6835 Rosemont Ave · Detroit, MI 48228

$153,000

3 bd · 1.0 ba · 1,166 sqft · SingleFamily public records · 26 Days on market

Built 1949 5,227 sqft lot

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Why this score? — see what drove the D 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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT HOME IN A GREAT NEIGHBORHOOD! ALL HOMES OCCUPIED AND NEIGHBORS ARE VERY FRIENDLY! THIS IS HOME IS GOOD FOR A FAMILY READY TO MOVE RIGHT IN . TOTALLY REMODELED IN 2014

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1949

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half levels; Lower-level entry with steps; Brick construction
• Construction: Block foundation
• Exterior features: Paved road access; Pets not allowed

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Partially finished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (9.5% below list).
• Recommended offer: $139k (9.5% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Carver Stem Academy (math 5% / reading 15%, grade F, #1,230 of 1,397 statewide, top 91%, 493 students, 90% FRL); Clippert Academy (379 students, 82% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 86% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 367 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,385/mo this rent would consume 54% 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 $1k of loan paydown is wiped out by about $5k 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 26 days — a 2% lower offer ($151k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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 $90k; list at $153k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,524 (9.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $83,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6849 Rosemont Ave	0.02mi	3/1.0	1,211 (+4%)	2mo	$100,000	$83	91
6427 Artesian St	0.45mi	3/1.0	1,118 (-4%)	0mo	$100,000	$89	72
6300 Penrod St	0.38mi	4/1.0 (+1)	1,080 (-7%)	1mo	$78,000	$72	64
7391 Ashton Ave	0.31mi	3/1.0	1,023 (-12%)	3mo	$40,000	$39	62
7633 Faust Ave	0.43mi	3/1.0	1,045 (-10%)	3mo	$60,000	$57	60
6712 Artesian St	0.37mi	3/1.0	1,000 (-14%)	1mo	$97,500	$98	58
6530 Brace St	0.27mi	2/2.0 (-1)	1,330 (+14%)	0mo	$69,000	$52	55
6303 Grandmont Ave	0.63mi	3/2.0	1,230 (+6%)	4mo	$90,000	$73	55
7425 Stahelin Ave	0.46mi	3/1.0	1,000 (-14%)	4mo	$37,000	$37	52
7716 Artesian St	0.60mi	3/1.0	1,286 (+10%)	4mo	$70,000	$54	52
6120 Stahelin Ave	0.61mi	3/1.0	1,291 (+11%)	3mo	$70,000	$54	51
6229 Faust Ave	0.46mi	2/1.5 (-1)	1,300 (+12%)	2mo	$95,500	$73	51

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: -15.3%
• Equity multiple: 0.47×
• Total profit: $-22,684
• Equity at exit: $22,813

10-year hold

• IRR: -12.5%
• Equity multiple: 0.36×
• Total profit: $-27,543
• Equity at exit: $13,229

Cash invested: $42,840 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$802
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $97

Break-even live

Break-even rent $1,262

Max offer price $153,000

Occupancy floor 88%

Sensitivity live

Price	-10% $184	-5% $140	+0% $97	+5% $54	+10% $10
Rent	-10% $-12	-5% $42	+0% $97	+5% $152	+10% $207
Rate	-1.0pp $174	-0.5pp $136	base $97	+0.5pp $57	+1.0pp $17

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: $38,250
• Closing costs: $4,590
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	0.34mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	26d	1	0.41mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,530	$2.29	0d	7	0.72mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	0.78mi
6474 Saint Marys St Detroit, MI	3.0	1.0	1237	$1,350	$1.09	45d	1	0.84mi
7312 Mansfield St Detroit, MI	4.0	1.0	1300	$1,400	$1.08	18d	1	0.90mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	0.90mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,100	$1.12	0d	1	0.93mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	1.04mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	6d	1	1.07mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	14d	1	1.08mi
6874 Country Ln Dearborn Heights, MI	2.0	1.5	1400	$1,500	$1.07	45d	1	1.10mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	0d	10	1.14mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.15mi
20571 Brooklawn Dr Dearborn Heights, MI	3.0	2.0	1254	$1,850	$1.48	45d	1	1.15mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	1.20mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	19d	1	1.21mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	1.22mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	1.33mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.34mi
4900 Heather Dr Dearborn, MI	1.0–2.0	1.0–2.0	921	$1,980	$2.15	3d	1	1.50mi

Listing history 31 events

1. 2026-06-21
   days on market $153,000 Active 26 DOM
2. 2026-06-19
   price $153,000 Active 23 DOM
3. 2026-06-18
   days on market $155,000 Active 23 DOM
4. 2026-06-17
   days on market $155,000 Active 22 DOM
5. 2026-06-15
   days on market $155,000 Active 20 DOM
6. 2026-06-13
   days on market $155,000 Active 18 DOM
7. 2026-06-13
   days on market $155,000 Active 17 DOM
8. 2026-06-09
   days on market $155,000 Active 14 DOM
9. 2026-06-08
   days on market $155,000 Active 13 DOM
10. 2026-06-07
    days on market $155,000 Active 12 DOM
11. 2026-06-04
    days on market $155,000 Active 9 DOM
12. 2026-06-03
    days on market $155,000 Active 8 DOM
13. 2026-06-02
    days on market $155,000 Active 7 DOM
14. 2026-06-01
    days on market $155,000 Active 6 DOM
15. 2026-05-31
    days on market $155,000 Active 5 DOM
16. 2026-05-26
    listed $155,000 Active

    Show marketing remark (172 chars)

    GREAT HOME IN A GREAT NEIGHBORHOOD! ALL HOMES OCCUPIED AND NEIGHBORS ARE VERY FRIENDLY! THIS IS HOME IS GOOD FOR A FAMILY READY TO MOVE RIGHT IN . TOTALLY REMODELED IN 2014

17. 2026-05-26
    listed $155,000 Active 172-char remark

    Show marketing remark (172 chars)

    GREAT HOME IN A GREAT NEIGHBORHOOD! ALL HOMES OCCUPIED AND NEIGHBORS ARE VERY FRIENDLY! THIS IS HOME IS GOOD FOR A FAMILY READY TO MOVE RIGHT IN . TOTALLY REMODELED IN 2014

18. 2026-04-28
    listed $1,500
19. 2025-05-30
    soldstatus $90,000
20. 2016-03-29
    historical
21. 2016-03-29
    historical
22. 2016-03-29
    listed $33,900 Active
23. 2016-03-29
    listed $33,900
24. 2016-03-29
    historical
25. 2016-03-29
    historical
26. 2016-02-04
    listed $33,900 Active
27. 2016-02-04
    listed $33,900
28. 2015-04-01
    historical
29. 2015-04-01
    historical
30. 2014-12-26
    listed $24,000 Active
31. 2014-12-26
    listed $24,000

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $1,965 · $164/mo
• Expected delta: +$391/yr (+$33/mo · 24.9%)

ⓘ 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: $16,623
• − Mortgage interest: −$8,570
• − Property taxes: −$1,574
• − Insurance: −$765
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$4,451
• Taxable loss: −$1,397
• Est. tax savings @ 24.0%: +$335
• After-tax cash flow: $1,500/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

+545.8% since first listed

16 events — show timeline

• 2026-05-26 Listed $155,000 REALCOMP
• 2026-05-26 Listed $155,000 MiRealSource-MiMLS
• 2026-04-28 Listed for Rent $1,500 REALSOURCE
• 2025-05-30 Sold (Public Records) $90,000 Public Records
• 2016-03-29 Listing Removed — REALCOMP
• 2016-03-29 Listing Removed — REALCOMP
• 2016-03-29 Listed $33,900 REALCOMP
• 2016-03-29 Listing Removed — MiRealSource-MiMLS
• 2016-03-29 Listing Removed — MiRealSource-MiMLS
• 2016-03-29 Listed $33,900 MiRealSource-MiMLS
• 2016-02-04 Listed $33,900 REALCOMP
• 2016-02-04 Listed $33,900 MiRealSource-MiMLS
• 2015-04-01 Listing Removed — REALCOMP
• 2015-04-01 Listing Removed — MiRealSource-MiMLS
• 2014-12-26 Listed $24,000 REALCOMP
• 2014-12-26 Listed $24,000 MiRealSource-MiMLS

Property tax history

-1.5%/yr

Latest (2025): $1,574 · -54.1% YoY. Source: county tax records.