2mo	$170,000	$161	75
7311 Chatham	0.15mi	3/1.0	1,150 (+12%)	7mo	$85,000	$74	68
7611 Parkland	0.29mi	2/1.0 (-1)	990 (-4%)	12mo	$46,000	$46	65
7568 Hazelton St	0.43mi	3/1.0	960 (-7%)	5mo	$141,000	$147	64
8109 Beaverland St	0.60mi	3/1.0	1,082 (+5%)	1mo	$105,000	$97	63
8218 Beaverland St	0.69mi	3/1.0	1,058 (+3%)	3mo	$160,000	$151	61
7845 Parkland	0.39mi	4/2.0 (+1)	949 (-8%)	5mo	$128,000	$135	56
7701 Dacosta	0.33mi	3/1.5	1,150 (+12%)	11mo	$154,400	$134	54
8275 Beaverland St	0.75mi	3/2.0	1,158 (+12%)	2mo	$159,900	$138	39
8156 Grayfield St	0.72mi	2/1.0 (-1)	1,172 (+14%)	11mo	$197,000	$168	29

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,117
• Equity at exit: $17,132

10-year hold

• IRR: 10.9%
• Equity multiple: 1.86×
• Total profit: $27,809
• Equity at exit: $9,934

Cash invested: $32,172 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$603
• Tax from tax record: −$284 /mo · $3,406/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $302

Break-even live

Break-even rent $1,183

Max offer price $114,900

Occupancy floor 76%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	43d	1	0.08mi
7618 Hazelton St Dearborn Heights, MI	3.0	1.0	1310	$1,700	$1.30	17d	1	0.47mi
8254 W Parkway St Redford, MI	3.0	1.0	1220	$1,350	$1.11	12d	1	0.76mi
7265 Braile St Detroit, MI	3.0	1.0	1200	$1,499	$1.25	24d	1	0.78mi
6874 Country Ln Dearborn Heights, MI	2.0	1.5	1400	$1,500	$1.07	43d	1	0.86mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	43d	1	0.88mi
6978 Mayburn St Dearborn Heights, MI	3.0	2.0	1250	$1,800	$1.44	43d	1	0.89mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	0.93mi
20571 Brooklawn Dr Dearborn Heights, MI	3.0	2.0	1254	$1,850	$1.48	43d	1	0.94mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	17d	1	0.94mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	4d	1	0.94mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	43d	1	0.94mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	1.00mi
7462 N Vernon St Dearborn Heights, MI	4.0	1.0	1113	$1,900	$1.71	1d	1	1.01mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.14mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	43d	1	1.21mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	1.24mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	43d	1	1.31mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	1.36mi

Listing history 35 events

1. 2026-06-18
   days on market $114,900 Active 110 DOM
2. 2026-06-17
   days on market $114,900 Active 109 DOM
3. 2026-06-15
   days on market $114,900 Active 107 DOM
4. 2026-06-13
   days on market $114,900 Active 105 DOM
5. 2026-06-13
   days on market $114,900 Active 104 DOM
6. 2026-06-09
   days on market $114,900 Active 101 DOM
7. 2026-06-08
   days on market $114,900 Active 100 DOM
8. 2026-06-07
   days on market $114,900 Active 99 DOM
9. 2026-06-04
   days on market $114,900 Active 96 DOM
10. 2026-06-03
    days on market $114,900 Active 95 DOM
11. 2026-06-01
    days on market $114,900 Active 93 DOM
12. 2026-05-31
    days on market $114,900 Active 92 DOM
13. 2026-05-18
    price $114,900 887-char remark

    Show marketing remark (887 chars)

    Turnkey, income-producing bungalow in Detroit with a long-term tenant paying $1,400 per month. Tenant is currently month-to-month with a solid payment history and takes excellent care of the property. Immediate cash flow from day one. This well-maintained home features beautiful hardwood floors, a spacious living room filled with natural light, an updated kitchen with ample cabinet space, a dedicated dining area, and generously sized bedrooms. The upper level offers additional living space perfect for a primary suite, office, or flex area. Clean, functional bathroom and solid mechanicals. Exterior highlights include a large yard, private driveway, and rear deck. Great layout, strong rental appeal, and consistent tenant performance make this an ideal addition to any rental portfolio. Property is subject to tenant rights. Showings available with notice. Do not approach tenant.

14. 2026-05-18
    price $114,900 887-char remark

    Show marketing remark (887 chars)

    Turnkey, income-producing bungalow in Detroit with a long-term tenant paying $1,400 per month. Tenant is currently month-to-month with a solid payment history and takes excellent care of the property. Immediate cash flow from day one. This well-maintained home features beautiful hardwood floors, a spacious living room filled with natural light, an updated kitchen with ample cabinet space, a dedicated dining area, and generously sized bedrooms. The upper level offers additional living space perfect for a primary suite, office, or flex area. Clean, functional bathroom and solid mechanicals. Exterior highlights include a large yard, private driveway, and rear deck. Great layout, strong rental appeal, and consistent tenant performance make this an ideal addition to any rental portfolio. Property is subject to tenant rights. Showings available with notice. Do not approach tenant.

15. 2026-02-27
    listed $125,000 Active 887-char remark

    Show marketing remark (887 chars)

    Turnkey, income-producing bungalow in Detroit with a long-term tenant paying $1,400 per month. Tenant is currently month-to-month with a solid payment history and takes excellent care of the property. Immediate cash flow from day one. This well-maintained home features beautiful hardwood floors, a spacious living room filled with natural light, an updated kitchen with ample cabinet space, a dedicated dining area, and generously sized bedrooms. The upper level offers additional living space perfect for a primary suite, office, or flex area. Clean, functional bathroom and solid mechanicals. Exterior highlights include a large yard, private driveway, and rear deck. Great layout, strong rental appeal, and consistent tenant performance make this an ideal addition to any rental portfolio. Property is subject to tenant rights. Showings available with notice. Do not approach tenant.

16. 2026-02-27
    listed $125,000 Active 887-char remark

    Show marketing remark (887 chars)

    Turnkey, income-producing bungalow in Detroit with a long-term tenant paying $1,400 per month. Tenant is currently month-to-month with a solid payment history and takes excellent care of the property. Immediate cash flow from day one. This well-maintained home features beautiful hardwood floors, a spacious living room filled with natural light, an updated kitchen with ample cabinet space, a dedicated dining area, and generously sized bedrooms. The upper level offers additional living space perfect for a primary suite, office, or flex area. Clean, functional bathroom and solid mechanicals. Exterior highlights include a large yard, private driveway, and rear deck. Great layout, strong rental appeal, and consistent tenant performance make this an ideal addition to any rental portfolio. Property is subject to tenant rights. Showings available with notice. Do not approach tenant.

17. 2024-03-18
    soldstatus $105,000
18. 2024-03-05
    soldstatus $105,000 Sold
19. 2024-03-05
    soldstatus $105,000 Closed
20. 2024-02-27
    status Pending
21. 2024-02-27
    status Pending
22. 2024-02-14
    price $109,900
23. 2024-02-13
    price $109,900
24. 2024-01-13
    listed $119,900 Active
25. 2024-01-13
    listed $119,900 Active
26. 2008-12-22
    soldstatus $12,250
27. 2008-12-22
    soldstatus $12,250
28. 2008-11-13
    historical
29. 2008-10-17
    listed $17,900
30. 2008-10-17
    listed $17,900
31. 2007-11-30
    historical
32. 2007-05-29
    listed $110,000
33. 2002-05-13
    soldstatus $102,820
34. 1999-06-11
    soldstatus $77,000
35. 1999-04-13
    listed $83,000

ⓘ 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: $3,406 · $284/mo
• Projected year-2 tax: $3,406 · $284/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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,777
• − Mortgage interest: −$6,436
• − Property taxes: −$3,406
• − Insurance: −$574
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$3,343
• Taxable income: $2,014
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $3,140/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): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+38.4% since first listed

23 events — show timeline

• 2026-05-18 Price Changed $114,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $114,900 REALCOMP
• 2026-02-27 Listed $125,000 REALCOMP
• 2026-02-27 Listed $125,000 MiRealSource-MiMLS
• 2024-03-18 Sold (Public Records) $105,000 Public Records
• 2024-03-05 Sold (MLS) $105,000 MiRealSource-MiMLS
• 2024-03-05 Sold (MLS) $105,000 REALCOMP
• 2024-02-27 Pending — MiRealSource-MiMLS
• 2024-02-27 Pending — REALCOMP
• 2024-02-14 Price Changed $109,900 MiRealSource-MiMLS
• 2024-02-13 Price Changed $109,900 REALCOMP
• 2024-01-13 Listed $119,900 MiRealSource-MiMLS
• 2024-01-13 Listed $119,900 REALCOMP
• 2008-12-22 Sold (MLS) $12,250 REALCOMP
• 2008-12-22 Sold (MLS) $12,250 MiRealSource-MiMLS
• 2008-11-13 Listing Removed — MiRealSource-MiMLS
• 2008-10-17 Listed $17,900 REALCOMP
• 2008-10-17 Listed $17,900 MiRealSource-MiMLS
• 2007-11-30 Listing Removed — REALCOMP
• 2007-05-29 Listed $110,000 REALCOMP
• 2002-05-13 Sold (Public Records) $102,820 Public Records
• 1999-06-11 Sold (MLS) $77,000 REALCOMP
• 1999-04-13 Listed $83,000 REALCOMP

Property tax history

+6.0%/yr

Latest (2025): $3,406 · +56.8% YoY. Source: county tax records.