7367 Ashton Ave · Detroit, MI 48228

$99,900

3 bd · 1.0 ba · 780 sqft · SingleFamily public records · 37 Days on market

Built 1937 5,227 sqft lot Est $69k · 44% 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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 MLS

WELL MAINTAINED three-bedroom bungalow home in the Warrendale area. Freshly painted with newer flooring, this home features a kitchen, with stainless steel appliances, awasher and dryer included. Move-in ready and waiting for its new owner to enjoy or investor for income property Close to shopping centers and schools, conveniently located between Dearborn and Dearborn Heights.

Key facts

• Move-in ready
• Bungalow home
• Conveniently located

Tags

• BUNGALOW HOME
• STAINLESS STEEL APPLIANCES
• WASHER AND DRYER INCLUDED
• MOVE-IN READY
• CLOSE TO SHOPPING CENTERS
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (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); 369 active listings in the ZIP; 22 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 $1,312/mo this rent would consume 51% 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 $691 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.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 19y 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 $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1937 — 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: 1.31% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $69,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6884 Memorial Ave	0.43mi	2/1.5 (-1)	786 (+1%)	1mo	$70,000	$89	71
7313 Grandville Ave	0.63mi	2/1.0 (-1)	765 (-2%)	0mo	$70,000	$92	62
7375 Brace St	0.31mi	3/1.0	711 (-9%)	10mo	$18,500	$26	62
7320 Westwood St	0.66mi	3/1.0	738 (-5%)	2mo	$115,000	$156	58
8068 Stahelin Ave	0.53mi	2/1.0 (-1)	807 (+4%)	10mo	$35,000	$43	56
6356 Rutland St	0.67mi	3/1.0	842 (+8%)	2mo	$90,000	$107	54
6374 Rutland St	0.66mi	2/1.0 (-1)	750 (-4%)	8mo	$95,000	$127	52
16813 Tireman St	0.50mi	2/2.0 (-1)	824 (+6%)	10mo	$53,000	$64	50
8309 Brace St	0.65mi	3/1.5	864 (+11%)	1mo	$28,500	$33	49
7756 Westwood St	0.71mi	3/1.0	871 (+12%)	2mo	$90,000	$103	46
8062 Grandville Ave	0.72mi	2/1.0 (-1)	732 (-6%)	6mo	$60,000	$82	46
6803 Grandville Ave	0.70mi	2/1.0 (-1)	700 (-10%)	2mo	$32,000	$46	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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,073
• Equity at exit: $14,895

10-year hold

• IRR: 7.3%
• Equity multiple: 1.48×
• Total profit: $13,334
• Equity at exit: $8,638

Cash invested: $27,972 (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: 369
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$524
• Tax from tax record: −$140 /mo · $1,680/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $331

Break-even live

Break-even rent $893

Max offer price $99,900

Occupancy floor 70%

Sensitivity live

Price	-10% $387	-5% $359	+0% $331	+5% $303	+10% $274
Rent	-10% $227	-5% $279	+0% $331	+5% $383	+10% $435
Rate	-1.0pp $381	-0.5pp $356	base $331	+0.5pp $305	+1.0pp $279

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	0.47mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	0.51mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	17d	1	0.61mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	0.64mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	16d	1	0.78mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	0.88mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	0.97mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	4d	10	1.00mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	1.03mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.03mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.06mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	1.10mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	1.15mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	1.15mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	1.21mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	6d	1	1.34mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	1.34mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	1.39mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	0d	11	1.44mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	1.45mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	1.46mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	1.50mi

Listing history 44 events

1. 2026-03-26
   status Pending 379-char remark

   Show marketing remark (379 chars)

   WELL MAINTAINED three-bedroom bungalow home in the Warrendale area. Freshly painted with newer flooring, this home features a kitchen, with stainless steel appliances, awasher and dryer included. Move-in ready and waiting for its new owner to enjoy or investor for income property Close to shopping centers and schools, conveniently located between Dearborn and Dearborn Heights.

2. 2026-03-26
   status Pending 379-char remark

   Show marketing remark (379 chars)

   WELL MAINTAINED three-bedroom bungalow home in the Warrendale area. Freshly painted with newer flooring, this home features a kitchen, with stainless steel appliances, awasher and dryer included. Move-in ready and waiting for its new owner to enjoy or investor for income property Close to shopping centers and schools, conveniently located between Dearborn and Dearborn Heights.

3. 2026-03-26
   status Pending

   Show marketing remark (379 chars)

   WELL MAINTAINED three-bedroom bungalow home in the Warrendale area. Freshly painted with newer flooring, this home features a kitchen, with stainless steel appliances, awasher and dryer included. Move-in ready and waiting for its new owner to enjoy or investor for income property Close to shopping centers and schools, conveniently located between Dearborn and Dearborn Heights.

4. 2026-02-16
   listed $99,900 Active 379-char remark

   Show marketing remark (379 chars)

   WELL MAINTAINED three-bedroom bungalow home in the Warrendale area. Freshly painted with newer flooring, this home features a kitchen, with stainless steel appliances, awasher and dryer included. Move-in ready and waiting for its new owner to enjoy or investor for income property Close to shopping centers and schools, conveniently located between Dearborn and Dearborn Heights.

5. 2026-02-16
   listed $99,900 Active 379-char remark

   Show marketing remark (379 chars)

   WELL MAINTAINED three-bedroom bungalow home in the Warrendale area. Freshly painted with newer flooring, this home features a kitchen, with stainless steel appliances, awasher and dryer included. Move-in ready and waiting for its new owner to enjoy or investor for income property Close to shopping centers and schools, conveniently located between Dearborn and Dearborn Heights.

6. 2026-02-16
   listed $99,900 Active

   Show marketing remark (379 chars)

   WELL MAINTAINED three-bedroom bungalow home in the Warrendale area. Freshly painted with newer flooring, this home features a kitchen, with stainless steel appliances, awasher and dryer included. Move-in ready and waiting for its new owner to enjoy or investor for income property Close to shopping centers and schools, conveniently located between Dearborn and Dearborn Heights.

7. 2026-02-07
   status Pending
8. 2026-02-07
   status Pending
9. 2026-02-07
   status Pending
10. 2025-10-12
    price $99,900
11. 2025-10-11
    status Active
12. 2025-10-11
    status Active
13. 2025-10-11
    price $99,900
14. 2025-10-11
    status Active
15. 2025-10-11
    price $99,900
16. 2025-09-04
    status Pending
17. 2025-09-04
    status Pending
18. 2025-09-04
    status Pending
19. 2025-08-12
    price $119,000
20. 2025-08-12
    price $119,000
21. 2025-08-12
    price $119,000
22. 2025-08-09
    listed $124,900 Active
23. 2025-08-09
    listed $124,900 Active
24. 2025-08-09
    listed $124,900 Active
25. 2025-03-27
    soldstatus $80,000
26. 2022-09-13
    soldstatus $80,000 Sold
27. 2022-09-13
    soldstatus $80,000 Closed
28. 2022-09-12
    status Pending
29. 2022-09-12
    status Pending
30. 2022-08-26
    status Active
31. 2022-08-26
    status Active
32. 2022-07-12
    status Pending
33. 2022-07-12
    listed $79,900
34. 2022-07-12
    historical
35. 2022-07-12
    listed $79,900 Active
36. 2009-05-12
    soldstatus $2,700
37. 2008-09-26
    listed $3,360
38. 2008-03-12
    historical
39. 2008-03-09
    historical
40. 2007-06-22
    listed $37,091
41. 2007-06-22
    listed $37,091
42. 2007-05-16
    historical
43. 2007-01-12
    listed $48,000
44. 1999-03-10
    soldstatus $36,229

ⓘ 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: $1,680 · $140/mo
• Projected year-2 tax: $1,680 · $140/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: $15,743
• − Mortgage interest: −$5,596
• − Property taxes: −$1,680
• − Insurance: −$500
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$2,906
• Taxable income: $2,543
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $3,361/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

+175.7% since first listed

44 events — show timeline

• 2026-03-26 Pending — REALCOMP
• 2026-03-26 Pending — MiRealSource-MiMLS
• 2026-03-26 Pending — SW Michigan MLS
• 2026-02-16 Listed $99,900 REALCOMP
• 2026-02-16 Listed $99,900 SW Michigan MLS
• 2026-02-16 Listed $99,900 MiRealSource-MiMLS
• 2026-02-07 Pending — REALCOMP
• 2026-02-07 Pending — MiRealSource-MiMLS
• 2026-02-07 Pending — SW Michigan MLS
• 2025-10-12 Price Changed $99,900 MiRealSource-MiMLS
• 2025-10-11 Relisted — REALCOMP
• 2025-10-11 Relisted — MiRealSource-MiMLS
• 2025-10-11 Price Changed $99,900 REALCOMP
• 2025-10-11 Relisted — SW Michigan MLS
• 2025-10-11 Price Changed $99,900 SW Michigan MLS
• 2025-09-04 Pending — MiRealSource-MiMLS
• 2025-09-04 Pending — REALCOMP
• 2025-09-04 Pending — SW Michigan MLS
• 2025-08-12 Price Changed $119,000 MiRealSource-MiMLS
• 2025-08-12 Price Changed $119,000 REALCOMP
• 2025-08-12 Price Changed $119,000 SW Michigan MLS
• 2025-08-09 Listed $124,900 REALCOMP
• 2025-08-09 Listed $124,900 SW Michigan MLS
• 2025-08-09 Listed $124,900 MiRealSource-MiMLS
• 2025-03-27 Sold (Public Records) $80,000 Public Records
• 2022-09-13 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2022-09-13 Sold (MLS) $80,000 REALCOMP
• 2022-09-12 Pending — MiRealSource-MiMLS
• 2022-09-12 Pending — REALCOMP
• 2022-08-26 Relisted — MiRealSource-MiMLS
• 2022-08-26 Relisted — REALCOMP
• 2022-07-12 Pending — MiRealSource-MiMLS
• 2022-07-12 Listed $79,900 MiRealSource-MiMLS
• 2022-07-12 Listing Removed — REALCOMP
• 2022-07-12 Listed $79,900 REALCOMP
• 2009-05-12 Sold (MLS) $2,700 REALCOMP
• 2008-09-26 Listed $3,360 REALCOMP
• 2008-03-12 Listing Removed — MiRealSource-MiMLS
• 2008-03-09 Listing Removed — REALCOMP
• 2007-06-22 Listed $37,091 REALCOMP
• 2007-06-22 Listed $37,091 MiRealSource-MiMLS
• 2007-05-16 Listing Removed — REALCOMP
• 2007-01-12 Listed $48,000 REALCOMP
• 1999-03-10 Sold (Public Records) $36,229 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,680 · -37.5% YoY. Source: county tax records.