7720 Smart St · Detroit, MI 48210

$84,900

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 44 Days on market

Built 1923 3,485 sqft lot $111/sqft · 74% above area ↓ 19% since listing

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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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Welcome to Smart Street! This super cozy 3-bedroom, 1-bath home offers a great opportunity for homeowners or investors alike. Featuring a functional layout, basement with partial crawl space, and plenty of potential, this home is move-in ready while still offering room for cosmetic updates to truly make it your own. Property is being sold as-is. FHA and VA financing welcome with no seller-paid repairs or costs. Don't miss your chance to own an affordable home with solid potential in Detroit! The kitchen appliances are included for buyer convenience; however, appliances are not warranted by the seller. Occupancy after closing is needed. No showings without a licensed real estate agent present. Buyer's agent to verify all information, measurements, and data independently. Information deemed reliable but not guaranteed. Seller and listing broker make no warranties or representations regarding the accuracy of information provided. Eligible buyers may qualify for available Detroit down payment assistance programs, up to $25,000, to help reduce upfront purchase costs, please advise with your lender.

Key facts

• 3,485 sq ft lot
• Built 1923
• Listed 44 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry
• Construction: Asbestos construction materials; Block foundation; 768 above-grade finished square feet
• Exterior features: Paved road access; Lot approximately 0.08 acres (30 x 110)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Total of 6 rooms; Unfinished crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (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: 94 active listings in the ZIP; 6 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; 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 $587 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 + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1923 — 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: 1.19% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (median comp): $48,802
• List price: $84,900
• Delta: 73.97%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6137 Proctor St	0.13mi	3/1.0	780 (+2%)	1mo	$39,000	$50	90
8737 Smart St	0.59mi	3/1.0	771 (+0%)	3mo	$90,000	$117	69
6608 Majestic St	0.71mi	2/1.0 (-1)	792 (+3%)	5mo	$50,000	$63	52
5865 Elmer St	0.25mi	2/1.0 (-1)	660 (-14%)	20mo	$45,000	$68	43

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $33
• Equity at exit: $12,659

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $17,820
• Equity at exit: $7,341

Cash invested: $23,772 (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 48210

• Home prices YoY: -22.3%
• Active inventory: 94
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,010 high
• Mortgage (P&I): −$445
• Tax from tax record: −$101 /mo · $1,212/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $216

Break-even live

Break-even rent $736

Max offer price $84,900

Occupancy floor 74%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.13mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	17d	1	1.24mi
5440 Milford St Unit 1 Detroit, MI	2.0	1.0	850	$1,150	$1.35	44d	1	1.27mi
5398 Allendale St Detroit, MI	2.0	1.0	1100	$1,200	$1.09	24d	1	1.34mi
8762 Epworth St Unit 8768 Detroit, MI	2.0	1.0	900	$1,000	$1.11	24d	1	1.47mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $84,900 Active 44 DOM
2. 2026-06-17
   days on market $84,900 Active 43 DOM
3. 2026-06-15
   days on market $84,900 Active 41 DOM
4. 2026-06-13
   days on market $84,900 Active 39 DOM
5. 2026-06-13
   days on market $84,900 Active 38 DOM
6. 2026-06-09
   days on market $84,900 Active 35 DOM
7. 2026-06-08
   pricedays on market $84,900 Active 34 DOM

   Show marketing remark (1110 chars)

   Welcome to Smart Street! This super cozy 3-bedroom, 1-bath home offers a great opportunity for homeowners or investors alike. Featuring a functional layout, basement with partial crawl space, and plenty of potential, this home is move-in ready while still offering room for cosmetic updates to truly make it your own. Property is being sold as-is. FHA and VA financing welcome with no seller-paid repairs or costs. Don't miss your chance to own an affordable home with solid potential in Detroit! The kitchen appliances are included for buyer convenience; however, appliances are not warranted by the seller. Occupancy after closing is needed. No showings without a licensed real estate agent present. Buyer's agent to verify all information, measurements, and data independently. Information deemed reliable but not guaranteed. Seller and listing broker make no warranties or representations regarding the accuracy of information provided. Eligible buyers may qualify for available Detroit down payment assistance programs, up to $25,000, to help reduce upfront purchase costs, please advise with your lender.

8. 2026-06-07
   days on market $94,900 Active 33 DOM
9. 2026-06-04
   days on market $94,900 Active 30 DOM
10. 2026-06-03
    days on market $94,900 Active 29 DOM
11. 2026-06-02
    days on market $94,900 Active 28 DOM
12. 2026-06-01
    days on market $94,900 Active 27 DOM
13. 2026-05-31
    days on market $94,900 Active 26 DOM
14. 2026-05-15
    price $99,000 1110-char remark

    Show marketing remark (1110 chars)

    Welcome to Smart Street! This super cozy 3-bedroom, 1-bath home offers a great opportunity for homeowners or investors alike. Featuring a functional layout, basement with partial crawl space, and plenty of potential, this home is move-in ready while still offering room for cosmetic updates to truly make it your own. Property is being sold as-is. FHA and VA financing welcome with no seller-paid repairs or costs. Don't miss your chance to own an affordable home with solid potential in Detroit! The kitchen appliances are included for buyer convenience; however, appliances are not warranted by the seller. Occupancy after closing is needed. No showings without a licensed real estate agent present. Buyer's agent to verify all information, measurements, and data independently. Information deemed reliable but not guaranteed. Seller and listing broker make no warranties or representations regarding the accuracy of information provided. Eligible buyers may qualify for available Detroit down payment assistance programs, up to $25,000, to help reduce upfront purchase costs, please advise with your lender.

15. 2026-05-15
    price $99,000 1122-char remark

    Show marketing remark (1110 chars)

    Welcome to Smart Street! This super cozy 3-bedroom, 1-bath home offers a great opportunity for homeowners or investors alike. Featuring a functional layout, basement with partial crawl space, and plenty of potential, this home is move-in ready while still offering room for cosmetic updates to truly make it your own. Property is being sold as-is. FHA and VA financing welcome with no seller-paid repairs or costs. Don't miss your chance to own an affordable home with solid potential in Detroit! The kitchen appliances are included for buyer convenience; however, appliances are not warranted by the seller. Occupancy after closing is needed. No showings without a licensed real estate agent present. Buyer's agent to verify all information, measurements, and data independently. Information deemed reliable but not guaranteed. Seller and listing broker make no warranties or representations regarding the accuracy of information provided. Eligible buyers may qualify for available Detroit down payment assistance programs, up to $25,000, to help reduce upfront purchase costs, please advise with your lender.

16. 2026-05-06
    listed $105,000 Active 1110-char remark

    Show marketing remark (1110 chars)

    Welcome to Smart Street! This super cozy 3-bedroom, 1-bath home offers a great opportunity for homeowners or investors alike. Featuring a functional layout, basement with partial crawl space, and plenty of potential, this home is move-in ready while still offering room for cosmetic updates to truly make it your own. Property is being sold as-is. FHA and VA financing welcome with no seller-paid repairs or costs. Don't miss your chance to own an affordable home with solid potential in Detroit! The kitchen appliances are included for buyer convenience; however, appliances are not warranted by the seller. Occupancy after closing is needed. No showings without a licensed real estate agent present. Buyer's agent to verify all information, measurements, and data independently. Information deemed reliable but not guaranteed. Seller and listing broker make no warranties or representations regarding the accuracy of information provided. Eligible buyers may qualify for available Detroit down payment assistance programs, up to $25,000, to help reduce upfront purchase costs, please advise with your lender.

17. 2026-05-06
    listed $105,000 Active 1122-char remark

    Show marketing remark (1110 chars)

    Welcome to Smart Street! This super cozy 3-bedroom, 1-bath home offers a great opportunity for homeowners or investors alike. Featuring a functional layout, basement with partial crawl space, and plenty of potential, this home is move-in ready while still offering room for cosmetic updates to truly make it your own. Property is being sold as-is. FHA and VA financing welcome with no seller-paid repairs or costs. Don't miss your chance to own an affordable home with solid potential in Detroit! The kitchen appliances are included for buyer convenience; however, appliances are not warranted by the seller. Occupancy after closing is needed. No showings without a licensed real estate agent present. Buyer's agent to verify all information, measurements, and data independently. Information deemed reliable but not guaranteed. Seller and listing broker make no warranties or representations regarding the accuracy of information provided. Eligible buyers may qualify for available Detroit down payment assistance programs, up to $25,000, to help reduce upfront purchase costs, please advise with your lender.

18. 2026-05-05
    historical $105,000 1110-char remark

    Show marketing remark (1110 chars)

    Welcome to Smart Street! This super cozy 3-bedroom, 1-bath home offers a great opportunity for homeowners or investors alike. Featuring a functional layout, basement with partial crawl space, and plenty of potential, this home is move-in ready while still offering room for cosmetic updates to truly make it your own. Property is being sold as-is. FHA and VA financing welcome with no seller-paid repairs or costs. Don't miss your chance to own an affordable home with solid potential in Detroit! The kitchen appliances are included for buyer convenience; however, appliances are not warranted by the seller. Occupancy after closing is needed. No showings without a licensed real estate agent present. Buyer's agent to verify all information, measurements, and data independently. Information deemed reliable but not guaranteed. Seller and listing broker make no warranties or representations regarding the accuracy of information provided. Eligible buyers may qualify for available Detroit down payment assistance programs, up to $25,000, to help reduce upfront purchase costs, please advise with your lender.

ⓘ 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: $1,212 · $101/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$48/yr (+$4/mo · 4.0%)

ⓘ 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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,120
• − Mortgage interest: −$4,756
• − Property taxes: −$1,212
• − Insurance: −$424
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$2,470
• Taxable income: $1,319
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $2,279/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
• City population: 572,865
• Population (ZIP): 26,925

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 0.58)
• Race & ethnicity: Hispanic / Latino 59% White 20% Black 17% Two or more races 16% Native American 1%
• Hispanic origin (detail): Mexican 44% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 2% Danish 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 39% English-only · Spanish 50% Arabic 10%

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: ▼ -85.82%
• Current HPI: 299.5909
• Rent YoY: —
• Metro: —
• 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

-19.1% since first listed

9 events — show timeline

• 2026-06-08 Price Changed $84,900 MiRealSource-MiMLS
• 2026-06-08 Price Changed $84,900 REALCOMP
• 2026-05-24 Price Changed $94,900 MiRealSource-MiMLS
• 2026-05-24 Price Changed $94,900 REALCOMP
• 2026-05-15 Price Changed $99,000 MiRealSource-MiMLS
• 2026-05-15 Price Changed $99,000 REALCOMP
• 2026-05-06 Listed $105,000 MiRealSource-MiMLS
• 2026-05-06 Listed $105,000 REALCOMP
• 2026-05-05 Coming Soon $105,000 MiRealSource-MiMLS

Property tax history

-2.4%/yr

Latest (2025): $1,212 · -0.0% YoY. Source: county tax records.