6017 Plainview Ave · Detroit, MI 48228

$59,000

2 bd · 1.0 ba · 688 sqft · SingleFamily public records · 67 Days on market

Built 1926 4,356 sqft lot $86/sqft · 6% above area Est $55k · 6% over

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.6/15.0
• 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

Excellent opportunity to purchase a single-family home in the 48228 zip code of Detroit's west side. Perfect for investors or homeowners alike!

Key facts

• 4,356 sq ft lot
• Built 1926
• Listed 67 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $55k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 10.1% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,188/mo this rent would consume 46% 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 $408 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 23y ago; this cycle's ask has dropped $20k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1926 — 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: 2.01% ✓
• Cap rate: 16.27%
• Cash-on-cash: 35.63%
• DSCR: 2.59
• GRM: 4.1

CMA / ARV

• ARV (median comp): $55,456
• List price: $59,000
• Delta: 6.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6078 Plainview Ave	0.06mi	2/1.0	700 (+2%)	1mo	$54,500	$78	93
6434 Piedmont St W	0.49mi	2/1.0	693 (+1%)	9mo	$70,000	$101	68
6803 Grandville Ave	0.63mi	2/1.0	700 (+2%)	2mo	$32,000	$46	66
6346 Warwick St	0.48mi	2/1.0	681 (-1%)	12mo	$50,000	$73	66
6803 Plainview Ave	0.58mi	2/1.0	677 (-2%)	8mo	$55,250	$82	64
6136 Brace St	0.59mi	2/1.0	708 (+3%)	9mo	$89,000	$126	60
6339 Warwick St	0.46mi	3/1.0 (+1)	725 (+5%)	8mo	$75,000	$103	58
6394 Westwood St	0.38mi	3/1.0 (+1)	770 (+12%)	2mo	$90,000	$117	55
5706 Greenview Ave	0.66mi	2/1.0	719 (+4%)	10mo	$72,000	$100	53
6893 Plainview Ave	0.66mi	2/1.0	600 (-13%)	2mo	$23,500	$39	46
6426 Artesian St	0.59mi	2/1.0	600 (-13%)	10mo	$45,000	$75	43
6816 Evergreen Ave	0.60mi	3/1.0 (+1)	768 (+12%)	7mo	$50,000	$65	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: 27.7%
• Equity multiple: 2.10×
• Total profit: $18,241
• Equity at exit: $8,797

10-year hold

• IRR: 33.3%
• Equity multiple: 3.59×
• Total profit: $42,829
• Equity at exit: $5,101

Cash invested: $16,520 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,188 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$114 /mo · $1,369/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $491

Break-even live

Break-even rent $567

Max offer price $59,000

Occupancy floor 54%

Sensitivity live

Price	-10% $524	-5% $507	+0% $491	+5% $474	+10% $457
Rent	-10% $397	-5% $444	+0% $491	+5% $537	+10% $584
Rate	-1.0pp $520	-0.5pp $506	base $491	+0.5pp $475	+1.0pp $460

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6980 Town Ln Dearborn Heights, MI	1.0	1.0	600	$895	$1.49	18d	1	0.54mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	4d	10	0.76mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	45d	1	1.00mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	45d	1	1.37mi

Listing history 44 events

1. 2026-06-04
   status $59,000 Pending 67 DOM
2. 2026-06-03
   days on market $59,000 Active 67 DOM
3. 2026-06-02
   days on market $59,000 Active 66 DOM
4. 2026-06-01
   days on market $59,000 Active 65 DOM
5. 2026-05-31
   days on market $59,000 Active 64 DOM
6. 2026-04-09
   price $69,000 143-char remark

   Show marketing remark (143 chars)

   Excellent opportunity to purchase a single-family home in the 48228 zip code of Detroit's west side. Perfect for investors or homeowners alike!

7. 2026-04-09
   price $69,000 143-char remark

   Show marketing remark (143 chars)

   Excellent opportunity to purchase a single-family home in the 48228 zip code of Detroit's west side. Perfect for investors or homeowners alike!

8. 2026-03-28
   listed $79,000 Active 143-char remark

   Show marketing remark (143 chars)

   Excellent opportunity to purchase a single-family home in the 48228 zip code of Detroit's west side. Perfect for investors or homeowners alike!

9. 2026-03-28
   listed $79,000 Active 143-char remark

   Show marketing remark (143 chars)

   Excellent opportunity to purchase a single-family home in the 48228 zip code of Detroit's west side. Perfect for investors or homeowners alike!

10. 2021-06-28
    soldstatus $46,000
11. 2020-03-11
    soldstatus $23,000 Sold
12. 2020-03-11
    soldstatus $23,000 Closed
13. 2020-03-10
    status Pending
14. 2020-03-10
    status Pending
15. 2020-03-09
    listed $23,000 Active
16. 2020-03-09
    listed $23,000 Active
17. 2017-06-06
    soldstatus $19,800 Sold
18. 2017-06-06
    soldstatus $19,800 Closed
19. 2017-05-24
    status Pending
20. 2017-05-24
    status Pending
21. 2017-05-03
    price $21,500
22. 2017-05-02
    price $21,500
23. 2017-04-28
    price $17,999
24. 2017-04-27
    price $17,999
25. 2017-04-20
    listed $19,999 Active
26. 2017-04-20
    listed $19,999 Active
27. 2012-10-15
    historical
28. 2012-10-15
    historical
29. 2012-08-13
    listed $21,900
30. 2012-08-13
    listed $21,900
31. 2012-08-13
    historical
32. 2012-08-13
    historical
33. 2012-05-08
    historical
34. 2012-05-08
    historical
35. 2012-04-25
    listed $24,900
36. 2012-04-25
    listed $24,900
37. 2012-04-25
    listed $124,900
38. 2012-04-25
    listed $124,900
39. 2004-03-27
    historical
40. 2004-02-19
    listed $56,400
41. 2004-02-16
    historical
42. 2003-11-11
    historical
43. 2003-11-10
    listed $56,900
44. 2003-09-29
    listed $59,800

ⓘ 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: $1,369 · $114/mo
• Projected year-2 tax: $1,369 · $114/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 ≥99°F today · 15 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: $14,257
• − Mortgage interest: −$3,305
• − Property taxes: −$1,369
• − Insurance: −$295
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$1,716
• Taxable income: $5,290
• Est. tax owed @ 24.0%: −$1,270
• After-tax cash flow: $4,616/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

+15.4% since first listed

39 events — show timeline

• 2026-04-09 Price Changed $69,000 MiRealSource-MiMLS
• 2026-04-09 Price Changed $69,000 REALCOMP
• 2026-03-28 Listed $79,000 REALCOMP
• 2026-03-28 Listed $79,000 MiRealSource-MiMLS
• 2021-06-28 Sold (Public Records) $46,000 Public Records
• 2020-03-11 Sold (MLS) $23,000 MiRealSource-MiMLS
• 2020-03-11 Sold (MLS) $23,000 REALCOMP
• 2020-03-10 Pending — MiRealSource-MiMLS
• 2020-03-10 Pending — REALCOMP
• 2020-03-09 Listed $23,000 MiRealSource-MiMLS
• 2020-03-09 Listed $23,000 REALCOMP
• 2017-06-06 Sold (MLS) $19,800 MiRealSource-MiMLS
• 2017-06-06 Sold (MLS) $19,800 REALCOMP
• 2017-05-24 Pending — MiRealSource-MiMLS
• 2017-05-24 Pending — REALCOMP
• 2017-05-03 Price Changed $21,500 MiRealSource-MiMLS
• 2017-05-02 Price Changed $21,500 REALCOMP
• 2017-04-28 Price Changed $17,999 MiRealSource-MiMLS
• 2017-04-27 Price Changed $17,999 REALCOMP
• 2017-04-20 Listed $19,999 MiRealSource-MiMLS
• 2017-04-20 Listed $19,999 REALCOMP
• 2012-10-15 Listing Removed — REALCOMP
• 2012-10-15 Listing Removed — MiRealSource-MiMLS
• 2012-08-13 Listing Removed — MiRealSource-MiMLS
• 2012-08-13 Listing Removed — REALCOMP
• 2012-08-13 Listed $21,900 REALCOMP
• 2012-08-13 Listed $21,900 MiRealSource-MiMLS
• 2012-05-08 Listing Removed — REALCOMP
• 2012-05-08 Listing Removed — MiRealSource-MiMLS
• 2012-04-25 Listed $124,900 REALCOMP
• 2012-04-25 Listed $124,900 MiRealSource-MiMLS
• 2012-04-25 Listed $24,900 MiRealSource-MiMLS
• 2012-04-25 Listed $24,900 REALCOMP
• 2004-03-27 Listing Removed — REALCOMP
• 2004-02-19 Listed $56,400 REALCOMP
• 2004-02-16 Listing Removed — REALCOMP
• 2003-11-11 Listing Removed — REALCOMP
• 2003-11-10 Listed $56,900 REALCOMP
• 2003-09-29 Listed $59,800 REALCOMP

Property tax history

+1.0%/yr

Latest (2025): $1,369 · -54.0% YoY. Source: county tax records.