6744 Brimson St · Detroit, MI 48212

$53,500

3 bd · 1.0 ba · 910 sqft · SingleFamily public records · 53 Days on market

Built 1950 4,356 sqft lot $59/sqft · 24% below area Est $70k · 24% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

An excellent opportunity to purchase a newly renovated three-bedroom one-bathroom house in the 48212 zip code.

Key facts

• 4,356 sq ft lot
• Built 1950
• Listed 53 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Recommended offer: $52k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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: 166 active listings in the ZIP; 11 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).
• This rent runs 37% of the median local income ($38k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $370 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 + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $54k implies a 792% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,895 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.21% ✓
• Cap rate: 19.62%
• Cash-on-cash: 47.60%
• DSCR: 3.12
• GRM: 3.8

CMA / ARV

• ARV (median comp): $70,266
• List price: $53,500
• Delta: -23.86%
• 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
6744 Brimson St	0.00mi	3/1.0	910 (0%)	1mo	$45,000	$49	99
6865 Edgeton St	0.13mi	3/1.5	888 (-2%)	8mo	$73,000	$82	82
6821 Drake St	0.08mi	2/1.0 (-1)	903 (-1%)	14mo	$9,000	$10	78
18818 Sherwood St	0.75mi	3/1.0	940 (+3%)	6mo	$38,000	$40	55
18810 Sherwood St	0.73mi	3/2.0	915 (+0%)	11mo	$103,000	$113	52
12877 Dwyer St	0.72mi	3/1.0	984 (+8%)	3mo	$85,000	$86	50
18824 Helen St	0.75mi	3/1.0	844 (-7%)	5mo	$34,000	$40	49
18616 Helen St	0.62mi	3/1.0	857 (-6%)	15mo	$40,000	$47	49
18810 Carrie St	0.74mi	3/1.0	982 (+8%)	11mo	$86,000	$88	43
18709 Helen St	0.70mi	3/1.5	845 (-7%)	14mo	$87,000	$103	42
8100 Stockton St	0.72mi	2/1.0 (-1)	800 (-12%)	3mo	$26,000	$33	38
18801 Rogge St	0.74mi	3/1.0	1,015 (+12%)	17mo	$45,000	$44	32

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: 45.0%
• Equity multiple: 2.95×
• Total profit: $29,176
• Equity at exit: $7,977

10-year hold

• IRR: 50.9%
• Equity multiple: 5.95×
• Total profit: $74,138
• Equity at exit: $4,626

Cash invested: $14,980 (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 48212

• Home prices YoY: -34.2%
• Active inventory: 166
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,183 high
• Mortgage (P&I): −$281
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $594

Break-even live

Break-even rent $431

Max offer price $53,500

Occupancy floor 45%

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: $13,375
• Closing costs: $1,605
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	0.71mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.92mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	21d	1	1.10mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	43d	1	1.10mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	16d	1	1.17mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	1.20mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	1.25mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	4d	1	1.26mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	43d	1	1.31mi
19361 Moenart St Unit 1 Detroit, MI	2.0	1.0	1000	$1,100	$1.10	23d	1	1.36mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	43d	1	1.47mi

Listing history 19 events

1. 2026-05-15
   status Pending 110-char remark

   Show marketing remark (110 chars)

   An excellent opportunity to purchase a newly renovated three-bedroom one-bathroom house in the 48212 zip code.

2. 2026-05-15
   status Pending 110-char remark

   Show marketing remark (110 chars)

   An excellent opportunity to purchase a newly renovated three-bedroom one-bathroom house in the 48212 zip code.

3. 2026-05-11
   historical Accepting Backup Offers 110-char remark

   Show marketing remark (110 chars)

   An excellent opportunity to purchase a newly renovated three-bedroom one-bathroom house in the 48212 zip code.

4. 2026-05-11
   historical Active Under Contract 110-char remark

   Show marketing remark (110 chars)

   An excellent opportunity to purchase a newly renovated three-bedroom one-bathroom house in the 48212 zip code.

5. 2026-05-07
   price $53,500 110-char remark

   Show marketing remark (110 chars)

   An excellent opportunity to purchase a newly renovated three-bedroom one-bathroom house in the 48212 zip code.

6. 2026-05-07
   price $53,500 110-char remark

   Show marketing remark (110 chars)

   An excellent opportunity to purchase a newly renovated three-bedroom one-bathroom house in the 48212 zip code.

7. 2026-03-24
   listed $59,000 Active 110-char remark

   Show marketing remark (110 chars)

   An excellent opportunity to purchase a newly renovated three-bedroom one-bathroom house in the 48212 zip code.

8. 2026-03-23
   listed $59,000 Active 110-char remark

   Show marketing remark (110 chars)

   An excellent opportunity to purchase a newly renovated three-bedroom one-bathroom house in the 48212 zip code.

9. 2025-11-04
   historical
10. 2025-09-10
    price $75,000
11. 2025-09-10
    price $75,000
12. 2025-08-15
    listed $85,000 Active
13. 2025-08-15
    listed $85,000 Active
14. 2025-08-13
    historical
15. 2024-05-06
    historical
16. 2024-05-06
    historical
17. 2024-04-21
    listed $70,000 Active
18. 2024-04-20
    listed $70,000 Active
19. 1992-07-02
    soldstatus $6,000

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $638 · $53/mo
• Expected delta: +$186/yr (+$16/mo · 41.2%)

ⓘ 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 ≥97°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: $14,198
• − Mortgage interest: −$2,997
• − Property taxes: −$452
• − Insurance: −$268
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$1,556
• Taxable income: $6,654
• Est. tax owed @ 24.0%: −$1,597
• After-tax cash flow: $5,534/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): 43,384
• Household income: $38,186
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1175.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 43% Asian 29% Black 19% Two or more races 6%
• Common ancestry: Romanian 4% Subsaharan African 1% American 1%
• Foreign-born: 41%
• Languages at home: 36% English-only · Other Indo-European 28% Arabic 28% Russian/Polish/Slavic 6%

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: ▼ -152.41%
• Current HPI: 292.9126
• 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

+791.7% since first listed

19 events — show timeline

• 2026-05-15 Pending — MiRealSource-MiMLS
• 2026-05-15 Pending — REALCOMP
• 2026-05-11 Contingent — MiRealSource-MiMLS
• 2026-05-11 Contingent — REALCOMP
• 2026-05-07 Price Changed $53,500 MiRealSource-MiMLS
• 2026-05-07 Price Changed $53,500 REALCOMP
• 2026-03-24 Listed $59,000 REALCOMP
• 2026-03-23 Listed $59,000 MiRealSource-MiMLS
• 2025-11-04 Listing Removed — MiRealSource-MiMLS
• 2025-09-10 Price Changed $75,000 MiRealSource-MiMLS
• 2025-09-10 Price Changed $75,000 REALCOMP
• 2025-08-15 Listed $85,000 MiRealSource-MiMLS
• 2025-08-15 Listed $85,000 REALCOMP
• 2025-08-13 Coming Soon — MiRealSource-MiMLS
• 2024-05-06 Listing Removed — MiRealSource-MiMLS
• 2024-05-06 Listing Removed — REALCOMP
• 2024-04-21 Listed $70,000 REALCOMP
• 2024-04-20 Listed $70,000 MiRealSource-MiMLS
• 1992-07-02 Sold (Public Records) $6,000 Public Records