7415 Mettetal St · Detroit, MI 48228

$89,700

3 bd · 1.0 ba · 944 sqft · SingleFamily public records · 98 Days on market

Built 1944 4,356 sqft lot Est $77k · 16% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1944

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% 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: Rents soft (-2.3%/yr); 363 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,236/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 $620 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 + 0.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y 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 $50k; list at $90k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,627 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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: 1.38% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.88%
• DSCR: 1.84
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $77,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7262 Saint Marys St	0.14mi	2/1.0 (-1)	935 (-1%)	5mo	$77,000	$82	83
7784 Mettetal St	0.23mi	3/1.0	914 (-3%)	9mo	$75,000	$82	77
6836 Mansfield St	0.33mi	3/1.0	876 (-7%)	2mo	$72,500	$83	71
6789 Grandmont Ave	0.40mi	2/1.0 (-1)	911 (-4%)	1mo	$80,000	$88	70
7766 Clayburn St	0.40mi	3/1.0	988 (+5%)	7mo	$75,000	$76	68
8215 Mansfield St	0.47mi	3/1.0	1,000 (+6%)	6mo	$63,000	$63	63
7733 Barrie St	0.61mi	2/1.0 (-1)	909 (-4%)	4mo	$140,000	$154	57
7391 Ashton Ave	0.64mi	3/1.0	1,023 (+8%)	3mo	$40,000	$39	54
7793 Clayburn St	0.43mi	3/1.0	1,065 (+13%)	8mo	$75,000	$70	52
7353 Ashton Ave	0.64mi	2/1.0 (-1)	900 (-5%)	8mo	$35,000	$39	50
6356 Rutland St	0.72mi	3/1.0	842 (-11%)	2mo	$90,000	$107	47
7280 Rosemont Ave	0.68mi	3/1.0	1,085 (+15%)	5mo	$105,000	$97	39

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: 7.4%
• Equity multiple: 1.28×
• Total profit: $7,009
• Equity at exit: $13,375

10-year hold

• IRR: 14.0%
• Equity multiple: 1.98×
• Total profit: $24,494
• Equity at exit: $7,756

Cash invested: $25,116 (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: 363
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$470
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $395

Break-even live

Break-even rent $736

Max offer price $89,700

Occupancy floor 63%

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: $22,425
• Closing costs: $2,691
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	14d	1	0.17mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	0.48mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	4d	1	0.86mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	0.95mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	0.95mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	43d	1	0.98mi
6406 Mead St Dearborn, MI	2.0	1.0	904	$1,100	$1.22	24d	1	0.98mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	43d	1	0.99mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	16d	1	1.09mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	17d	1	1.12mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	4d	1	1.17mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	1.21mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	2d	10	1.23mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	1.26mi
6225 Middlesex St Unit 5 Dearborn, MI	2.0	1.0	700	$950	$1.36	12d	1	1.41mi
6225 Middlesex St Unit 5 Dearborn, MI	2.0	1.0	700	$950	$1.36	4d	1	1.41mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	1.42mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	1.44mi

Listing history 19 events

1. 2025-03-26
   soldstatus $50,000
2. 2025-02-28
   status Pending
3. 2025-02-28
   status Pending
4. 2025-02-28
   status Pending
5. 2024-11-16
   listed $89,700 Active
6. 2024-11-16
   listed $89,700 Active
7. 2024-11-16
   listed $89,700 Active
8. 2009-03-04
   soldstatus $10,500
9. 2008-10-10
   listed $10,500
10. 2008-08-29
    historical
11. 2008-07-25
    listed $18,900
12. 2008-04-07
    historical
13. 2008-04-03
    historical
14. 2007-11-23
    listed $63,316
15. 2007-11-23
    listed $63,316
16. 1999-03-03
    soldstatus $36,222
17. 1999-01-10
    historical
18. 1998-11-01
    listed $65,000
19. 1992-04-07
    soldstatus $18,000

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $1,133 · $94/mo
• Expected delta: +$248/yr (+$21/mo · 28.0%)

ⓘ 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 ≥97°F today · 14 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: $14,837
• − Mortgage interest: −$5,025
• − Property taxes: −$885
• − Insurance: −$448
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,609
• Taxable income: $3,495
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $3,904/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

+177.8% since first listed

19 events — show timeline

• 2025-03-26 Sold (Public Records) $50,000 Public Records
• 2025-02-28 Pending — MiRealSource-MiMLS
• 2025-02-28 Pending — REALCOMP
• 2025-02-28 Pending — SW Michigan MLS
• 2024-11-16 Listed $89,700 SW Michigan MLS
• 2024-11-16 Listed $89,700 REALCOMP
• 2024-11-16 Listed $89,700 MiRealSource-MiMLS
• 2009-03-04 Sold (MLS) $10,500 REALCOMP
• 2008-10-10 Listed $10,500 REALCOMP
• 2008-08-29 Listing Removed — REALCOMP
• 2008-07-25 Listed $18,900 REALCOMP
• 2008-04-07 Listing Removed — MiRealSource-MiMLS
• 2008-04-03 Listing Removed — REALCOMP
• 2007-11-23 Listed $63,316 REALCOMP
• 2007-11-23 Listed $63,316 MiRealSource-MiMLS
• 1999-03-03 Sold (Public Records) $36,222 Public Records
• 1999-01-10 Listing Removed — REALCOMP
• 1998-11-01 Listed $65,000 REALCOMP
• 1992-04-07 Sold (Public Records) $18,000 Public Records

Property tax history

-6.0%/yr

Latest (2025): $885 · -1.3% YoY. Source: county tax records.