6251 Minock St · Detroit, MI 48228

$94,900

2 bd · 1.0 ba · 698 sqft · SingleFamily public records · 19 Days on market

Built 1943 4,792 sqft lot Est $64k · 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• 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

Fully renovated and move-in ready, this beautifully updated 3-bedroom bungalow at 6251 Minock St offers the perfect blend of modern upgrades and classic Detroit charm. Step inside to find a refreshed interior featuring updated finishes throughout, a bright and functional layout, and spacious living areas designed for comfortable everyday living. The home also features a basement offering additional storage or flex space, along with a generous yard perfect for entertaining, relaxing, or future possibilities. Conveniently located near major freeways, shopping, restaurants, schools, and parks, this property provides easy access to everything the west side of Detroit has to offer. Whether you're a first-time homebuyer looking for a turnkey property or an investor seeking a strong addition to your portfolio, this rehabbed home is ready for its next chapter. Schedule your private showing today!

Key facts

• Updated finishes
• Generous yard
• Refreshed interior

Tags

• REFRESHED INTERIOR
• UPDATED FINISHES
• SPACIOUS LIVING AREAS
• BASEMENT OFFERING STORAGE
• GENEROUS YARD
• EASY ACCESS TO FREEWAYS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Entry on ground level
• Construction: Vinyl siding
• Exterior features: Asphalt roof; Paved road access; Lot approximately 40 x 133 (0.11 acres); Ground-level entry with steps; Subdivision: Florence Park

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.

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; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,189/mo this rent would consume 46% 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 $656 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 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: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,476 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — 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: 1.25% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.14%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $64,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6078 Plainview Ave	0.17mi	2/1.0	700 (+0%)	1mo	$54,500	$78	91
6803 Grandville Ave	0.41mi	2/1.0	700 (+0%)	2mo	$32,000	$46	79
6434 Piedmont St W	0.27mi	2/1.0	693 (-1%)	9mo	$70,000	$101	79
6339 Warwick St	0.26mi	3/1.0 (+1)	725 (+4%)	8mo	$75,000	$103	70
6803 Plainview Ave	0.41mi	2/1.0	677 (-3%)	8mo	$55,250	$82	70
6394 Westwood St	0.16mi	3/1.0 (+1)	770 (+10%)	2mo	$90,000	$117	69
7282 Plainview Ave	0.63mi	2/1.0	730 (+5%)	1mo	$19,000	$26	62
7313 Grandville Ave	0.66mi	2/1.0	765 (+10%)	0mo	$70,000	$92	53
7280 Heyden St	0.69mi	2/1.5	739 (+6%)	4mo	$75,000	$101	52
6816 Evergreen Ave	0.44mi	3/1.0 (+1)	768 (+10%)	7mo	$50,000	$65	52
7320 Westwood St	0.67mi	3/1.0 (+1)	738 (+6%)	2mo	$115,000	$156	52
6893 Plainview Ave	0.49mi	2/1.0	600 (-14%)	2mo	$23,500	$39	52

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: 2.5%
• Equity multiple: 1.09×
• Total profit: $2,480
• Equity at exit: $14,150

10-year hold

• IRR: 9.1%
• Equity multiple: 1.61×
• Total profit: $16,138
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $335

Break-even live

Break-even rent $764

Max offer price $94,900

Occupancy floor 67%

Sensitivity live

Price	-10% $389	-5% $362	+0% $335	+5% $308	+10% $282
Rent	-10% $241	-5% $288	+0% $335	+5% $382	+10% $429
Rate	-1.0pp $383	-0.5pp $359	base $335	+0.5pp $311	+1.0pp $286

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6980 Town Ln Dearborn Heights, MI	1.0	1.0	600	$895	$1.49	18d	1	0.49mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	0.69mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	0.88mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	44d	1	1.41mi

Listing history 14 events

1. 2026-06-17
   statusdays on market $94,900 Pending 19 DOM
2. 2026-06-15
   days on market $94,900 Active 18 DOM
3. 2026-06-13
   days on market $94,900 Active 16 DOM
4. 2026-06-13
   days on market $94,900 Active 15 DOM
5. 2026-06-09
   days on market $94,900 Active 13 DOM
6. 2026-06-08
   days on market $94,900 Active 12 DOM
7. 2026-06-07
   days on market $94,900 Active 11 DOM
8. 2026-06-04
   days on market $94,900 Active 8 DOM
9. 2026-06-03
   days on market $94,900 Active 7 DOM
10. 2026-06-02
    days on market $94,900 Active 6 DOM
11. 2026-06-01
    days on market $94,900 Active 5 DOM
12. 2026-05-31
    days on market $94,900 Active 4 DOM
13. 2026-05-27
    listed $94,900 Active

    Show marketing remark (901 chars)

    Fully renovated and move-in ready, this beautifully updated 3-bedroom bungalow at 6251 Minock St offers the perfect blend of modern upgrades and classic Detroit charm. Step inside to find a refreshed interior featuring updated finishes throughout, a bright and functional layout, and spacious living areas designed for comfortable everyday living. The home also features a basement offering additional storage or flex space, along with a generous yard perfect for entertaining, relaxing, or future possibilities. Conveniently located near major freeways, shopping, restaurants, schools, and parks, this property provides easy access to everything the west side of Detroit has to offer. Whether you're a first-time homebuyer looking for a turnkey property or an investor seeking a strong addition to your portfolio, this rehabbed home is ready for its next chapter. Schedule your private showing today!

14. 2026-05-27
    listed $94,900 Active 901-char remark

    Show marketing remark (901 chars)

    Fully renovated and move-in ready, this beautifully updated 3-bedroom bungalow at 6251 Minock St offers the perfect blend of modern upgrades and classic Detroit charm. Step inside to find a refreshed interior featuring updated finishes throughout, a bright and functional layout, and spacious living areas designed for comfortable everyday living. The home also features a basement offering additional storage or flex space, along with a generous yard perfect for entertaining, relaxing, or future possibilities. Conveniently located near major freeways, shopping, restaurants, schools, and parks, this property provides easy access to everything the west side of Detroit has to offer. Whether you're a first-time homebuyer looking for a turnkey property or an investor seeking a strong addition to your portfolio, this rehabbed home is ready for its next chapter. Schedule your private showing today!

ⓘ 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: $799 · $67/mo
• Projected year-2 tax: $1,130 · $94/mo
• Expected delta: +$331/yr (+$28/mo · 41.5%)

ⓘ 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: $14,264
• − Mortgage interest: −$5,316
• − Property taxes: −$799
• − Insurance: −$474
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$2,761
• Taxable income: $2,632
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $3,392/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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $94,900 REALCOMP
• 2026-05-27 Listed $94,900 MiRealSource-MiMLS

Property tax history

-4.2%/yr

Latest (2025): $799 · -36.3% YoY. Source: county tax records.