8209 Rosemont Ave · Detroit, MI 48228

$72,500

2 bd · 1.0 ba · 687 sqft · SingleFamily public records · 37 Days on market

Built 1945 5,663 sqft lot

---

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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• 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

As-IS sale. Great starter home. Motivated seller.

Key facts

• Starter home
• 5,663 sq ft lot
• Built 1945

Tags

• STARTER HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 10.1% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 369 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent runs 42% of the median local income ($31k/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 $501 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 + 0.0% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $10k; list at $72k implies a 625% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,325 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1945 — 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: 1.46% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.24%
• DSCR: 1.94
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $32,289
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8219 Rosemont Ave	0.01mi	3/1.0 (+1)	687 (0%)	18mo	$10,000	$15	80
8234 Penrod St	0.04mi	3/1.0 (+1)	687 (0%)	18mo	$10,000	$15	78
8062 Grandville Ave	0.54mi	2/1.0	732 (+7%)	6mo	$60,000	$82	58
8047 Greenview Ave	0.21mi	2/1.0	760 (+11%)	18mo	$10,000	$13	58
7375 Brace St	0.52mi	3/1.0 (+1)	711 (+4%)	10mo	$18,500	$26	56
8210 Asbury Park	0.65mi	2/1.0	706 (+3%)	12mo	$63,500	$90	55
7701 Piedmont St	0.57mi	3/1.0 (+1)	706 (+3%)	13mo	$86,500	$123	53
7690 Ashton Ave	0.31mi	2/1.0	747 (+9%)	23mo	$47,000	$63	52
8900 Artesian St	0.58mi	2/1.0	746 (+9%)	10mo	$35,000	$47	50
8257 Minock St	0.69mi	2/1.0	737 (+7%)	8mo	$32,000	$43	49
7401 Greenview Ave	0.47mi	3/1.5 (+1)	720 (+5%)	21mo	$45,000	$63	46

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: 10.4%
• Equity multiple: 1.40×
• Total profit: $8,026
• Equity at exit: $10,810

10-year hold

• IRR: 16.9%
• Equity multiple: 2.20×
• Total profit: $24,443
• Equity at exit: $6,268

Cash invested: $20,300 (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: 369
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,061 high
• Mortgage (P&I): −$380
• Tax from tax record: −$69 /mo · $825/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $359

Break-even live

Break-even rent $607

Max offer price $72,500

Occupancy floor 61%

Sensitivity live

Price	-10% $400	-5% $380	+0% $359	+5% $339	+10% $318
Rent	-10% $275	-5% $317	+0% $359	+5% $401	+10% $443
Rate	-1.0pp $396	-0.5pp $378	base $359	+0.5pp $340	+1.0pp $321

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	45d	1	0.32mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	0.64mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	3d	15	0.85mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	45d	1	0.95mi
20237 W Chicago Detroit, MI	1.0	1.0	650	$850	$1.31	45d	1	1.30mi
6980 Town Ln Dearborn Heights, MI	1.0	1.0	600	$895	$1.49	18d	1	1.36mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	45d	1	1.46mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	4d	10	1.47mi

Listing history 8 events

1. 2024-12-17
   status Pending
2. 2024-10-19
   status Pending 49-char remark

   Show marketing remark (49 chars)

   As-IS sale. Great starter home. Motivated seller.

3. 2024-10-19
   status Pending

   Show marketing remark (49 chars)

   As-IS sale. Great starter home. Motivated seller.

4. 2024-09-12
   listed $72,500 Active

   Show marketing remark (49 chars)

   As-IS sale. Great starter home. Motivated seller.

5. 2024-09-12
   listed $72,500 Active 49-char remark

   Show marketing remark (49 chars)

   As-IS sale. Great starter home. Motivated seller.

6. 2008-02-28
   historical
7. 2007-08-08
   listed $74,900
8. 1992-03-30
   soldstatus $10,000

ⓘ 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: $825 · $69/mo
• Projected year-2 tax: $971 · $81/mo
• Expected delta: +$146/yr (+$12/mo · 17.6%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 64% 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,736
• − Mortgage interest: −$4,061
• − Property taxes: −$825
• − Insurance: −$362
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,109
• Taxable income: $3,340
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $3,510/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

+625.0% since first listed

8 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2024-10-19 Pending — MiRealSource-MiMLS
• 2024-10-19 Pending — REALCOMP
• 2024-09-12 Listed $72,500 MiRealSource-MiMLS
• 2024-09-12 Listed $72,500 REALCOMP
• 2008-02-28 Listing Removed — REALCOMP
• 2007-08-08 Listed $74,900 REALCOMP
• 1992-03-30 Sold (Public Records) $10,000 Public Records

Property tax history

-2.4%/yr

Latest (2025): $825 · -53.5% YoY. Source: county tax records.