10028 Stahelin Ave · Detroit, MI 48228

$74,900

3 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 11 Days on market

Built 1958 5,227 sqft lot Est $77k · at est.

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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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.6/15.0
• 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

Welcome home to this charming Detroit ranch featuring 3 spacious bedrooms and 1 full bath. Enjoy a bright living area with large windows, a functional kitchen ready for your personal touch, and a generous backyard perfect for gatherings or gardening. Conveniently located near major freeways, schools, and shopping. Ideal for homeowners or investors looking for a solid property in a growing neighborhood. Property does have a tenant.

Key facts

• 5,227 sq ft lot
• Built 1958
• Listed 11 days

Property features AI

Exterior

• Utilities: Public water service
• Home design: Ranch-style single-family home; One-story; Living area reported at about 1,024 square feet
• Construction: Built in 1958; Brick and vinyl siding exterior; Asphalt roof
• Exterior features: Small lot (~0.12 acres); Public water

Interior

• Kitchen: Kitchen (approximately 17 x 10)
• Bedrooms: Primary bedroom (approximately 10 x 11)
• Bathrooms: One full bathroom; Additional bathroom (approx. 10 x 4)
• Heating & cooling: Forced air heating
• Interior features: Seven total rooms; Slab foundation/basement
• Laundry & utility: Dedicated laundry room (approximately 8 x 10)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

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: Mann Learning Community (335 students, 96% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 92% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 367 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $1,227/mo this rent would consume 48% 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 $518 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 27y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 36% 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 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.64% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $76,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9934 Warwick St	0.15mi	3/1.0	1,018 (-1%)	2mo	$70,000	$69	90
9976 Warwick St	0.13mi	3/1.5	1,024 (0%)	4mo	$129,900	$127	89
9608 Piedmont St	0.26mi	3/1.0	1,048 (+2%)	4mo	$74,900	$71	80
9317 Artesian St	0.41mi	2/1.0 (-1)	994 (-3%)	1mo	$25,000	$25	70
11658 Ashton Ave	0.46mi	3/1.0	1,080 (+6%)	0mo	$89,000	$82	69
9221 Grandville Ave	0.57mi	3/1.0	971 (-5%)	2mo	$135,000	$139	63
11700 Auburn St	0.53mi	3/1.5	964 (-6%)	3mo	$55,000	$57	61
10006 Auburn St	0.43mi	3/1.0	1,150 (+12%)	1mo	$63,000	$55	58
9534 Heyden St	0.73mi	3/1.0	960 (-6%)	3mo	$100,000	$104	53
9634 Evergreen Ave	0.58mi	3/1.0	912 (-11%)	3mo	$23,000	$25	52
9977 Evergreen Ave	0.59mi	3/1.0	1,150 (+12%)	2mo	$86,000	$75	50
9581 Heyden St	0.75mi	3/2.0	950 (-7%)	4mo	$92,000	$97	46

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: 0.1%
• Equity multiple: 1.01×
• Total profit: $114
• Equity at exit: $11,168

10-year hold

• IRR: 5.5%
• Equity multiple: 1.33×
• Total profit: $7,011
• Equity at exit: $6,476

Cash invested: $20,972 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$393
• Tax from tax record: −$299 /mo · $3,583/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $247

Break-even live

Break-even rent $915

Max offer price $74,900

Occupancy floor 75%

Sensitivity live

Price	-10% $503	-5% $477	+0% $247	+5% $225	+10% $204
Rent	-10% $150	-5% $198	+0% $247	+5% $295	+10% $343
Rate	-1.0pp $284	-0.5pp $266	base $247	+0.5pp $227	+1.0pp $207

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	0.33mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	26d	1	0.35mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	18d	1	0.42mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	19d	1	0.45mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	23d	1	0.45mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	45d	1	0.48mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	0.56mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	0.74mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	12d	1	0.75mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.77mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	0.78mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	0.84mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	45d	1	0.86mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.90mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.90mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.91mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.91mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.91mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.92mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.92mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.92mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.93mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	45d	1	0.96mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	6d	1	0.98mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	1.01mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	26d	1	1.04mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	45d	1	1.05mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	45d	1	1.07mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	19d	1	1.07mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	6d	1	1.08mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	6d	1	1.11mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	45d	1	1.12mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	1.13mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	19d	1	1.14mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	1.15mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	45d	1	1.15mi
13581 Penrod St Detroit, MI	4.0	1.0	1152	$1,200	$1.04	45d	1	1.15mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.16mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	1.16mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	1.17mi

Listing history 7 events

1. 2026-06-21
   pricedays on market $74,900 Active 11 DOM
2. 2026-06-18
   days on market $80,000 Active 8 DOM
3. 2026-06-17
   days on market $80,000 Active 7 DOM
4. 2026-06-16
   days on market $80,000 Active 6 DOM
5. 2026-06-15
   days on market $80,000 Active 5 DOM
6. 2026-06-13
   days on market $80,000 Active 3 DOM
7. 2026-06-13
   listed $80,000 Active 2 DOM

ⓘ 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: $3,583 · $299/mo
• Projected year-2 tax: $3,583 · $299/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $14,720
• − Mortgage interest: −$4,196
• − Property taxes: −$3,583
• − Insurance: −$374
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$2,179
• Taxable income: $2,033
• Est. tax owed @ 24.0%: −$488
• After-tax cash flow: $2,470/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

+92.8% since first listed

18 events — show timeline

• 2026-06-11 Listed $80,000 REALCOMP
• 2026-06-10 Listed $80,000 MiRealSource-MiMLS
• 2026-06-10 Listed $80,000 SW Michigan MLS
• 2009-02-27 Listing Removed — REALCOMP
• 2008-10-27 Listed $9,900 REALCOMP
• 2004-08-13 Sold (Public Records) $55,000 Public Records
• 2004-01-28 Sold (MLS) $20,000 REALCOMP
• 2003-12-09 Listed $29,900 REALCOMP
• 2003-10-21 Listing Removed — REALCOMP
• 2003-03-21 Listed $35,500 REALCOMP
• 2000-11-29 Sold (Public Records) $26,900 Public Records
• 2000-08-25 Sold (MLS) $26,900 REALCOMP
• 2000-07-05 Listed $26,900 REALCOMP
• 2000-05-19 Sold (Public Records) $21,900 Public Records
• 2000-04-25 Listing Removed — REALCOMP
• 2000-01-25 Listed $42,000 REALCOMP
• 1999-09-24 Listing Removed — REALCOMP
• 1999-05-28 Listed $41,500 REALCOMP

Property tax history

+24.6%/yr

Latest (2025): $3,583 · +0.7% YoY. Source: county tax records.