7401 Buhr St · Detroit, MI 48212

$79,500

3 bd · 1.0 ba · 1,390 sqft · SingleFamily public records · 45 Days on market

Built 1953 6,970 sqft lot Est $93k · 15% under ↓ 24% since listing

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Why this score? — see what drove the B 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
• ARV discount +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sale to settle an estate - good solid home

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 10.1% 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: 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: 170 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 41% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1953 — 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: 1.63% ✓
• Cap rate: 13.73%
• Cash-on-cash: 26.56%
• DSCR: 2.18
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $93,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6839 Drake St	0.28mi	3/1.0	1,300 (-6%)	16mo	$62,000	$48	63
18811 Rogge St	0.54mi	3/1.5	1,343 (-3%)	10mo	$125,000	$93	59
6721 Buhr St	0.28mi	2/2.0 (-1)	1,212 (-13%)	1mo	$95,000	$78	56
7575 Quinn St	0.47mi	3/1.0	1,504 (+8%)	16mo	$40,000	$27	51
18888 Concord St	0.65mi	3/1.5	1,417 (+2%)	18mo	$95,000	$67	50
18665 Helen St	0.50mi	3/2.0	1,248 (-10%)	9mo	$98,000	$79	48
7525 E Robinwood St	0.54mi	3/1.0	1,253 (-10%)	13mo	$105,000	$84	48
8135 E Hildale St	0.52mi	3/1.0	1,221 (-12%)	10mo	$72,000	$59	47
18686 Helen St	0.51mi	3/1.0	1,254 (-10%)	19mo	$30,000	$24	44
19131 Cliff St	0.68mi	4/2.0 (+1)	1,296 (-7%)	11mo	$90,000	$69	39
19152 Helen St	0.73mi	4/2.0 (+1)	1,302 (-6%)	15mo	$35,000	$27	34
19143 Cliff St	0.69mi	4/1.0 (+1)	1,195 (-14%)	15mo	$75,000	$63	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 1.83×
• Total profit: $18,501
• Equity at exit: $11,854

10-year hold

• IRR: 28.6%
• Equity multiple: 3.54×
• Total profit: $56,547
• Equity at exit: $6,874

Cash invested: $22,260 (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 48212

• Home prices YoY: -34.2%
• Active inventory: 170
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$417
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $493

Break-even live

Break-even rent $674

Max offer price $79,500

Occupancy floor 57%

Sensitivity live

Price	-10% $538	-5% $515	+0% $493	+5% $470	+10% $448
Rent	-10% $390	-5% $441	+0% $493	+5% $544	+10% $595
Rate	-1.0pp $533	-0.5pp $513	base $493	+0.5pp $472	+1.0pp $451

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	17d	1	0.64mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.69mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	2d	1	1.04mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	1.12mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	25d	1	1.17mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	1.18mi
18947 Runyon St Detroit, MI	3.0	1.0	1614	$1,100	$0.68	44d	1	1.20mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	23d	1	1.20mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	1.20mi
18677 Moenart St Detroit, MI	2.0	1.0	1470	$1,200	$0.82	44d	1	1.22mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	44d	1	1.27mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	2d	1	1.27mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	1.28mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	1.30mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.41mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	25d	1	1.42mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	1.46mi

Listing history 12 events

1. 2024-12-17
   status Pending
2. 2023-05-09
   soldstatus $65,000
3. 2023-02-28
   status Pending 42-char remark

   Show marketing remark (42 chars)

   Sale to settle an estate - good solid home

4. 2023-02-28
   status Pending

   Show marketing remark (42 chars)

   Sale to settle an estate - good solid home

5. 2023-01-25
   status Active 42-char remark

   Show marketing remark (42 chars)

   Sale to settle an estate - good solid home

6. 2023-01-25
   status Active

   Show marketing remark (42 chars)

   Sale to settle an estate - good solid home

7. 2023-01-16
   status Pending 42-char remark

   Show marketing remark (42 chars)

   Sale to settle an estate - good solid home

8. 2023-01-16
   status Pending

   Show marketing remark (42 chars)

   Sale to settle an estate - good solid home

9. 2023-01-13
   price $79,500 42-char remark

   Show marketing remark (42 chars)

   Sale to settle an estate - good solid home

10. 2023-01-12
    price $79,500
11. 2023-01-06
    listed $85,000 Active

    Show marketing remark (42 chars)

    Sale to settle an estate - good solid home

12. 2023-01-06
    listed $85,000 Active 42-char remark

    Show marketing remark (42 chars)

    Sale to settle an estate - good solid home

ⓘ 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: $988 · $82/mo
• Projected year-2 tax: $1,106 · $92/mo
• Expected delta: +$118/yr (+$10/mo · 12.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,569
• − Mortgage interest: −$4,453
• − Property taxes: −$988
• − Insurance: −$398
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,313
• Taxable income: $4,927
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $4,729/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): 43,384
• Household income: $38,186
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1175.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 43% Asian 29% Black 19% Two or more races 6%
• Common ancestry: Romanian 4% Subsaharan African 1% American 1%
• Foreign-born: 41%
• Languages at home: 36% English-only · Other Indo-European 28% Arabic 28% Russian/Polish/Slavic 6%

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: ▼ -152.41%
• Current HPI: 292.9126
• Rent YoY: —
• 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

-23.5% since first listed

12 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2023-05-09 Sold (Public Records) $65,000 Public Records
• 2023-02-28 Pending — MiRealSource-MiMLS
• 2023-02-28 Pending — REALCOMP
• 2023-01-25 Relisted — MiRealSource-MiMLS
• 2023-01-25 Relisted — REALCOMP
• 2023-01-16 Pending — MiRealSource-MiMLS
• 2023-01-16 Pending — REALCOMP
• 2023-01-13 Price Changed $79,500 MiRealSource-MiMLS
• 2023-01-12 Price Changed $79,500 REALCOMP
• 2023-01-06 Listed $85,000 MiRealSource-MiMLS
• 2023-01-06 Listed $85,000 REALCOMP

Property tax history

-0.4%/yr

Latest (2025): $988 · -10.0% YoY. Source: county tax records.