8294 Rosemont Ave · Detroit, MI 48228

$45,000

3 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 17 Days on market

Built 1942 5,663 sqft lot $44/sqft · 28% above area

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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
• 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 to this charming move-in-ready home in Detroit's desirable Warrendale neighborhood! Featuring 3 bedrooms and 1 full bath, this property offers a fantastic opportunity for both homeowners and investors alike. Recent updates provide peace of mind, while the functional layout makes it easy to settle in and make it your own. Furnace and water heater will be installed prior to closing. Note: The listing agent has been made aware of possible foundation movement in the basement. While no reports, inspections, or records confirming foundation issues are available, this information is being disclosed out of an abundance of caution.

Key facts

• 5,663 sq ft lot
• Built 1942
• Listed 16 days

Property features AI

Exterior

• Utilities: Public water; Natural gas for water heating
• Home design: Traditional single-family residence; Residential property
• Construction: Built in 1942; Other construction materials; Shingle roof
• Exterior features: Lot about 0.13 acres; Public water

Interior

• Kitchen: Oven
• Bedrooms: Primary bedroom approximately 14 x 19; Additional bedroom approximately 9 x 11
• Bathrooms: One full bathroom; Second bathroom approximately 5 x 8
• Heating & cooling: Forced air heating
• Interior features: Four total rooms; Full basement; Oven included
• Laundry & utility: Natural gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.5% 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 soft (-2.3%/yr); 369 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $1,243/mo this rent would consume 49% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — 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: 2.76% ✓
• Cap rate: 22.46%
• Cash-on-cash: 57.75%
• DSCR: 3.57
• GRM: 3.0

CMA / ARV

• ARV (median comp): $29,229
• List price: $45,000
• Delta: 71.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8449 Penrod St	0.12mi	3/1.0	1,011 (-0%)	0mo	$95,000	$94	93
8271 Rosemont Ave	0.04mi	2/1.0 (-1)	1,000 (-2%)	2mo	$35,500	$36	89
8651 Brace Street St	0.34mi	3/1.0	987 (-3%)	2mo	$60,000	$61	78
7391 Ashton Ave	0.53mi	3/1.0	1,023 (+1%)	3mo	$40,000	$39	72
8630 Greenview Ave	0.26mi	3/1.0	924 (-9%)	3mo	$50,000	$54	70
7667 Greenview Ave	0.45mi	3/1.0	960 (-6%)	2mo	$65,100	$68	68
8427 Piedmont St	0.53mi	3/1.0	1,056 (+4%)	2mo	$62,000	$59	67
8626 Brace St	0.30mi	3/1.0	1,124 (+11%)	2mo	$65,000	$58	67
8309 Brace St	0.27mi	3/1.5	864 (-15%)	1mo	$28,500	$33	60
8686 Artesian St	0.44mi	3/1.0	864 (-15%)	2mo	$35,000	$41	53
8225 Grandville Ave	0.59mi	2/1.0 (-1)	906 (-11%)	2mo	$36,500	$40	48
7756 Westwood St	0.69mi	3/1.0	871 (-14%)	2mo	$90,000	$103	42

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: 52.6%
• Equity multiple: 3.20×
• Total profit: $27,743
• Equity at exit: $6,710

10-year hold

• IRR: 56.6%
• Equity multiple: 5.77×
• Total profit: $60,043
• Equity at exit: $3,891

Cash invested: $12,600 (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 48228

• Rents YoY: -2.3%
• Active inventory: 369
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$236
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $606

Break-even live

Break-even rent $476

Max offer price $45,000

Occupancy floor 46%

Sensitivity live

Price	-10% $632	-5% $619	+0% $606	+5% $594	+10% $581
Rent	-10% $508	-5% $557	+0% $606	+5% $655	+10% $705
Rate	-1.0pp $629	-0.5pp $618	base $606	+0.5pp $595	+1.0pp $583

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	0.05mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	0.08mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.32mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.54mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.56mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.61mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.78mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	0.94mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.95mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.99mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	1.00mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	44d	1	1.01mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	22d	1	1.01mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	18d	1	1.01mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	1.03mi
7312 Mansfield St Detroit, MI	4.0	1.0	1300	$1,400	$1.08	17d	1	1.06mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	17d	1	1.08mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	1.08mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	1.10mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	1.15mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	1.16mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	1.18mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	5d	1	1.18mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	1.23mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	1.27mi
6474 Saint Marys St Detroit, MI	3.0	1.0	1237	$1,350	$1.09	44d	1	1.33mi
7265 Braile St Detroit, MI	3.0	1.0	1200	$1,499	$1.25	25d	1	1.35mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.36mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.36mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.37mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.37mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.37mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.37mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	25d	1	1.38mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.38mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.38mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.39mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	1.40mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	1.40mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	1.41mi

Listing history 43 events

1. 2026-06-21
   days on market $45,000 Active 17 DOM
2. 2026-06-18
   days on market $45,000 Active 14 DOM
3. 2026-06-17
   days on market $45,000 Active 13 DOM
4. 2026-06-16
   days on market $45,000 Active 12 DOM
5. 2026-06-15
   days on market $45,000 Active 11 DOM
6. 2026-06-13
   days on market $45,000 Active 9 DOM
7. 2026-06-13
   days on market $45,000 Active 8 DOM
8. 2026-06-09
   days on market $45,000 Active 5 DOM
9. 2026-06-08
   days on market $45,000 Active 4 DOM
10. 2026-06-07
    statusdays on market $45,000 Active 3 DOM

    Show marketing remark (638 chars)

    Welcome to this charming move-in-ready home in Detroit's desirable Warrendale neighborhood! Featuring 3 bedrooms and 1 full bath, this property offers a fantastic opportunity for both homeowners and investors alike. Recent updates provide peace of mind, while the functional layout makes it easy to settle in and make it your own. Furnace and water heater will be installed prior to closing. Note: The listing agent has been made aware of possible foundation movement in the basement. While no reports, inspections, or records confirming foundation issues are available, this information is being disclosed out of an abundance of caution.

11. 2026-06-02
    status $45,000 Pending 2 DOM
12. 2026-06-01
    days on market $45,000 Active 2 DOM

    Show marketing remark (638 chars)

    Welcome to this charming move-in-ready home in Detroit's desirable Warrendale neighborhood! Featuring 3 bedrooms and 1 full bath, this property offers a fantastic opportunity for both homeowners and investors alike. Recent updates provide peace of mind, while the functional layout makes it easy to settle in and make it your own. Furnace and water heater will be installed prior to closing. Note: The listing agent has been made aware of possible foundation movement in the basement. While no reports, inspections, or records confirming foundation issues are available, this information is being disclosed out of an abundance of caution.

13. 2026-05-31
    pricedays on marketlisting id $45,000 Active 1 DOM
14. 2026-04-15
    price $50,000 742-char remark
15. 2026-04-14
    price $50,000 747-char remark
16. 2026-03-17
    status Active 742-char remark
17. 2026-03-17
    status Active 747-char remark
18. 2026-03-10
    historical Accepting Backup Offers 742-char remark
19. 2026-03-10
    historical Active Under Contract 747-char remark
20. 2026-03-07
    price $57,500 742-char remark
21. 2026-03-06
    price $57,500 747-char remark
22. 2026-02-05
    listed $65,000 Active 747-char remark
23. 2026-02-05
    listed $65,000 Active 742-char remark
24. 2022-04-06
    soldstatus $56,500
25. 2022-03-25
    soldstatus $56,500 Sold
26. 2022-03-25
    soldstatus $56,500 Closed
27. 2022-03-02
    status Pending
28. 2022-03-02
    status Pending
29. 2022-02-21
    historical Accepting Backup Offers
30. 2022-02-21
    historical Accepting Backup Offers
31. 2022-02-16
    listed $60,000 Active
32. 2022-02-16
    listed $60,000 Active
33. 2013-11-13
    historical
34. 2013-11-13
    historical
35. 2013-07-22
    listed $5,500
36. 2013-07-22
    listed $5,500
37. 2002-10-21
    soldstatus $47,500
38. 2002-09-06
    historical
39. 2002-03-15
    listed $49,000
40. 1999-03-24
    soldstatus $55,000
41. 1997-10-28
    historical
42. 1997-08-28
    listed $34,900
43. 1994-02-07
    soldstatus $8,000

ⓘ 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: $1,455 · $121/mo
• Projected year-2 tax: $1,455 · $121/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 3/10 Moderate FEMA zone X (unshaded) · 16% 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,922
• − Mortgage interest: −$2,521
• − Property taxes: −$1,455
• − Insurance: −$225
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$1,309
• Taxable income: $7,025
• Est. tax owed @ 24.0%: −$1,686
• After-tax cash flow: $5,591/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

+462.5% since first listed

40 events — show timeline

• 2026-06-07 Relisted — REALCOMP
• 2026-06-07 Relisted — MiRealSource-MiMLS
• 2026-06-07 Relisted — SW Michigan MLS
• 2026-06-01 Pending — MiRealSource-MiMLS
• 2026-06-01 Pending — REALCOMP
• 2026-06-01 Pending — SW Michigan MLS
• 2026-05-30 Listed $45,000 SW Michigan MLS
• 2026-05-30 Listed $45,000 MiRealSource-MiMLS
• 2026-05-30 Listed $45,000 REALCOMP
• 2026-05-29 Listing Removed — MiRealSource-MiMLS
• 2026-04-15 Price Changed $50,000 MiRealSource-MiMLS
• 2026-04-14 Price Changed $50,000 REALCOMP
• 2026-03-17 Relisted — MiRealSource-MiMLS
• 2026-03-17 Relisted — REALCOMP
• 2026-03-10 Contingent — MiRealSource-MiMLS
• 2026-03-10 Contingent — REALCOMP
• 2026-03-07 Price Changed $57,500 MiRealSource-MiMLS
• 2026-03-06 Price Changed $57,500 REALCOMP
• 2026-02-05 Listed $65,000 REALCOMP
• 2026-02-05 Listed $65,000 MiRealSource-MiMLS
• 2022-04-06 Sold (Public Records) $56,500 Public Records
• 2022-03-25 Sold (MLS) $56,500 MiRealSource-MiMLS
• 2022-03-25 Sold (MLS) $56,500 REALCOMP
• 2022-03-02 Pending — MiRealSource-MiMLS
• 2022-03-02 Pending — REALCOMP
• 2022-02-21 Contingent — MiRealSource-MiMLS
• 2022-02-21 Contingent — REALCOMP
• 2022-02-16 Listed $60,000 MiRealSource-MiMLS
• 2022-02-16 Listed $60,000 REALCOMP
• 2013-11-13 Listing Removed — MiRealSource-MiMLS
• 2013-11-13 Listing Removed — REALCOMP
• 2013-07-22 Listed $5,500 MiRealSource-MiMLS
• 2013-07-22 Listed $5,500 REALCOMP
• 2002-10-21 Sold (MLS) $47,500 MiRealSource-MiMLS
• 2002-09-06 Listing Removed — MiRealSource-MiMLS
• 2002-03-15 Listed $49,000 MiRealSource-MiMLS
• 1999-03-24 Sold (Public Records) $55,000 Public Records
• 1997-10-28 Listing Removed — REALCOMP
• 1997-08-28 Listed $34,900 REALCOMP
• 1994-02-07 Sold (Public Records) $8,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,455 · -30.8% YoY. Source: county tax records.