7762 Greenview Ave · Detroit, MI 48228

$104,900

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 76 Days on market

Built 1956 4,792 sqft lot $80/sqft · 28% 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

OWNER-OCCUPANT AND INVESTOR SPECIAL! THIS 3 BED, 1 BATH BUNGALOW WITH A DETACHED TWO-CAR GARAGE OFFERS A GREAT OPPORTUNITY TO ADD VALUE AND CREATE YOUR PERFECT SPACE. RENOVATIONS HAVE ALREADY BEGUN, INCLUDING A NEW ROOF (2025), NEW WINDOWS (2025), NEW SIDING (2025), AND UPDATED PLUMBING AND ELECTRICAL SYSTEMS. INSIDE, YOU’LL FIND LVP FLOORING THROUGHOUT, A REFRESHED KITCHEN WITH NEW CABINETS AND TILE BACKSPLASH, AND AN UPDATED BATHROOM WITH A NEW VANITY, TOILET, AND TILED SHOWER. SCHEDULE YOUR SHOWING TODAY!

Key facts

• New siding
• New roof
• New windows

Tags

• DETACHED TWO-CAR GARAGE
• NEW ROOF
• NEW WINDOWS
• NEW SIDING
• UPDATED PLUMBING
• UPDATED ELECTRICAL SYSTEMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% 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); 363 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,284/mo this rent would consume 50% 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 $725 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $2k; list at $105k implies a 6893% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1956 — 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: 1.22% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.31%
• DSCR: 1.73
• GRM: 6.8

CMA / ARV

• ARV (median comp): $62,550
• List price: $104,900
• Delta: 67.71%
• 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
7716 Artesian St	0.19mi	3/1.0	1,286 (-2%)	4mo	$70,000	$54	85
7647 Greenview Ave	0.11mi	3/1.0	1,176 (-10%)	8mo	$67,500	$57	71
7346 Stahelin Ave	0.29mi	3/1.0	1,175 (-10%)	4mo	$73,000	$62	66
7683 Warwick St	0.29mi	2/1.0 (-1)	1,200 (-8%)	4mo	$60,000	$50	65
8418 Grandville Ave	0.52mi	3/1.0	1,229 (-6%)	2mo	$60,000	$49	64
6849 Rosemont Ave	0.54mi	3/1.0	1,211 (-7%)	2mo	$100,000	$83	61
19440 Sawyer St	0.52mi	3/1.0	1,420 (+9%)	2mo	$152,000	$107	60
6530 Brace St	0.69mi	2/2.0 (-1)	1,330 (+2%)	0mo	$69,000	$52	56
8282 Plainview Ave	0.69mi	3/1.0	1,395 (+7%)	4mo	$95,000	$68	53
7342 Rosemont Ave	0.33mi	4/2.0 (+1)	1,174 (-10%)	7mo	$116,500	$99	53
8626 Brace St	0.49mi	3/1.0	1,124 (-14%)	2mo	$65,000	$58	52
6900 Westwood St	0.64mi	4/1.0 (+1)	1,500 (+15%)	1mo	$61,000	$41	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: 4.2%
• Equity multiple: 1.16×
• Total profit: $4,613
• Equity at exit: $15,641

10-year hold

• IRR: 11.0%
• Equity multiple: 1.75×
• Total profit: $22,016
• Equity at exit: $9,070

Cash invested: $29,372 (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: 363
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$550
• Tax from tax record: −$21 /mo · $254/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $399

Break-even live

Break-even rent $779

Max offer price $104,900

Occupancy floor 64%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7283 Minock St Detroit, MI	3.0	1.5	1520	$1,200	$0.79	3d	1	0.60mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.69mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	16d	1	0.71mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.75mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	0.80mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	0.84mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	0.91mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.92mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	0.92mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	1.05mi
7312 Mansfield St Detroit, MI	4.0	1.0	1300	$1,400	$1.08	16d	1	1.05mi
7265 Braile St Detroit, MI	3.0	1.0	1200	$1,499	$1.25	24d	1	1.07mi
6874 Country Ln Dearborn Heights, MI	2.0	1.5	1400	$1,500	$1.07	43d	1	1.09mi
6474 Saint Marys St Detroit, MI	3.0	1.0	1237	$1,350	$1.09	43d	1	1.19mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	1.19mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	18d	1	1.22mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	22d	1	1.22mi
20571 Brooklawn Dr Dearborn Heights, MI	3.0	2.0	1254	$1,850	$1.48	43d	1	1.26mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	43d	1	1.35mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	43d	1	1.44mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	1.45mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.46mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.46mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.46mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.47mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.47mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.47mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.47mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	1.48mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	1.48mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.49mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $104,900 Active 76 DOM
2. 2026-06-17
   days on market $104,900 Active 75 DOM
3. 2026-06-15
   days on market $104,900 Active 73 DOM
4. 2026-06-13
   days on market $104,900 Active 71 DOM
5. 2026-06-13
   days on market $104,900 Active 70 DOM
6. 2026-06-09
   days on market $104,900 Active 67 DOM
7. 2026-06-08
   days on market $104,900 Active 66 DOM
8. 2026-06-07
   days on market $104,900 Active 65 DOM
9. 2026-06-04
   days on market $104,900 Active 62 DOM
10. 2026-06-03
    days on market $104,900 Active 61 DOM
11. 2026-06-02
    days on market $104,900 Active 60 DOM
12. 2026-06-01
    days on market $104,900 Active 59 DOM
13. 2026-05-31
    days on market $104,900 Active 58 DOM
14. 2026-04-03
    listed $104,900 Active 519-char remark

    Show marketing remark (513 chars)

    OWNER-OCCUPANT AND INVESTOR SPECIAL! THIS 3 BED, 1 BATH BUNGALOW WITH A DETACHED TWO-CAR GARAGE OFFERS A GREAT OPPORTUNITY TO ADD VALUE AND CREATE YOUR PERFECT SPACE. RENOVATIONS HAVE ALREADY BEGUN, INCLUDING A NEW ROOF (2025), NEW WINDOWS (2025), NEW SIDING (2025), AND UPDATED PLUMBING AND ELECTRICAL SYSTEMS. INSIDE, YOU'LL FIND LVP FLOORING THROUGHOUT, A REFRESHED KITCHEN WITH NEW CABINETS AND TILE BACKSPLASH, AND AN UPDATED BATHROOM WITH A NEW VANITY, TOILET, AND TILED SHOWER. SCHEDULE YOUR SHOWING TODAY!

15. 2026-04-03
    listed $104,900 Active 513-char remark

    Show marketing remark (513 chars)

    OWNER-OCCUPANT AND INVESTOR SPECIAL! THIS 3 BED, 1 BATH BUNGALOW WITH A DETACHED TWO-CAR GARAGE OFFERS A GREAT OPPORTUNITY TO ADD VALUE AND CREATE YOUR PERFECT SPACE. RENOVATIONS HAVE ALREADY BEGUN, INCLUDING A NEW ROOF (2025), NEW WINDOWS (2025), NEW SIDING (2025), AND UPDATED PLUMBING AND ELECTRICAL SYSTEMS. INSIDE, YOU'LL FIND LVP FLOORING THROUGHOUT, A REFRESHED KITCHEN WITH NEW CABINETS AND TILE BACKSPLASH, AND AN UPDATED BATHROOM WITH A NEW VANITY, TOILET, AND TILED SHOWER. SCHEDULE YOUR SHOWING TODAY!

16. 2012-02-17
    soldstatus $1,500
17. 2012-01-27
    soldstatus $1,500
18. 2012-01-11
    historical
19. 2011-11-30
    listed $3,900
20. 2009-12-23
    soldstatus $8,500
21. 2006-05-12
    soldstatus $92,000
22. 1992-11-24
    soldstatus $27,600

ⓘ 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: $254 · $21/mo
• Projected year-2 tax: $935 · $78/mo
• Expected delta: +$681/yr (+$57/mo · 267.5%)

ⓘ 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: $15,405
• − Mortgage interest: −$5,876
• − Property taxes: −$254
• − Insurance: −$524
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$3,052
• Taxable income: $3,234
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $4,014/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

+280.1% since first listed

9 events — show timeline

• 2026-04-03 Listed $104,900 MiRealSource-MiMLS
• 2026-04-03 Listed $104,900 REALCOMP
• 2012-02-17 Sold (Public Records) $1,500 Public Records
• 2012-01-27 Sold (MLS) $1,500 MiRealSource-MiMLS
• 2012-01-11 Listing Removed — MiRealSource-MiMLS
• 2011-11-30 Listed $3,900 MiRealSource-MiMLS
• 2009-12-23 Sold (Public Records) $8,500 Public Records
• 2006-05-12 Sold (Public Records) $92,000 Public Records
• 1992-11-24 Sold (Public Records) $27,600 Public Records

Property tax history

+14.4%/yr

Latest (2025): $254 · +0.0% YoY. Source: county tax records.