5793 Holcomb St · Detroit, MI 48213

$32,000

2 bd · 1.0 ba · 1,305 sqft · SingleFamily public records · 2 Days on market

Built 1926 3,920 sqft lot Est $33k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.4/15.0
• 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

2 bedroom, 1 bathroom home with great potential. Property requires a full renovation and is being sold as-is. An excellent opportunity for investors, flippers, or anyone looking to add value and expand their portfolio. Bring your vision and transform this property into a profitable investment. BATVAI

Key facts

• 3,920 sq ft lot
• Built 1926
• Listed 2 days

Property features AI

Finance

• Other: Annual tax amount listed
• HOA & community: Homeowners association present

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; 1,305 square feet above grade
• Exterior features: Lot in VAN WINKLES subdivision; Located near Gratiot Ave and Chapin St

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Has basement; Two total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Cap rate 29.1% 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: 190 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 39% of the median local income ($34k/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 $221 of loan paydown is wiped out by about $960 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,000

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.44% ✓
• Cap rate: 29.08%
• Cash-on-cash: 81.38%
• DSCR: 4.62
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $32,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5855 Hurlbut St	0.42mi	3/1.0 (+1)	1,296 (-1%)	5mo	$119,900	$93	70
5239 Crane St	0.32mi	3/1.0 (+1)	1,404 (+8%)	4mo	$24,500	$17	64
5171 Burns St	0.40mi	3/1.0 (+1)	1,425 (+9%)	3mo	$20,000	$14	59
6156 Iroquois St	0.42mi	2/1.0	1,148 (-12%)	3mo	$50,000	$44	58
6631 Seminole St	0.66mi	3/1.5 (+1)	1,248 (-4%)	1mo	$24,000	$19	54
6659 Fischer St	0.57mi	3/1.0 (+1)	1,200 (-8%)	6mo	$22,000	$18	51
5832 Garland St	0.57mi	3/1.0 (+1)	1,169 (-10%)	6mo	$29,900	$26	46
5113 Bewick St	0.59mi	3/2.0 (+1)	1,368 (+5%)	12mo	$60,000	$44	45
5115 Seyburn St	0.74mi	3/1.0 (+1)	1,400 (+7%)	7mo	$15,000	$11	42
4533 Mcclellan St	0.73mi	3/1.0 (+1)	1,194 (-8%)	7mo	$86,000	$72	41
8901 Isham Ave	0.66mi	3/1.0 (+1)	1,380 (+6%)	16mo	$35,000	$25	41
9354 Bessemore St	0.58mi	3/1.0 (+1)	1,125 (-14%)	16mo	$23,000	$20	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: 81.7%
• Equity multiple: 4.75×
• Total profit: $33,556
• Equity at exit: $4,771

10-year hold

• IRR: 85.0%
• Equity multiple: 9.84×
• Total profit: $79,223
• Equity at exit: $2,767

Cash invested: $8,960 (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 48213

• Active inventory: 190
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,101 high
• Mortgage (P&I): −$168
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $608

Break-even live

Break-even rent $332

Max offer price $32,000

Occupancy floor 40%

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	17d	1	0.29mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	0.33mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	17d	1	0.49mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	17d	1	0.58mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	17d	1	0.82mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	17d	1	0.84mi
8215 Badger St Detroit, MI	2.0	1.0	1000	$1,000	$1.00	15d	1	0.86mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	15d	1	0.98mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	43d	1	0.98mi
3954 Saint Clair St Unit 2 Detroit, MI	1.0	1.0	1080	$650	$0.60	11d	1	1.07mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	17d	1	1.16mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	43d	1	1.26mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	17d	1	1.30mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	24d	1	1.32mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	43d	1	1.33mi
3937 Beniteau St Detroit, MI	2.0	1.0	900	$950	$1.06	15d	1	1.38mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	43d	1	1.38mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	3d	1	1.44mi

Listing history 3 events

1. 2026-06-18
   days on market $32,000 Active 2 DOM
2. 2026-06-16
   remarks 301-char remark

   Show marketing remark (301 chars)

   2 bedroom, 1 bathroom home with great potential. Property requires a full renovation and is being sold as-is. An excellent opportunity for investors, flippers, or anyone looking to add value and expand their portfolio. Bring your vision and transform this property into a profitable investment. BATVAI

3. 2026-06-16
   listed $32,000 Active 1 DOM

   Show marketing remark (301 chars)

   2 bedroom, 1 bathroom home with great potential. Property requires a full renovation and is being sold as-is. An excellent opportunity for investors, flippers, or anyone looking to add value and expand their portfolio. Bring your vision and transform this property into a profitable investment. BATVAI

ⓘ 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: $976 · $81/mo
• Projected year-2 tax: $976 · $81/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 ≥96°F today · 15 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: $13,216
• − Mortgage interest: −$1,792
• − Property taxes: −$976
• − Insurance: −$160
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$931
• Taxable income: $7,243
• Est. tax owed @ 24.0%: −$1,738
• After-tax cash flow: $5,553/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 1%

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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $32,000 REALCOMP
• 2026-06-16 Listed $32,000 MiRealSource-MiMLS

Property tax history

+7.6%/yr

Latest (2025): $976 · +1.3% YoY. Source: county tax records.