6886 Grandville Ave · Detroit, MI 48228

$159,900

4 bd · 1.5 ba · 1,742 sqft · MultiFamily public records · 28 Days on market

Built 1925 4,356 sqft lot Est $108k · 48% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This stunning two family home in the heart of the Warrendale neighborhood is the opportunity you've been waiting for. Whether you're searching for a spacious place to call home or looking to grow your investment portfolio, this property delivers on both fronts. Ideally situated just off Warren Ave. near Dearborn, you'll enjoy effortless access to schools, shopping, and major freeways. Both units offer updated bathrooms, new ceramic flooring, and two comfortable bedrooms. The big ticket items are already taken care of, including the roof, siding, furnace, electrical, and plumbing, all replaced in 2019. All that's left is a little cosmetic love, such as paint and new cabinets, and this property will truly shine. For investors, the numbers are compelling with a projected rental income of $2,400 per month. Don't miss this one.

Key facts

• New ceramic flooring
• Updated bathrooms
• Two family home

Tags

• TWO FAMILY HOME
• WARRENDALE NEIGHBORHOOD
• UPDATED BATHROOMS
• NEW CERAMIC FLOORING
• ROOF REPLACED IN 2019
• SIDING REPLACED IN 2019

Property features AI

Finance

• Other: Zoned for multi-family use
• Financial info: Annual tax amount reported

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential; Two-story building
• Construction: Vinyl siding; Above-grade finished area about 1,742 total square feet
• Exterior features: Paved road access; Lot approximately 0.1 acre (35 x 131); Pets not allowed

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $505/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.9% 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); 363 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,512/mo this rent would consume 98% 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 $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 + 0.0% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $130k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.57% ✓
• Cap rate: 13.87%
• Cash-on-cash: 27.07%
• DSCR: 2.20
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $108,004
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6911 Evergreen Ave	0.34mi	4/2.0	1,620 (-7%)	3mo	$93,000	$57	68
7671-7675 Evergreen Ave	0.52mi	4/2.0	1,748 (+0%)	18mo	$108,000	$62	58
6423-25 Evergreen Rd	0.46mi	4/2.0	1,617 (-7%)	11mo	$118,000	$73	55
19151 Tireman St	0.55mi	4/2.0	1,804 (+4%)	14mo	$89,000	$49	55
6903 Penrod St	0.47mi	4/2.0	1,890 (+8%)	9mo	$135,000	$71	54
7781 & 7783 Evergreen Ave	0.61mi	4/2.0	1,625 (-7%)	19mo	$85,000	$52	43
6445 Heyden St	0.55mi	4/2.0	1,512 (-13%)	10mo	$190,000	$126	42
19150 Tireman St	0.58mi	4/2.0	1,942 (+12%)	14mo	$100,000	$51	40

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: 17.8%
• Equity multiple: 1.69×
• Total profit: $31,018
• Equity at exit: $23,842

10-year hold

• IRR: 24.1%
• Equity multiple: 2.81×
• Total profit: $81,226
• Equity at exit: $13,825

Cash invested: $44,772 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,512 high
• Mortgage (P&I): −$839
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $1,010

Break-even live

Break-even rent $1,233

Max offer price $159,900

Occupancy floor 55%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,512
Total (2 units)			$2,512

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7283 Minock St Detroit, MI	3.0	1.5	1520	$1,200	$0.79	4d	1	0.23mi
7265 Braile St Detroit, MI	3.0	1.0	1200	$1,499	$1.25	24d	1	0.67mi
20571 Brooklawn Dr Dearborn Heights, MI	3.0	2.0	1254	$1,850	$1.48	44d	1	0.68mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	0.89mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	0.92mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	2d	12	1.07mi
6474 Saint Marys St Detroit, MI	3.0	1.0	1237	$1,350	$1.09	44d	1	1.34mi
7312 Mansfield St Detroit, MI	4.0	1.0	1300	$1,400	$1.08	17d	1	1.40mi

Listing history 33 events

1. 2026-06-18
   days on market $159,900 Active 28 DOM
2. 2026-06-17
   days on market $159,900 Active 27 DOM
3. 2026-06-15
   days on market $159,900 Active 25 DOM
4. 2026-06-13
   days on market $159,900 Active 23 DOM
5. 2026-06-13
   days on market $159,900 Active 22 DOM
6. 2026-06-09
   days on market $159,900 Active 19 DOM
7. 2026-06-08
   days on market $159,900 Active 18 DOM
8. 2026-06-07
   days on market $159,900 Active 17 DOM
9. 2026-06-04
   days on market $159,900 Active 14 DOM
10. 2026-06-03
    days on market $159,900 Active 13 DOM
11. 2026-06-02
    days on market $159,900 Active 12 DOM
12. 2026-06-01
    days on market $159,900 Active 11 DOM
13. 2026-05-31
    days on market $159,900 Active 10 DOM
14. 2026-05-21
    listed $159,900 Active 834-char remark

    Show marketing remark (834 chars)

    This stunning two family home in the heart of the Warrendale neighborhood is the opportunity you've been waiting for. Whether you're searching for a spacious place to call home or looking to grow your investment portfolio, this property delivers on both fronts. Ideally situated just off Warren Ave. near Dearborn, you'll enjoy effortless access to schools, shopping, and major freeways. Both units offer updated bathrooms, new ceramic flooring, and two comfortable bedrooms. The big ticket items are already taken care of, including the roof, siding, furnace, electrical, and plumbing, all replaced in 2019. All that's left is a little cosmetic love, such as paint and new cabinets, and this property will truly shine. For investors, the numbers are compelling with a projected rental income of $2,400 per month. Don't miss this one.

15. 2026-05-21
    listed $159,900 Active

    Show marketing remark (834 chars)

    This stunning two family home in the heart of the Warrendale neighborhood is the opportunity you've been waiting for. Whether you're searching for a spacious place to call home or looking to grow your investment portfolio, this property delivers on both fronts. Ideally situated just off Warren Ave. near Dearborn, you'll enjoy effortless access to schools, shopping, and major freeways. Both units offer updated bathrooms, new ceramic flooring, and two comfortable bedrooms. The big ticket items are already taken care of, including the roof, siding, furnace, electrical, and plumbing, all replaced in 2019. All that's left is a little cosmetic love, such as paint and new cabinets, and this property will truly shine. For investors, the numbers are compelling with a projected rental income of $2,400 per month. Don't miss this one.

16. 2024-04-05
    soldstatus $130,000
17. 2023-07-11
    status Pending 791-char remark

    Show marketing remark (791 chars)

    Looking for a two family and or one big home; stop looking and view this remodeled home. Located in the heart of Warrendale neighborhood right off Warren Ave. outside of Dearborn. Minutes away from school, shopping, mosque and freeways. Each unit has new kitchens, new bathrooms, freshly painted living, dining and two bedrooms with fresh ceramic and more. Newer roof, siding, furnace, electric, plumbing and more, all in 2019. Upper unit is occupied by tenant on month to month lease. Lower unit is vacant. No showing on upper unit without an accepted offer. Schedule a tour today with the agent. Potential rent on this property is $2000/month for investors looking to add turnkey rental property to their portfolio! Buyer shall pay $399 transaction fee to listing broker at closing. BTVAI.

18. 2023-06-23
    soldstatus $130,000 Sold

    Show marketing remark (791 chars)

    Looking for a two family and or one big home; stop looking and view this remodeled home. Located in the heart of Warrendale neighborhood right off Warren Ave. outside of Dearborn. Minutes away from school, shopping, mosque and freeways. Each unit has new kitchens, new bathrooms, freshly painted living, dining and two bedrooms with fresh ceramic and more. Newer roof, siding, furnace, electric, plumbing and more, all in 2019. Upper unit is occupied by tenant on month to month lease. Lower unit is vacant. No showing on upper unit without an accepted offer. Schedule a tour today with the agent. Potential rent on this property is $2000/month for investors looking to add turnkey rental property to their portfolio! Buyer shall pay $399 transaction fee to listing broker at closing. BTVAI.

19. 2023-06-23
    soldstatus $130,000 Closed 791-char remark

    Show marketing remark (791 chars)

    Looking for a two family and or one big home; stop looking and view this remodeled home. Located in the heart of Warrendale neighborhood right off Warren Ave. outside of Dearborn. Minutes away from school, shopping, mosque and freeways. Each unit has new kitchens, new bathrooms, freshly painted living, dining and two bedrooms with fresh ceramic and more. Newer roof, siding, furnace, electric, plumbing and more, all in 2019. Upper unit is occupied by tenant on month to month lease. Lower unit is vacant. No showing on upper unit without an accepted offer. Schedule a tour today with the agent. Potential rent on this property is $2000/month for investors looking to add turnkey rental property to their portfolio! Buyer shall pay $399 transaction fee to listing broker at closing. BTVAI.

20. 2023-05-17
    price $124,900 791-char remark

    Show marketing remark (791 chars)

    Looking for a two family and or one big home; stop looking and view this remodeled home. Located in the heart of Warrendale neighborhood right off Warren Ave. outside of Dearborn. Minutes away from school, shopping, mosque and freeways. Each unit has new kitchens, new bathrooms, freshly painted living, dining and two bedrooms with fresh ceramic and more. Newer roof, siding, furnace, electric, plumbing and more, all in 2019. Upper unit is occupied by tenant on month to month lease. Lower unit is vacant. No showing on upper unit without an accepted offer. Schedule a tour today with the agent. Potential rent on this property is $2000/month for investors looking to add turnkey rental property to their portfolio! Buyer shall pay $399 transaction fee to listing broker at closing. BTVAI.

21. 2023-05-16
    price $124,900
22. 2023-04-01
    listed $129,900 Active

    Show marketing remark (791 chars)

    Looking for a two family and or one big home; stop looking and view this remodeled home. Located in the heart of Warrendale neighborhood right off Warren Ave. outside of Dearborn. Minutes away from school, shopping, mosque and freeways. Each unit has new kitchens, new bathrooms, freshly painted living, dining and two bedrooms with fresh ceramic and more. Newer roof, siding, furnace, electric, plumbing and more, all in 2019. Upper unit is occupied by tenant on month to month lease. Lower unit is vacant. No showing on upper unit without an accepted offer. Schedule a tour today with the agent. Potential rent on this property is $2000/month for investors looking to add turnkey rental property to their portfolio! Buyer shall pay $399 transaction fee to listing broker at closing. BTVAI.

23. 2023-04-01
    listed $129,900 Active 791-char remark

    Show marketing remark (791 chars)

    Looking for a two family and or one big home; stop looking and view this remodeled home. Located in the heart of Warrendale neighborhood right off Warren Ave. outside of Dearborn. Minutes away from school, shopping, mosque and freeways. Each unit has new kitchens, new bathrooms, freshly painted living, dining and two bedrooms with fresh ceramic and more. Newer roof, siding, furnace, electric, plumbing and more, all in 2019. Upper unit is occupied by tenant on month to month lease. Lower unit is vacant. No showing on upper unit without an accepted offer. Schedule a tour today with the agent. Potential rent on this property is $2000/month for investors looking to add turnkey rental property to their portfolio! Buyer shall pay $399 transaction fee to listing broker at closing. BTVAI.

24. 2019-02-26
    historical
25. 2019-02-26
    historical
26. 2019-02-06
    price $61,400
27. 2019-02-05
    price $61,400
28. 2019-01-15
    price $63,400
29. 2019-01-14
    price $63,400
30. 2019-01-03
    listed $67,900 Active
31. 2019-01-03
    listed $67,900 Active
32. 2014-04-14
    historical
33. 2013-04-23
    listed $9,900

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $1,647 · $137/mo
• Expected delta: +$816/yr (+$68/mo · 98.2%)

ⓘ 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: $30,144
• − Mortgage interest: −$8,957
• − Property taxes: −$831
• − Insurance: −$800
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$4,652
• Taxable income: $10,082
• Est. tax owed @ 24.0%: −$2,420
• After-tax cash flow: $9,701/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

+1515.2% since first listed

20 events — show timeline

• 2026-05-21 Listed $159,900 REALCOMP
• 2026-05-21 Listed $159,900 MiRealSource-MiMLS
• 2024-04-05 Sold (Public Records) $130,000 Public Records
• 2023-07-11 Pending — MiRealSource-MiMLS
• 2023-06-23 Sold (MLS) $130,000 MiRealSource-MiMLS
• 2023-06-23 Sold (MLS) $130,000 REALCOMP
• 2023-05-17 Price Changed $124,900 MiRealSource-MiMLS
• 2023-05-16 Price Changed $124,900 REALCOMP
• 2023-04-01 Listed $129,900 MiRealSource-MiMLS
• 2023-04-01 Listed $129,900 REALCOMP
• 2019-02-26 Listing Removed — REALCOMP
• 2019-02-26 Listing Removed — MiRealSource-MiMLS
• 2019-02-06 Price Changed $61,400 MiRealSource-MiMLS
• 2019-02-05 Price Changed $61,400 REALCOMP
• 2019-01-15 Price Changed $63,400 MiRealSource-MiMLS
• 2019-01-14 Price Changed $63,400 REALCOMP
• 2019-01-03 Listed $67,900 MiRealSource-MiMLS
• 2019-01-03 Listed $67,900 REALCOMP
• 2014-04-14 Listing Removed — MiRealSource-MiMLS
• 2013-04-23 Listed $9,900 MiRealSource-MiMLS

Property tax history

+0.9%/yr

Latest (2025): $831 · -6.0% YoY. Source: county tax records.