7511 Dobel St · Detroit, MI 48234

$20,000

5 bd · 1.0 ba · 1,419 sqft · SingleFamily public records · 331 Days on market

Built 1927 4,356 sqft lot $14/sqft · 71% below area ↓ 56% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity for an Investor, brick 5 bedroom, one and a half baths -- Lots of space and potential! Easy showings , book to see this now! Sold as is.

Key facts

• 4,356 sq ft lot
• Built 1927
• Listed 331 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $20k.

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 $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 75.7% 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 (+6.7%/yr); 226 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,709/mo this rent would consume 58% of the median local household income ($35k/yr) (locally 2372% 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 $138 of loan paydown is wiped out by about $600 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 + 6.7% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask has dropped $4k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 8.54% ✓
• Cap rate: 75.66%
• Cash-on-cash: 247.74%
• DSCR: 12.02
• GRM: 1.0

CMA / ARV

• ARV (median comp): $69,070
• List price: $20,000
• Delta: -71.04%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8101 Molena St	0.71mi	4/1.0 (-1)	1,328 (-6%)	10mo	$71,500	$54	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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 14.77×
• Total profit: $77,089
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 35.21×
• Total profit: $191,585
• Equity at exit: $1,729

Cash invested: $5,600 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,709 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $1,156

Break-even live

Break-even rent $246

Max offer price $20,000

Occupancy floor 27%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	1d	1	1.29mi

Listing history 45 events

1. 2026-06-18
   days on market $20,000 Active 331 DOM
2. 2026-06-17
   days on market $20,000 Active 330 DOM
3. 2026-06-15
   days on market $20,000 Active 328 DOM
4. 2026-06-13
   days on market $20,000 Active 326 DOM
5. 2026-06-13
   days on market $20,000 Active 325 DOM
6. 2026-06-09
   days on market $20,000 Active 322 DOM
7. 2026-06-08
   days on market $20,000 Active 321 DOM
8. 2026-06-07
   days on market $20,000 Active 320 DOM
9. 2026-06-04
   days on market $20,000 Active 317 DOM
10. 2026-06-03
    days on market $20,000 Active 316 DOM
11. 2026-06-01
    days on market $20,000 Active 314 DOM
12. 2026-05-31
    days on market $20,000 Active 313 DOM
13. 2025-09-30
    price $20,000 154-char remark

    Show marketing remark (154 chars)

    Great opportunity for an Investor, brick 5 bedroom, one and a half baths -- Lots of space and potential! Easy showings , book to see this now! Sold as is.

14. 2025-09-29
    price $20,000 155-char remark

    Show marketing remark (155 chars)

    Great opportunity for an Investor, brick 5 bedroom, one and a half baths -- Lots of space and potential! Easy showings , book to see this now! Sold as is.

15. 2025-08-20
    price $23,000 154-char remark

    Show marketing remark (155 chars)

    Great opportunity for an Investor, brick 5 bedroom, one and a half baths -- Lots of space and potential! Easy showings , book to see this now! Sold as is.

16. 2025-08-20
    price $23,000 155-char remark

    Show marketing remark (155 chars)

    Great opportunity for an Investor, brick 5 bedroom, one and a half baths -- Lots of space and potential! Easy showings , book to see this now! Sold as is.

17. 2025-08-15
    status Active 155-char remark

    Show marketing remark (155 chars)

    Great opportunity for an Investor, brick 5 bedroom, one and a half baths -- Lots of space and potential! Easy showings , book to see this now! Sold as is.

18. 2025-08-14
    historical 155-char remark

    Show marketing remark (155 chars)

    Great opportunity for an Investor, brick 5 bedroom, one and a half baths -- Lots of space and potential! Easy showings , book to see this now! Sold as is.

19. 2025-07-22
    listed $24,000 Active 154-char remark

    Show marketing remark (155 chars)

    Great opportunity for an Investor, brick 5 bedroom, one and a half baths -- Lots of space and potential! Easy showings , book to see this now! Sold as is.

20. 2025-07-22
    listed $24,000 Active 155-char remark

    Show marketing remark (155 chars)

    Great opportunity for an Investor, brick 5 bedroom, one and a half baths -- Lots of space and potential! Easy showings , book to see this now! Sold as is.

21. 2024-09-14
    historical
22. 2024-09-14
    historical
23. 2024-06-03
    status Active
24. 2024-06-03
    status Active
25. 2024-05-01
    historical
26. 2024-05-01
    historical
27. 2024-03-26
    price $24,500
28. 2024-03-25
    price $24,500
29. 2024-01-10
    price $25,000
30. 2024-01-09
    price $25,000
31. 2023-11-21
    price $29,500
32. 2023-11-21
    price $29,500
33. 2023-09-15
    price $32,000
34. 2023-09-14
    price $32,000
35. 2023-09-14
    listed $45,000 Active
36. 2023-09-14
    listed $45,000 Active
37. 2020-12-08
    status Pending
38. 2020-12-08
    status Pending
39. 2020-12-08
    soldstatus $14,500 Sold
40. 2020-12-08
    soldstatus $14,500 Closed
41. 2020-11-02
    listed $19,900 Active
42. 2020-11-02
    listed $19,900 Active
43. 2007-09-18
    historical
44. 2007-05-10
    listed $9,900
45. 2004-11-05
    soldstatus $45,000

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 57% 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: $20,508
• − Mortgage interest: −$1,120
• − Property taxes: −$969
• − Insurance: −$100
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$582
• Taxable income: $14,455
• Est. tax owed @ 24.0%: −$3,469
• After-tax cash flow: $10,404/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · French/Haitian/Cajun 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

-55.6% since first listed

33 events — show timeline

• 2025-09-30 Price Changed $20,000 MiRealSource-MiMLS
• 2025-09-29 Price Changed $20,000 REALCOMP
• 2025-08-20 Price Changed $23,000 MiRealSource-MiMLS
• 2025-08-20 Price Changed $23,000 REALCOMP
• 2025-08-15 Relisted — REALCOMP
• 2025-08-14 Listing Removed — REALCOMP
• 2025-07-22 Listed $24,000 REALCOMP
• 2025-07-22 Listed $24,000 MiRealSource-MiMLS
• 2024-09-14 Listing Removed — MiRealSource-MiMLS
• 2024-09-14 Listing Removed — REALCOMP
• 2024-06-03 Relisted — MiRealSource-MiMLS
• 2024-06-03 Relisted — REALCOMP
• 2024-05-01 Listing Removed — MiRealSource-MiMLS
• 2024-05-01 Listing Removed — REALCOMP
• 2024-03-26 Price Changed $24,500 MiRealSource-MiMLS
• 2024-03-25 Price Changed $24,500 REALCOMP
• 2024-01-10 Price Changed $25,000 MiRealSource-MiMLS
• 2024-01-09 Price Changed $25,000 REALCOMP
• 2023-11-21 Price Changed $29,500 MiRealSource-MiMLS
• 2023-11-21 Price Changed $29,500 REALCOMP
• 2023-09-15 Price Changed $32,000 MiRealSource-MiMLS
• 2023-09-14 Price Changed $32,000 REALCOMP
• 2023-09-14 Listed $45,000 MiRealSource-MiMLS
• 2023-09-14 Listed $45,000 REALCOMP
• 2020-12-08 Pending — MiRealSource-MiMLS
• 2020-12-08 Pending — REALCOMP
• 2020-12-08 Sold (MLS) $14,500 MiRealSource-MiMLS
• 2020-12-08 Sold (MLS) $14,500 REALCOMP
• 2020-11-02 Listed $19,900 MiRealSource-MiMLS
• 2020-11-02 Listed $19,900 REALCOMP
• 2007-09-18 Listing Removed — REALCOMP
• 2007-05-10 Listed $9,900 REALCOMP
• 2004-11-05 Sold (Public Records) $45,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $969 · -53.7% YoY. Source: county tax records.