6225 Stahelin Ave · Detroit, MI 48228

$119,999

3 bd · 1.0 ba · 1,033 sqft · SingleFamily public records · 11 Days on market

Built 1925 4,792 sqft lot $116/sqft · 92% above area Est $88k · 36% 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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +7.2/10.0
• 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

Listing remarks MLS

Prime 3-bed, 2-bath opportunity. This well-positioned property offers immediate move-in readiness for an owner-occupant and reliable rental potential for an investor.

Key facts

• 4,792 sq ft lot
• Built 1925
• Listed 10 days

Property features AI

Finance

• Other: Located in the Hitchmans Warren Lawn subdivision; north of Ford and east of Evergreen (cross streets: Ford and Evergreen)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps
• Construction: Built with other construction materials; Brick/mortar foundation
• Exterior features: Paved road access; Lot approximately 0.11 acres (40 x 124)

Interior

• Bedrooms: 3 rooms total (includes bedrooms and other living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; No central cooling
• Interior features: Partial unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,465/mo this rent would consume 57% 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 $829 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 22y 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 $20k; list at $120k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,999

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.96%
• DSCR: 1.44
• GRM: 6.8

CMA / ARV

• ARV (median comp): $88,042
• List price: $119,999
• Delta: 23.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6712 Artesian St	0.34mi	3/1.0	1,000 (-3%)	1mo	$97,500	$98	78
6427 Artesian St	0.21mi	3/1.0	1,118 (+8%)	0mo	$100,000	$89	76
6411 Greenview Ave	0.22mi	3/1.0	959 (-7%)	4mo	$117,000	$122	74
6506 Stahelin Ave	0.28mi	3/1.0	960 (-7%)	2mo	$70,000	$73	74
6300 Penrod St	0.28mi	4/1.0 (+1)	1,080 (+4%)	1mo	$78,000	$72	73
6324 Rosemont Ave	0.35mi	3/1.0	960 (-7%)	1mo	$85,000	$89	71
6409 Grandville Ave	0.31mi	3/1.5	960 (-7%)	3mo	$128,000	$133	69
6417 Auburn St	0.48mi	3/1.0	1,000 (-3%)	4mo	$95,000	$95	69
6760 Warwick St	0.40mi	3/1.0	960 (-7%)	2mo	$70,000	$73	68
6719 Westwood St	0.47mi	3/1.0	960 (-7%)	1mo	$62,500	$65	65
6782 Evergreen Ave	0.68mi	3/1.0	1,041 (+1%)	3mo	$120,000	$115	65
6873 Piedmont street Piedmont St	0.53mi	3/1.0	973 (-6%)	4mo	$100,000	$103	62

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,915
• Equity at exit: $17,892

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $1,355
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$629
• Tax from tax record: −$199 /mo · $2,385/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $279

Break-even live

Break-even rent $1,111

Max offer price $119,999

Occupancy floor 76%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	16d	1	0.26mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	0.34mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	0.60mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	1d	12	0.60mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	0.77mi
20571 Brooklawn Dr Dearborn Heights, MI	3.0	2.0	1254	$1,850	$1.48	43d	1	0.86mi
6874 Country Ln Dearborn Heights, MI	2.0	1.5	1400	$1,500	$1.07	43d	1	0.94mi
6474 Saint Marys St Detroit, MI	3.0	1.0	1237	$1,350	$1.09	43d	1	1.10mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	1.10mi
7265 Braile St Detroit, MI	3.0	1.0	1200	$1,499	$1.25	24d	1	1.10mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.19mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	4d	1	1.30mi
4900 Heather Dr Dearborn, MI	1.0–2.0	1.0–2.0	921	$1,980	$2.15	1d	1	1.32mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	1.32mi
7312 Mansfield St Detroit, MI	4.0	1.0	1300	$1,400	$1.08	16d	1	1.33mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	14d	1	1.38mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	1.41mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	4d	1	1.44mi

Listing history 31 events

1. 2026-06-18
   days on market $119,999 Active 11 DOM
2. 2026-06-17
   days on market $119,999 Active 10 DOM
3. 2026-06-16
   days on market $119,999 Active 9 DOM
4. 2026-06-15
   days on market $119,999 Active 8 DOM
5. 2026-06-13
   days on market $119,999 Active 6 DOM
6. 2026-06-13
   days on market $119,999 Active 5 DOM
7. 2026-06-09
   days on market $119,999 Active 2 DOM
8. 2026-06-08
   statusdays on marketlisting id $119,999 Active 1 DOM

   Show marketing remark (166 chars)

   Prime 3-bed, 2-bath opportunity. This well-positioned property offers immediate move-in readiness for an owner-occupant and reliable rental potential for an investor.

9. 2026-06-07
   days on market $119,999 Coming Soon 6 DOM
10. 2026-06-04
    days on market $119,999 Coming Soon 3 DOM
11. 2026-06-03
    days on market $119,999 Coming Soon 2 DOM
12. 2026-06-02
    pricestatusdays on marketlisting id $119,999 Coming Soon 1 DOM
13. 2026-06-01
    days on market $109,000 Active 46 DOM

    Show marketing remark (166 chars)

    Prime 3-bed, 2-bath opportunity. This well-positioned property offers immediate move-in readiness for an owner-occupant and reliable rental potential for an investor.

14. 2026-05-31
    days on market $109,000 Active 45 DOM
15. 2026-04-17
    listed $109,000 Active 205-char remark
16. 2026-04-17
    listed $109,000 Active 205-char remark
17. 2026-04-16
    historical $109,000 205-char remark
18. 2026-04-16
    historical
19. 2026-04-16
    historical
20. 2025-12-30
    status Active
21. 2025-12-29
    historical
22. 2025-11-01
    listed $139,000 Active
23. 2025-11-01
    listed $139,000 Active
24. 2006-09-22
    historical
25. 2006-03-23
    listed $58,500
26. 2006-03-23
    historical
27. 2005-09-23
    listed $60,000
28. 2005-09-03
    historical
29. 2004-10-14
    listed $69,900
30. 1997-07-24
    soldstatus $20,000
31. 1993-10-29
    soldstatus $24,000

ⓘ 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: $2,385 · $199/mo
• Projected year-2 tax: $2,385 · $199/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $17,575
• − Mortgage interest: −$6,722
• − Property taxes: −$2,385
• − Insurance: −$600
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$3,491
• Taxable income: $1,566
• Est. tax owed @ 24.0%: −$376
• After-tax cash flow: $2,972/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

+400.0% since first listed

22 events — show timeline

• 2026-06-08 Listed $119,999 MiRealSource-MiMLS
• 2026-06-08 Listed $119,999 REALCOMP
• 2026-06-01 Coming Soon $119,999 MiRealSource-MiMLS
• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-06-01 Listing Removed — REALCOMP
• 2026-04-17 Listed $109,000 MiRealSource-MiMLS
• 2026-04-17 Listed $109,000 REALCOMP
• 2026-04-16 Coming Soon — MiRealSource-MiMLS
• 2026-04-16 Listing Removed — REALCOMP
• 2026-04-16 Listing Removed — MiRealSource-MiMLS
• 2025-12-30 Relisted — REALCOMP
• 2025-12-29 Listing Removed — REALCOMP
• 2025-11-01 Listed $139,000 REALCOMP
• 2025-11-01 Listed $139,000 MiRealSource-MiMLS
• 2006-09-22 Listing Removed — REALCOMP
• 2006-03-23 Listing Removed — REALCOMP
• 2006-03-23 Listed $58,500 REALCOMP
• 2005-09-23 Listed $60,000 REALCOMP
• 2005-09-03 Listing Removed — REALCOMP
• 2004-10-14 Listed $69,900 REALCOMP
• 1997-07-24 Sold (Public Records) $20,000 Public Records
• 1993-10-29 Sold (Public Records) $24,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,385 · +0.9% YoY. Source: county tax records.