6251 Stahelin Ave · Detroit, MI 48228

$89,900

3 bd · 1.0 ba · 849 sqft · SingleFamily public records · 65 Days on market

Built 1951 4,792 sqft lot $106/sqft · 47% above area Est $126k · 29% under

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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
• 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

Nestled on a desirable street in Warrendale, this solid, well-maintained home offers both quality construction and an unbeatable location — situated next to Paul and directly across from Carver STEM Academy. Built on a durable poured-concrete foundation, this home features a bright and inviting main floor with beautiful hardwood flooring throughout the spacious living room and dining area. The functional layout includes a well-sized kitchen, three comfortable bedrooms, and a full bathroom. Large, newer windows fill each room with natural light, creating a warm and welcoming atmosphere. Step outside to enjoy a charming, park-like yard with mature landscaping, plenty of storage space, and a generous front porch. The basement adds valuable living space and includes a nearly completed full bathroom. Updated plumbing, included washer and dryer, and a furnace and hot water tank in solid working condition. A clean, newer concrete driveway extends to the rear of the property, offering convenient off-street parking.

Key facts

• 4,792 sq ft lot
• Built 1951
• Listed 64 days

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 $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 10.0% 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); 367 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $1,419/mo this rent would consume 55% 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 $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 + 0.0% 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 65 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 24y 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 $8k; list at $90k implies a 1024% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (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 1951 — 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: 1.58% ✓
• Cap rate: 14.17%
• Cash-on-cash: 28.14%
• DSCR: 2.25
• GRM: 5.3

CMA / ARV

• ARV (median comp): $126,026
• List price: $89,900
• Delta: -28.67%
• 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
6783 Westwood St	0.49mi	3/1.0	836 (-2%)	4mo	$65,000	$78	71
6394 Westwood St	0.32mi	3/1.0	770 (-9%)	2mo	$90,000	$117	68
6356 Rutland St	0.65mi	3/1.0	842 (-1%)	2mo	$90,000	$107	66
6411 Greenview Ave	0.19mi	3/1.0	959 (+13%)	4mo	$117,000	$122	66
6506 Stahelin Ave	0.24mi	3/1.0	960 (+13%)	2mo	$70,000	$73	65
6324 Rosemont Ave	0.34mi	3/1.0	960 (+13%)	1mo	$85,000	$89	62
6409 Grandville Ave	0.29mi	3/1.5	960 (+13%)	3mo	$128,000	$133	60
6752 Evergreen Rd	0.64mi	2/1.0 (-1)	864 (+2%)	3mo	$45,000	$52	60
6760 Warwick St	0.37mi	3/1.0	960 (+13%)	2mo	$70,000	$73	60
6719 Westwood St	0.44mi	3/1.0	960 (+13%)	1mo	$62,500	$65	57
7313 Grandville Ave	0.70mi	2/1.0 (-1)	765 (-10%)	0mo	$70,000	$92	46
7320 Westwood St	0.72mi	3/1.0	738 (-13%)	2mo	$115,000	$156	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: 19.1%
• Equity multiple: 1.75×
• Total profit: $18,830
• Equity at exit: $13,404

10-year hold

• IRR: 25.4%
• Equity multiple: 2.93×
• Total profit: $48,593
• 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 48228

• Rents YoY: -2.3%
• Active inventory: 367
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$471
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $590

Break-even live

Break-even rent $672

Max offer price $89,900

Occupancy floor 53%

Sensitivity live

Price	-10% $641	-5% $616	+0% $590	+5% $565	+10% $539
Rent	-10% $478	-5% $534	+0% $590	+5% $646	+10% $702
Rate	-1.0pp $635	-0.5pp $613	base $590	+0.5pp $567	+1.0pp $543

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	18d	1	0.19mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,530	$2.29	0d	7	0.39mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	6d	1	0.63mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	0d	10	0.67mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	26d	1	0.73mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	45d	1	0.99mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	14d	1	1.05mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	1.14mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	1.23mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	19d	1	1.27mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	1.34mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,100	$1.12	0d	1	1.34mi
4900 Heather Dr Dearborn, MI	1.0–2.0	1.0–2.0	921	$1,980	$2.15	3d	1	1.36mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	1.38mi

Listing history 50 events

1. 2026-06-21
   days on market $89,900 Active 65 DOM
2. 2026-06-18
   days on market $89,900 Active 62 DOM
3. 2026-06-17
   days on market $89,900 Active 61 DOM
4. 2026-06-15
   days on market $89,900 Active 59 DOM
5. 2026-06-13
   days on market $89,900 Active 57 DOM
6. 2026-06-13
   days on market $89,900 Active 56 DOM
7. 2026-06-09
   days on market $89,900 Active 53 DOM
8. 2026-06-08
   days on market $89,900 Active 52 DOM
9. 2026-06-07
   days on market $89,900 Active 51 DOM
10. 2026-06-04
    days on market $89,900 Active 48 DOM
11. 2026-06-03
    days on market $89,900 Active 47 DOM
12. 2026-06-02
    days on market $89,900 Active 46 DOM
13. 2026-06-01
    days on market $89,900 Active 45 DOM
14. 2026-05-31
    days on market $89,900 Active 44 DOM
15. 2026-04-18
    listed $89,900 Active 1028-char remark

    Show marketing remark (1024 chars)

    Nestled on a desirable street in Warrendale, this solid, well-maintained home offers both quality construction and an unbeatable location - situated next to Paul and directly across from Carver STEM Academy. Built on a durable poured-concrete foundation, this home features a bright and inviting main floor with beautiful hardwood flooring throughout the spacious living room and dining area. The functional layout includes a well-sized kitchen, three comfortable bedrooms, and a full bathroom. Large, newer windows fill each room with natural light, creating a warm and welcoming atmosphere. Step outside to enjoy a charming, park-like yard with mature landscaping, plenty of storage space, and a generous front porch. The basement adds valuable living space and includes a nearly completed full bathroom. Updated plumbing, included washer and dryer, and a furnace and hot water tank in solid working condition. A clean, newer concrete driveway extends to the rear of the property, offering convenient off-street parking.

16. 2026-04-18
    listed $89,900 Active 1024-char remark

    Show marketing remark (1024 chars)

    Nestled on a desirable street in Warrendale, this solid, well-maintained home offers both quality construction and an unbeatable location - situated next to Paul and directly across from Carver STEM Academy. Built on a durable poured-concrete foundation, this home features a bright and inviting main floor with beautiful hardwood flooring throughout the spacious living room and dining area. The functional layout includes a well-sized kitchen, three comfortable bedrooms, and a full bathroom. Large, newer windows fill each room with natural light, creating a warm and welcoming atmosphere. Step outside to enjoy a charming, park-like yard with mature landscaping, plenty of storage space, and a generous front porch. The basement adds valuable living space and includes a nearly completed full bathroom. Updated plumbing, included washer and dryer, and a furnace and hot water tank in solid working condition. A clean, newer concrete driveway extends to the rear of the property, offering convenient off-street parking.

17. 2026-04-14
    historical $89,900 1024-char remark

    Show marketing remark (1024 chars)

    Nestled on a desirable street in Warrendale, this solid, well-maintained home offers both quality construction and an unbeatable location - situated next to Paul and directly across from Carver STEM Academy. Built on a durable poured-concrete foundation, this home features a bright and inviting main floor with beautiful hardwood flooring throughout the spacious living room and dining area. The functional layout includes a well-sized kitchen, three comfortable bedrooms, and a full bathroom. Large, newer windows fill each room with natural light, creating a warm and welcoming atmosphere. Step outside to enjoy a charming, park-like yard with mature landscaping, plenty of storage space, and a generous front porch. The basement adds valuable living space and includes a nearly completed full bathroom. Updated plumbing, included washer and dryer, and a furnace and hot water tank in solid working condition. A clean, newer concrete driveway extends to the rear of the property, offering convenient off-street parking.

18. 2026-01-19
    historical
19. 2025-11-24
    status Active
20. 2025-11-24
    status Active
21. 2025-11-21
    historical
22. 2025-11-01
    listed $89,900 Active
23. 2025-10-31
    listed $89,900 Active
24. 2016-09-30
    soldstatus $8,000 Sold
25. 2016-09-30
    soldstatus $8,000 Closed
26. 2016-09-29
    status Pending
27. 2016-09-29
    status Pending
28. 2016-09-18
    price $10,000
29. 2016-09-18
    price $10,000
30. 2016-09-13
    listed $15,000 Active
31. 2016-09-13
    listed $15,000 Active
32. 2016-02-11
    soldstatus $4,000 Sold
33. 2016-02-11
    soldstatus $4,000
34. 2016-01-27
    status Pending
35. 2016-01-27
    historical
36. 2015-12-28
    listed $4,900 Active
37. 2015-12-28
    listed $4,900
38. 2007-10-31
    soldstatus $105,000
39. 2007-04-05
    historical
40. 2007-04-05
    historical
41. 2006-12-06
    listed $29,900
42. 2006-12-06
    listed $29,900
43. 2006-12-05
    historical
44. 2006-12-05
    historical
45. 2006-07-12
    listed $45,000
46. 2006-07-12
    listed $45,000
47. 2005-02-16
    soldstatus $100,000
48. 2005-01-21
    historical
49. 2004-12-20
    historical
50. 2004-09-24
    historical

ⓘ 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: $260 · $22/mo
• Projected year-2 tax: $822 · $69/mo
• Expected delta: +$562/yr (+$47/mo · 216.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $17,024
• − Mortgage interest: −$5,036
• − Property taxes: −$260
• − Insurance: −$450
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$2,615
• Taxable income: $5,940
• Est. tax owed @ 24.0%: −$1,426
• After-tax cash flow: $5,657/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

+28.4% since first listed

48 events — show timeline

• 2026-04-18 Listed $89,900 REALCOMP
• 2026-04-18 Listed $89,900 MiRealSource-MiMLS
• 2026-04-14 Coming Soon $89,900 MiRealSource-MiMLS
• 2026-01-19 Listing Removed — MiRealSource-MiMLS
• 2025-11-24 Relisted — MiRealSource-MiMLS
• 2025-11-24 Relisted — REALCOMP
• 2025-11-21 Listing Removed — MiRealSource-MiMLS
• 2025-11-01 Listed $89,900 REALCOMP
• 2025-10-31 Listed $89,900 MiRealSource-MiMLS
• 2016-09-30 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2016-09-30 Sold (MLS) $8,000 REALCOMP
• 2016-09-29 Pending — MiRealSource-MiMLS
• 2016-09-29 Pending — REALCOMP
• 2016-09-18 Price Changed $10,000 MiRealSource-MiMLS
• 2016-09-18 Price Changed $10,000 REALCOMP
• 2016-09-13 Listed $15,000 MiRealSource-MiMLS
• 2016-09-13 Listed $15,000 REALCOMP
• 2016-02-11 Sold (MLS) $4,000 MiRealSource-MiMLS
• 2016-02-11 Sold (MLS) $4,000 REALCOMP
• 2016-01-27 Pending — REALCOMP
• 2016-01-27 Listing Removed — MiRealSource-MiMLS
• 2015-12-28 Listed $4,900 REALCOMP
• 2015-12-28 Listed $4,900 MiRealSource-MiMLS
• 2007-10-31 Sold (Public Records) $105,000 Public Records
• 2007-04-05 Listing Removed — REALCOMP
• 2007-04-05 Listing Removed — MiRealSource-MiMLS
• 2006-12-06 Listed $29,900 REALCOMP
• 2006-12-06 Listed $29,900 MiRealSource-MiMLS
• 2006-12-05 Listing Removed — REALCOMP
• 2006-12-05 Listing Removed — MiRealSource-MiMLS
• 2006-07-12 Listed $45,000 REALCOMP
• 2006-07-12 Listed $45,000 MiRealSource-MiMLS
• 2005-02-16 Sold (Public Records) $100,000 Public Records
• 2005-01-21 Listing Removed — MiRealSource-MiMLS
• 2004-12-20 Listing Removed — REALCOMP
• 2004-09-24 Listing Removed — REALCOMP
• 2004-09-20 Listed $102,900 REALCOMP
• 2004-07-21 Listed $79,000 REALCOMP
• 2004-07-21 Listed $79,000 MiRealSource-MiMLS
• 2003-04-02 Listing Removed — REALCOMP
• 2002-12-02 Listed $81,900 REALCOMP
• 2002-11-01 Sold (Public Records) $71,700 Public Records
• 2002-07-26 Sold (MLS) $71,700 MiRealSource-MiMLS
• 2002-07-26 Sold (MLS) $71,700 MiRealSource-MiMLS
• 2002-05-28 Listing Removed — MiRealSource-MiMLS
• 2002-05-28 Listing Removed — MiRealSource-MiMLS
• 2002-05-07 Listed $70,000 MiRealSource-MiMLS
• 2002-05-06 Listed $70,000 MiRealSource-MiMLS

Property tax history

-14.3%/yr

Latest (2025): $260 · +108.0% YoY. Source: county tax records.