7743 E Canfield St · Detroit, MI 48214

$89,900

3 bd · 1.0 ba · 1,402 sqft · SingleFamily public records · 25 Days on market

Built 1912 3,049 sqft lot $64/sqft · 28% below area Est $124k · 28% under ↓ 8% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great curb appeal in this vintage turn of the century colonial in Detroit's Pingree Park historic district at a really great price. Overall well maintained condition. Tall ceilings and vintage touches throughout. Bayed living room. Hardwood floors. Kitchen features some oak cabinets and included appliances. Bathroom features a walkin tub. Open basement with included washer and dryer. Per old listing, new Wallside windows 2020. See seller's disclosure for other updates. Open basement prepped for another bath and includes washer and dryer. Being sold strictly as-is. .. seller will do no cleanout or repairs. All sizes shown are estimates. Purchaser to order any required city inspections and pe

Key facts

• Oak cabinets
• Tall ceilings
• Vintage colonial

Tags

• VINTAGE COLONIAL
• PINGREE PARK HISTORIC DISTRICT
• TALL CEILINGS
• HARDWOOD FLOORS
• OAK CABINETS
• WALKIN TUB

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 $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: 298 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,500/mo this rent would consume 54% of the median local household income ($34k/yr) (locally 1364% 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 $622 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 + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $48k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.67% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.87%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $124,280
• List price: $89,900
• Delta: 10.96%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3739 Van Dyke St	0.27mi	3/1.0	1,361 (-3%)	3mo	$60,000	$44	80
4481 Seminole St	0.26mi	3/1.5	1,426 (+2%)	8mo	$77,000	$54	76
5014 Townsend St	0.34mi	3/1.0	1,388 (-1%)	7mo	$10,000	$7	76
5115 Seyburn St	0.42mi	3/1.0	1,400 (-0%)	7mo	$15,000	$11	74
4475 Field St	0.25mi	4/1.0 (+1)	1,471 (+5%)	2mo	$45,000	$31	73
3508 Parker St	0.47mi	3/2.5	1,400 (-0%)	3mo	$266,300	$190	70
5171 Burns St	0.63mi	3/1.0	1,425 (+2%)	3mo	$20,000	$14	65
5239 Crane St	0.72mi	3/1.0	1,404 (+0%)	4mo	$24,500	$17	63
3238 Helen St	0.60mi	3/1.0	1,475 (+5%)	6mo	$58,425	$40	58
3869 Burns St	0.48mi	4/1.5 (+1)	1,505 (+7%)	2mo	$230,000	$153	57
3872 Fischer St	0.54mi	3/1.0	1,288 (-8%)	9mo	$62,500	$49	53
2927 Seyburn St	0.69mi	3/1.5	1,500 (+7%)	9mo	$140,000	$93	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.85×
• Total profit: $21,353
• Equity at exit: $13,404

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $64,911
• Equity at exit: $7,773

Cash invested: $25,172 (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 48214

• Active inventory: 298
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $564

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 57%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	17d	1	0.29mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	24d	1	0.43mi
3460 Field St Detroit, MI	2.0	1.0	1000	$1,260	$1.26	4d	1	0.49mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	43d	1	0.59mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	17d	1	0.64mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	17d	1	0.65mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	43d	1	0.71mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	17d	1	0.96mi
3755 Ellery St Unit 1 Detroit, MI	2.0	1.0	915	$1,200	$1.31	24d	1	0.97mi
8001 Kercheval Ave Detroit, MI	1.0–2.0	1.0–2.0	984	$2,270	$2.31	1d	3	1.02mi
7410 Kercheval Ave Unit 212 Detroit, MI	2.0	2.0	1017	$1,950	$1.92	43d	1	1.06mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	1.07mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	14d	1	1.08mi
2282 Belvidere St Unit 102 Detroit, MI	2.0	2.0	1000	$1,250	$1.25	43d	1	1.14mi
374 E Grand Blvd Unit 2A Detroit, MI	2.0	2.0	1450	$2,750	$1.90	43d	1	1.18mi
3323 Gratiot Ave Unit R Detroit, MI	2.0	1.0	1200	$975	$0.81	43d	1	1.18mi
3325 Gratiot Ave Unit R Detroit, MI	2.0	1.0	1200	$1,000	$0.83	43d	1	1.18mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	3d	1	1.21mi
1454 Townsend St #101 Detroit, MI	2.0	2.0	1268	$2,500	$1.97	3d	1	1.21mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	24d	1	1.24mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	43d	1	1.25mi
2544 Cadillac Blvd Unit 2 Detroit, MI	2.0	1.0	973	$825	$0.85	23d	1	1.29mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	43d	1	1.36mi
7918 E Lafayette St #4 Detroit, MI	3.0	1.0	1150	$1,800	$1.57	17d	1	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $89,900 Active 25 DOM
2. 2026-06-17
   days on market $89,900 Active 24 DOM
3. 2026-06-15
   days on market $89,900 Active 22 DOM
4. 2026-06-13
   days on market $89,900 Active 20 DOM
5. 2026-06-13
   days on market $89,900 Active 19 DOM
6. 2026-06-09
   days on market $89,900 Active 16 DOM
7. 2026-06-08
   days on market $89,900 Active 15 DOM
8. 2026-06-07
   days on market $89,900 Active 14 DOM
9. 2026-06-04
   days on market $89,900 Active 11 DOM
10. 2026-06-03
    days on market $89,900 Active 10 DOM
11. 2026-06-02
    days on market $89,900 Active 9 DOM
12. 2026-06-01
    days on market $89,900 Active 8 DOM
13. 2026-05-31
    days on market $89,900 Active 7 DOM
14. 2026-05-14
    historical
15. 2026-05-13
    historical
16. 2026-01-03
    listed $137,900 Active
17. 2026-01-03
    listed $137,900 Active
18. 2026-01-02
    historical
19. 2025-12-04
    historical
20. 2025-10-21
    price $139,999
21. 2025-10-20
    price $139,999
22. 2025-09-05
    listed $149,999 Active
23. 2025-09-05
    listed $149,999 Active
24. 2025-09-04
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°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: $17,999
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$2,615
• Taxable income: $5,670
• Est. tax owed @ 24.0%: −$1,361
• After-tax cash flow: $5,403/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 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: ▼ -367.43%
• Current HPI: 102.0969
• Rent YoY: —
• 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

-8.1% since first listed

11 events — show timeline

• 2026-05-14 Listing Removed — MiRealSource-MiMLS
• 2026-05-13 Listing Removed — REALCOMP
• 2026-01-03 Listed $137,900 REALCOMP
• 2026-01-03 Listed $137,900 MiRealSource-MiMLS
• 2026-01-02 Coming Soon — MiRealSource-MiMLS
• 2025-12-04 Listing Removed — MiRealSource-MiMLS
• 2025-10-21 Price Changed $139,999 MiRealSource-MiMLS
• 2025-10-20 Price Changed $139,999 REALCOMP
• 2025-09-05 Listed $149,999 MiRealSource-MiMLS
• 2025-09-05 Listed $149,999 REALCOMP
• 2025-09-04 Coming Soon — MiRealSource-MiMLS

Property tax history

-14.6%/yr

Latest (2025): $130 · -50.2% YoY. Source: county tax records.