7431 Kipling St · Detroit, MI 48206

$155,000

3 bd · 1.5 ba · 1,762 sqft · SingleFamily public records · 65 Days on market

Built 1918 4,356 sqft lot $88/sqft · 18% below area Est $281k · 45% under ↓ 6% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Rent growth +3.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 1.5-bath Colonial with full basement and detached garage. Features beautiful original woodwork and spacious layout. Home needs kitchen and bathroom updates - great value-add opportunity. Conveniently located near Henry Ford Hospital, Motown Museum, major roads, shopping, and dining. Strong potential in a growing area. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Any water or taxes owed will be paid at closing by the seller. Sold AS IS - Buyer to verify all information listed. . Room dimensions are just estimates.

Key facts

• Full basement
• Original woodwork
• Spacious layout

Tags

• FULL BASEMENT
• DETACHED GARAGE
• ORIGINAL WOODWORK
• SPACIOUS LAYOUT
• VALUE-ADD OPPORTUNITY
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% 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 rising fast (+5.2%/yr); 271 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,822/mo this rent would consume 49% of the median local household income ($45k/yr) (locally 646% 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 $1k of loan paydown is wiped out by about $5k 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 + 5.2% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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: 1.18% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (median comp): $281,473
• List price: $155,000
• Delta: -44.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2549 Virginia Park St	0.74mi	3/2.5	1,756 (-0%)	4mo	$270,000	$154	58
6247 Hecla St	0.27mi	3/1.5	1,512 (-14%)	9mo	$269,000	$178	56
2280 N La Salle Gdns	0.53mi	4/2.5 (+1)	1,800 (+2%)	10mo	$350,000	$194	55
685 W Bethune St	0.57mi	3/2.5	1,913 (+9%)	0mo	$445,000	$233	54
1644 W Euclid St	0.42mi	4/2.0 (+1)	1,668 (-5%)	13mo	$245,000	$147	54
708 W Euclid St	0.69mi	3/1.5	1,636 (-7%)	4mo	$255,000	$156	53
6126 Hecla St	0.37mi	3/1.5	1,539 (-13%)	12mo	$290,000	$188	52
2550 Lamothe St	0.68mi	3/3.0	1,738 (-1%)	13mo	$265,000	$152	49
2247 Lamothe St	0.43mi	4/1.5 (+1)	1,578 (-10%)	12mo	$335,000	$212	47
6170 Wabash Street St	0.42mi	4/1.5 (+1)	1,530 (-13%)	10mo	$170,000	$111	46
5875 4th St	0.74mi	4/2.0 (+1)	1,621 (-8%)	5mo	$92,500	$57	41
816 W Philadelphia St	0.67mi	3/2.0	1,525 (-14%)	4mo	$265,000	$174	41

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 5.8%
• Equity multiple: 1.23×
• Total profit: $9,943
• Equity at exit: $23,111

10-year hold

• IRR: 16.9%
• Equity multiple: 2.52×
• Total profit: $66,062
• Equity at exit: $13,402

Cash invested: $43,400 (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 48206

• Rents YoY: 5.2%
• Active inventory: 271
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$813
• Tax from tax record: −$75 /mo · $906/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $486

Break-even live

Break-even rent $1,206

Max offer price $155,000

Occupancy floor 68%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Virginia Park St Detroit, MI	2.0	2.0	1350	$1,300	$0.96	5d	1	0.35mi
1441 W Euclid St Detroit, MI	3.0	1.0	2380	$2,600	$1.09	24d	1	0.37mi
1418 W Euclid St Detroit, MI	3.0	1.0	2264	$1,200	$0.53	43d	1	0.41mi
2047 Seward St Detroit, MI	3.0	1.0	1421	$1,523	$1.07	5d	1	0.41mi
6144 16th St Detroit, MI	3.0	1.0	1284	$1,200	$0.93	43d	1	0.62mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	1d	1	0.75mi
2504 W Euclid St Unit 2504 Detroit, MI	3.0	1.0	1475	$1,650	$1.12	43d	1	0.75mi
2504 W Euclid St Unit 2506 Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	0.75mi
2506 W Euclid St Detroit, MI	3.0	1.0	1475	$1,675	$1.14	43d	1	0.75mi
30 W Bethune St Detroit, MI	2.0	1.5	1254	$2,100	$1.67	43d	1	0.78mi
7645 Woodward Ave #70 Detroit, MI	2.0	2.5	1547	$2,600	$1.68	5d	1	0.81mi
2302 Hazelwood St Unit 1 Detroit, MI	3.0	1.0	1550	$1,273	$0.82	24d	1	0.87mi
2254 Taylor St Unit Taylor St unit Detroit, MI	3.0	1.0	1307	$1,550	$1.19	3d	1	0.89mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	10d	1	0.93mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	1d	1	0.93mi
2463 Taylor St Detroit, MI	3.0	1.0	1350	$1,100	$0.81	43d	1	0.96mi
3012 Lothrop Detroit, MI	2.0	1.0	1800	$1,300	$0.72	2d	1	0.98mi
8410 Brush St Detroit, MI	3.0	2.5	1300	$2,200	$1.69	1d	1	1.16mi
3259 W Philadelphia St Detroit, MI	3.0	1.0	1293	$1,400	$1.08	16d	1	1.17mi
216 Holbrook Unit Na Detroit, MI	4.0	2.0	2000	$2,200	$1.10	1d	1	1.18mi
216 Holbrook St Detroit, MI	4.0	2.0	2000	$2,000	$1.00	21d	1	1.18mi
3220 Gladstone St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	43d	1	1.24mi
15 E Kirby St #217 Detroit, MI	2.0	2.0	1280	$2,600	$2.03	43d	1	1.25mi
528 E Philadelphia St Detroit, MI	3.0	1.0	1625	$2,400	$1.48	1d	1	1.26mi
275 E Palmer St Detroit, MI	3.0	3.0	1500	$2,950	$1.97	43d	1	1.28mi
419 King St Detroit, MI	3.0	1.0	1668	$2,300	$1.38	10d	1	1.28mi
557 Hague St Detroit, MI	2.0	1.0	1250	$1,400	$1.12	43d	1	1.32mi
1929 Calvert Ave Unit 2 Detroit, MI	3.0	1.0	1414	$1,199	$0.85	15d	1	1.33mi
2045 Calvert St Detroit, MI	2.0	2.0	1400	$1,600	$1.14	43d	1	1.35mi
5918 St Antoine Detroit, MI	2.0	1.0–2.0	1187	$3,370	$2.84	1d	2	1.39mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	24d	1	1.44mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $155,000 Pending 65 DOM
2. 2026-06-09
   days on market $155,000 Active Under Contract 63 DOM
3. 2026-06-08
   days on market $155,000 Active Under Contract 62 DOM
4. 2026-06-07
   days on market $155,000 Active Under Contract 61 DOM
5. 2026-06-04
   statusdays on market $155,000 Active Under Contract 58 DOM
6. 2026-06-03
   days on market $155,000 Active 57 DOM
7. 2026-06-02
   days on market $155,000 Active 56 DOM
8. 2026-06-01
   days on market $155,000 Active 55 DOM
9. 2026-05-31
   days on market $155,000 Active 54 DOM
10. 2026-04-30
    price $155,000 830-char remark

    Show marketing remark (834 chars)

    3-bedroom, 1.5-bath Colonial with full basement and detached garage. Features beautiful original woodwork and spacious layout. Home needs kitchen and bathroom updates—great value-add opportunity. Conveniently located near Henry Ford Hospital, Motown Museum, major roads, shopping, and dining. Strong potential in a growing area. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Any water or taxes owed will be paid at closing by the seller. Sold AS IS - Buyer to verify all information listed. . Room dimensions are just estimates.

11. 2026-04-30
    price $155,000 834-char remark

    Show marketing remark (834 chars)

    3-bedroom, 1.5-bath Colonial with full basement and detached garage. Features beautiful original woodwork and spacious layout. Home needs kitchen and bathroom updates—great value-add opportunity. Conveniently located near Henry Ford Hospital, Motown Museum, major roads, shopping, and dining. Strong potential in a growing area. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Any water or taxes owed will be paid at closing by the seller. Sold AS IS - Buyer to verify all information listed. . Room dimensions are just estimates.

12. 2026-04-07
    listed $165,000 Active 834-char remark

    Show marketing remark (834 chars)

    3-bedroom, 1.5-bath Colonial with full basement and detached garage. Features beautiful original woodwork and spacious layout. Home needs kitchen and bathroom updates—great value-add opportunity. Conveniently located near Henry Ford Hospital, Motown Museum, major roads, shopping, and dining. Strong potential in a growing area. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Any water or taxes owed will be paid at closing by the seller. Sold AS IS - Buyer to verify all information listed. . Room dimensions are just estimates.

13. 2026-04-06
    listed $165,000 Active 830-char remark

    Show marketing remark (830 chars)

    3-bedroom, 1.5-bath Colonial with full basement and detached garage. Features beautiful original woodwork and spacious layout. Home needs kitchen and bathroom updates - great value-add opportunity. Conveniently located near Henry Ford Hospital, Motown Museum, major roads, shopping, and dining. Strong potential in a growing area. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Any water or taxes owed will be paid at closing by the seller. Sold AS IS - Buyer to verify all information listed. . Room dimensions are just estimates.

ⓘ 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: $906 · $75/mo
• Projected year-2 tax: $1,646 · $137/mo
• Expected delta: +$741/yr (+$62/mo · 81.7%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,864
• − Mortgage interest: −$8,682
• − Property taxes: −$906
• − Insurance: −$775
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$4,509
• Taxable income: $3,493
• Est. tax owed @ 24.0%: −$838
• After-tax cash flow: $4,999/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

-6.1% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $155,000 MiRealSource-MiMLS
• 2026-04-30 Price Changed $155,000 REALCOMP
• 2026-04-07 Listed $165,000 REALCOMP
• 2026-04-06 Listed $165,000 MiRealSource-MiMLS

Property tax history

+0.1%/yr

Latest (2025): $906 · -10.9% YoY. Source: county tax records.