6881 Brace St · Detroit, MI 48228

$120,000

4 bd · 1.0 ba · 922 sqft · SingleFamily public records · 41 Days on market

Built 1918 4,792 sqft lot $130/sqft · 115% above area

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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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready Cape Cod-style home in the desirable Warrendale neighborhood of West Detroit! This charming 4-bedroom, 1.5-bath home offers the perfect blend of character and comfort, featuring beautiful hardwood floors, spacious living areas, and plenty of natural light throughout. The clean, dry basement provides excellent additional space for storage, a workout area, or future finishing potential. Whether you're looking for your first home or your next investment, this property is an easy choice. Conveniently located near shopping, dining, parks, and major freeways - schedule your showing today and come see for yourself!

Key facts

• 4,792 sq ft lot
• Built 1918
• Listed 41 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; One-and-a-half story; Ground-level entry with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot roughly 40 x 133 (0.11 acres)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air cooling
• Interior features: Unfinished basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% 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 soft (-2.3%/yr); 367 active listings in the ZIP; 13 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 $1,411/mo this rent would consume 55% 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 $830 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 41 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 26y 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: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1918 — 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. 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: 1.18% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.15%
• DSCR: 1.59
• GRM: 7.1

CMA / ARV

• ARV (median comp): $70,923
• List price: $120,000
• Delta: 69.20%
• 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
6760 Warwick St	0.20mi	3/1.0 (-1)	960 (+4%)	2mo	$70,000	$73	77
6506 Stahelin Ave	0.23mi	3/1.0 (-1)	960 (+4%)	2mo	$70,000	$73	76
6712 Artesian St	0.19mi	3/1.0 (-1)	1,000 (+8%)	1mo	$97,500	$98	71
6719 Westwood St	0.41mi	3/1.0 (-1)	960 (+4%)	1mo	$62,500	$65	68
7667 Greenview Ave	0.40mi	3/1.0 (-1)	960 (+4%)	2mo	$65,100	$68	68
6324 Rosemont Ave	0.49mi	3/1.0 (-1)	960 (+4%)	1mo	$85,000	$89	65
6409 Grandville Ave	0.45mi	3/1.5 (-1)	960 (+4%)	3mo	$128,000	$133	63
7296 Auburn St	0.51mi	3/1.0 (-1)	968 (+5%)	2mo	$38,000	$39	61
7756 Westwood St	0.60mi	3/1.0 (-1)	871 (-6%)	2mo	$90,000	$103	56
7391 Ashton Ave	0.40mi	3/1.0 (-1)	1,023 (+11%)	3mo	$40,000	$39	56
7633 Faust Ave	0.38mi	3/1.0 (-1)	1,045 (+13%)	3mo	$60,000	$57	53
6356 Rutland St	0.69mi	3/1.0 (-1)	842 (-9%)	2mo	$90,000	$107	46

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-155
• Equity at exit: $17,892

10-year hold

• IRR: 6.4%
• Equity multiple: 1.42×
• Total profit: $13,966
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$629
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $368

Break-even live

Break-even rent $945

Max offer price $120,000

Occupancy floor 69%

Sensitivity live

Price	-10% $436	-5% $402	+0% $368	+5% $334	+10% $300
Rent	-10% $257	-5% $313	+0% $368	+5% $424	+10% $480
Rate	-1.0pp $429	-0.5pp $399	base $368	+0.5pp $337	+1.0pp $306

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	18d	1	0.23mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	0.61mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	45d	1	0.76mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	0.82mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.87mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	14d	1	0.89mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	0.93mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	1.03mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	1.07mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	0d	10	1.09mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.17mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.39mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	45d	1	1.42mi

Listing history 46 events

1. 2026-06-13
   statusdays on market $120,000 Pending 41 DOM
2. 2026-06-09
   days on market $120,000 Active 40 DOM
3. 2026-06-08
   days on market $120,000 Active 39 DOM
4. 2026-06-07
   days on market $120,000 Active 38 DOM
5. 2026-06-04
   days on market $120,000 Active 35 DOM
6. 2026-06-03
   days on market $120,000 Active 34 DOM
7. 2026-06-02
   days on market $120,000 Active 33 DOM
8. 2026-06-01
   days on market $120,000 Active 32 DOM
9. 2026-05-31
   days on market $120,000 Active 31 DOM
10. 2026-05-01
    listed $120,000 Active 629-char remark

    Show marketing remark (629 chars)

    Move-in ready Cape Cod-style home in the desirable Warrendale neighborhood of West Detroit! This charming 4-bedroom, 1.5-bath home offers the perfect blend of character and comfort, featuring beautiful hardwood floors, spacious living areas, and plenty of natural light throughout. The clean, dry basement provides excellent additional space for storage, a workout area, or future finishing potential. Whether you're looking for your first home or your next investment, this property is an easy choice. Conveniently located near shopping, dining, parks, and major freeways - schedule your showing today and come see for yourself!

11. 2026-05-01
    listed $120,000 Active 633-char remark

    Show marketing remark (629 chars)

    Move-in ready Cape Cod-style home in the desirable Warrendale neighborhood of West Detroit! This charming 4-bedroom, 1.5-bath home offers the perfect blend of character and comfort, featuring beautiful hardwood floors, spacious living areas, and plenty of natural light throughout. The clean, dry basement provides excellent additional space for storage, a workout area, or future finishing potential. Whether you're looking for your first home or your next investment, this property is an easy choice. Conveniently located near shopping, dining, parks, and major freeways - schedule your showing today and come see for yourself!

12. 2026-04-29
    historical $120,000 629-char remark

    Show marketing remark (629 chars)

    Move-in ready Cape Cod-style home in the desirable Warrendale neighborhood of West Detroit! This charming 4-bedroom, 1.5-bath home offers the perfect blend of character and comfort, featuring beautiful hardwood floors, spacious living areas, and plenty of natural light throughout. The clean, dry basement provides excellent additional space for storage, a workout area, or future finishing potential. Whether you're looking for your first home or your next investment, this property is an easy choice. Conveniently located near shopping, dining, parks, and major freeways - schedule your showing today and come see for yourself!

13. 2020-07-21
    historical
14. 2020-07-21
    historical
15. 2019-10-01
    listed $40,000 Active
16. 2019-10-01
    listed $40,000 Active
17. 2019-08-22
    historical
18. 2019-08-22
    historical
19. 2019-07-09
    price $45,000
20. 2019-07-08
    price $45,000
21. 2019-03-06
    price $55,000
22. 2019-03-05
    price $55,000
23. 2019-02-11
    listed $65,000 Active
24. 2019-02-11
    listed $65,000 Active
25. 2008-11-28
    historical
26. 2008-11-28
    historical
27. 2008-09-27
    historical
28. 2008-08-27
    listed $10,000
29. 2008-08-27
    listed $10,000
30. 2008-08-27
    listed $15,000
31. 2007-02-02
    soldstatus $110,000
32. 2006-10-31
    soldstatus $110,000
33. 2006-09-17
    listed $124,900
34. 2006-08-18
    soldstatus $48,000
35. 2005-09-09
    listed $51,800
36. 2004-05-11
    soldstatus $102,000
37. 2000-09-27
    soldstatus $68,000
38. 2000-09-08
    historical
39. 2000-09-08
    historical
40. 2000-08-26
    historical
41. 2000-08-01
    listed $73,000
42. 2000-06-28
    listed $75,000
43. 2000-05-26
    listed $80,000
44. 2000-05-08
    listed $80,000
45. 1996-08-14
    soldstatus $47,900
46. 1996-07-22
    soldstatus $35,000

ⓘ 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: $806 · $67/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: +$521/yr (+$43/mo · 64.6%)

ⓘ 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: $16,933
• − Mortgage interest: −$6,722
• − Property taxes: −$806
• − Insurance: −$600
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,491
• Taxable income: $2,605
• Est. tax owed @ 24.0%: −$625
• After-tax cash flow: $3,794/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

+242.9% since first listed

39 events — show timeline

• 2026-06-10 Pending — MiRealSource-MiMLS
• 2026-06-10 Pending — REALCOMP
• 2026-05-01 Listed $120,000 MiRealSource-MiMLS
• 2026-05-01 Listed $120,000 REALCOMP
• 2026-04-29 Coming Soon $120,000 MiRealSource-MiMLS
• 2020-07-21 Listing Removed — REALCOMP
• 2020-07-21 Listing Removed — MiRealSource-MiMLS
• 2019-10-01 Listed $40,000 MiRealSource-MiMLS
• 2019-10-01 Listed $40,000 REALCOMP
• 2019-08-22 Listing Removed — REALCOMP
• 2019-08-22 Listing Removed — MiRealSource-MiMLS
• 2019-07-09 Price Changed $45,000 MiRealSource-MiMLS
• 2019-07-08 Price Changed $45,000 REALCOMP
• 2019-03-06 Price Changed $55,000 MiRealSource-MiMLS
• 2019-03-05 Price Changed $55,000 REALCOMP
• 2019-02-11 Listed $65,000 MiRealSource-MiMLS
• 2019-02-11 Listed $65,000 REALCOMP
• 2008-11-28 Listing Removed — MiRealSource-MiMLS
• 2008-11-28 Listing Removed — REALCOMP
• 2008-09-27 Listing Removed — REALCOMP
• 2008-08-27 Listed $15,000 REALCOMP
• 2008-08-27 Listed $10,000 MiRealSource-MiMLS
• 2008-08-27 Listed $10,000 REALCOMP
• 2007-02-02 Sold (Public Records) $110,000 Public Records
• 2006-10-31 Sold (MLS) $110,000 REALCOMP
• 2006-09-17 Listed $124,900 REALCOMP
• 2006-08-18 Sold (MLS) $48,000 REALCOMP
• 2005-09-09 Listed $51,800 REALCOMP
• 2004-05-11 Sold (Public Records) $102,000 Public Records
• 2000-09-27 Sold (MLS) $68,000 REALCOMP
• 2000-09-08 Listing Removed — REALCOMP
• 2000-09-08 Listing Removed — REALCOMP
• 2000-08-26 Listing Removed — REALCOMP
• 2000-08-01 Listed $73,000 REALCOMP
• 2000-06-28 Listed $75,000 REALCOMP
• 2000-05-26 Listed $80,000 REALCOMP
• 2000-05-08 Listed $80,000 REALCOMP
• 1996-08-14 Sold (Public Records) $47,900 Public Records
• 1996-07-22 Sold (Public Records) $35,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $806 · +41.9% YoY. Source: county tax records.