3785 Blaine St · Detroit, MI 48206

$59,000

6 bd · 2.5 ba · 2,330 sqft · Townhouse public records · 80 Days on market

Built 1917 3,485 sqft lot ↓ 14% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special – Brick Duplex with Garage! Opportunity knocks with this spacious duplex in Detroit's 48206 zip code. Each unit offers 3 bedrooms, 1 baths, and separate basements with an additional half bath. The home features classic brick construction and a 2-car garage in the rear. Property needs a rehab - perfect for investors or house hackers looking to build equity and rental income. Tons of potential in a growing area!

Key facts

• Brick duplex
• Separate basements
• 2 car garage

Tags

• BRICK DUPLEX
• SEPARATE BASEMENTS
• 2 CAR GARAGE

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath townhouse listed at $59k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 30.3% vs local median 10.2% 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: Rents rising fast (+5.2%/yr); 271 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,993/mo this rent would consume 53% of the median local household income ($45k/yr) (locally 646% 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 $408 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 + 5.2% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 16y 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 $12k; list at $59k implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1917 — 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: 3.38% ✓
• Cap rate: 30.34%
• Cash-on-cash: 85.88%
• DSCR: 4.82
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 88.8%
• Equity multiple: 5.25×
• Total profit: $70,268
• Equity at exit: $8,797

10-year hold

• IRR: 92.3%
• Equity multiple: 11.75×
• Total profit: $177,582
• Equity at exit: $5,101

Cash invested: $16,520 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,993 high
• Mortgage (P&I): −$309
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $1,182

Break-even live

Break-even rent $496

Max offer price $59,000

Occupancy floor 36%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	16d	1	0.09mi
2509 Gladstone St Unit NA Detroit, MI	6.0	3.0	3008	$2,000	$0.66	10d	1	0.66mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	15d	1	0.78mi
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	3d	1	0.99mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	22d	1	1.39mi

Listing history 30 events

1. 2025-12-18
   status Pending 449-char remark

   Show marketing remark (449 chars)

   Investor Special – Brick Duplex with Garage! Opportunity knocks with this spacious duplex in Detroit's 48206 zip code. Each unit offers 3 bedrooms, 1 baths, and separate basements with an additional half bath. The home features classic brick construction and a 2-car garage in the rear. Property needs a rehab - perfect for investors or house hackers looking to build equity and rental income. Tons of potential in a growing area!

2. 2025-12-18
   status Pending

   Show marketing remark (449 chars)

   Investor Special – Brick Duplex with Garage! Opportunity knocks with this spacious duplex in Detroit's 48206 zip code. Each unit offers 3 bedrooms, 1 baths, and separate basements with an additional half bath. The home features classic brick construction and a 2-car garage in the rear. Property needs a rehab - perfect for investors or house hackers looking to build equity and rental income. Tons of potential in a growing area!

3. 2025-09-29
   listed $59,000 Active

   Show marketing remark (449 chars)

   Investor Special – Brick Duplex with Garage! Opportunity knocks with this spacious duplex in Detroit's 48206 zip code. Each unit offers 3 bedrooms, 1 baths, and separate basements with an additional half bath. The home features classic brick construction and a 2-car garage in the rear. Property needs a rehab - perfect for investors or house hackers looking to build equity and rental income. Tons of potential in a growing area!

4. 2025-09-29
   listed $59,000 Active 449-char remark

   Show marketing remark (449 chars)

   Investor Special – Brick Duplex with Garage! Opportunity knocks with this spacious duplex in Detroit's 48206 zip code. Each unit offers 3 bedrooms, 1 baths, and separate basements with an additional half bath. The home features classic brick construction and a 2-car garage in the rear. Property needs a rehab - perfect for investors or house hackers looking to build equity and rental income. Tons of potential in a growing area!

5. 2025-09-25
   historical
6. 2025-09-25
   historical
7. 2025-09-18
   status Active
8. 2025-09-18
   status Active
9. 2025-09-02
   historical Active Under Contract
10. 2025-09-02
    historical Accepting Backup Offers
11. 2025-08-25
    listed $59,000 Active
12. 2025-08-25
    listed $59,000 Active
13. 2025-08-25
    historical
14. 2025-08-25
    historical
15. 2025-07-28
    listed $65,000 Active
16. 2025-07-26
    listed $65,000 Active
17. 2018-04-02
    soldstatus $12,500
18. 2018-04-02
    soldstatus $12,500
19. 2017-10-22
    listed $16,000
20. 2017-10-22
    listed $16,000
21. 2016-10-24
    historical
22. 2016-10-24
    historical
23. 2016-09-08
    price $6,200
24. 2016-09-07
    price $6,200
25. 2016-09-06
    listed $5,200 Active
26. 2016-09-06
    listed $5,200 Active
27. 2011-05-31
    historical
28. 2010-12-12
    listed $15,000
29. 2004-11-22
    soldstatus $69,000
30. 2003-06-10
    soldstatus $69,000

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $802 · $67/mo
• Expected delta: +$107/yr (+$9/mo · 15.4%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,912
• − Mortgage interest: −$3,305
• − Property taxes: −$695
• − Insurance: −$295
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$1,716
• Taxable income: $14,075
• Est. tax owed @ 24.0%: −$3,378
• After-tax cash flow: $10,810/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

-14.5% since first listed

30 events — show timeline

• 2025-12-18 Pending — MiRealSource-MiMLS
• 2025-12-18 Pending — REALCOMP
• 2025-09-29 Listed $59,000 REALCOMP
• 2025-09-29 Listed $59,000 MiRealSource-MiMLS
• 2025-09-25 Listing Removed — MiRealSource-MiMLS
• 2025-09-25 Listing Removed — REALCOMP
• 2025-09-18 Relisted — MiRealSource-MiMLS
• 2025-09-18 Relisted — REALCOMP
• 2025-09-02 Contingent — REALCOMP
• 2025-09-02 Contingent — MiRealSource-MiMLS
• 2025-08-25 Listing Removed — MiRealSource-MiMLS
• 2025-08-25 Listing Removed — REALCOMP
• 2025-08-25 Listed $59,000 MiRealSource-MiMLS
• 2025-08-25 Listed $59,000 REALCOMP
• 2025-07-28 Listed $65,000 REALCOMP
• 2025-07-26 Listed $65,000 MiRealSource-MiMLS
• 2018-04-02 Sold (MLS) $12,500 MiRealSource-MiMLS
• 2018-04-02 Sold (MLS) $12,500 REALCOMP
• 2017-10-22 Listed $16,000 MiRealSource-MiMLS
• 2017-10-22 Listed $16,000 REALCOMP
• 2016-10-24 Listing Removed — REALCOMP
• 2016-10-24 Listing Removed — MiRealSource-MiMLS
• 2016-09-08 Price Changed $6,200 MiRealSource-MiMLS
• 2016-09-07 Price Changed $6,200 REALCOMP
• 2016-09-06 Listed $5,200 MiRealSource-MiMLS
• 2016-09-06 Listed $5,200 REALCOMP
• 2011-05-31 Listing Removed — MiRealSource-MiMLS
• 2010-12-12 Listed $15,000 MiRealSource-MiMLS
• 2004-11-22 Sold (Public Records) $69,000 Public Records
• 2003-06-10 Sold (Public Records) $69,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $695 · -42.1% YoY. Source: county tax records.