7387 Minock St · Detroit, MI 48228

$99,900

3 bd · 1.0 ba · 829 sqft · SingleFamily public records · 14 Days on market

Built 1952 4,356 sqft lot $121/sqft · 125% above area

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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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.8/10.0
• 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

VERY CLEAN 3 BEDROOMS BRICK HOUSE IN WARRANDALE AREA . CLOSE TO SHOPPING CENTERS / COLLEGE LAND ONTRACT OPTION IS AVAILABLE 50K DOWN WITH NO INTEREST WITH A HIGHER PURCHASE PRICE

Key facts

• 4,356 sq ft lot
• Built 1952
• Listed 14 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Brick construction; Built in 1952
• Exterior features: Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 3 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $1,277/mo this rent would consume 50% 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 $691 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 21y 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 $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1952 — 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: 1.28% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.12%
• DSCR: 1.58
• GRM: 6.5

CMA / ARV

• ARV (median comp): $58,955
• List price: $99,900
• Delta: 66.06%
• 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
7756 Westwood St	0.24mi	3/1.0	871 (+5%)	2mo	$90,000	$103	79
7313 Grandville Ave	0.14mi	2/1.0 (-1)	765 (-8%)	0mo	$70,000	$92	75
7320 Westwood St	0.11mi	3/1.0	738 (-11%)	2mo	$115,000	$156	75
7282 Plainview Ave	0.14mi	2/1.0 (-1)	730 (-12%)	1mo	$19,000	$26	68
6752 Evergreen Rd	0.41mi	2/1.0 (-1)	864 (+4%)	3mo	$45,000	$52	67
8084 Evergreen Ave	0.43mi	3/1.0	909 (+10%)	3mo	$77,000	$85	62
7702 Patton St	0.50mi	3/1.0	896 (+8%)	4mo	$74,000	$83	60
7730 Braile St	0.56mi	3/1.0	768 (-7%)	2mo	$68,000	$89	60
8277 Stout St	0.64mi	3/1.0	879 (+6%)	0mo	$45,000	$51	60
6394 Westwood St	0.60mi	3/1.0	770 (-7%)	2mo	$90,000	$117	58
8309 Brace St	0.69mi	3/1.5	864 (+4%)	1mo	$28,500	$33	58
8225 Grandville Ave	0.48mi	2/1.0 (-1)	906 (+9%)	2mo	$36,500	$40	56

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-424
• Equity at exit: $14,895

10-year hold

• IRR: 5.8%
• Equity multiple: 1.37×
• Total profit: $10,360
• Equity at exit: $8,638

Cash invested: $27,972 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,277 high
• Mortgage (P&I): −$524
• Tax from tax record: −$137 /mo · $1,650/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $306

Break-even live

Break-even rent $890

Max offer price $99,900

Occupancy floor 71%

Sensitivity live

Price	-10% $362	-5% $334	+0% $306	+5% $278	+10% $249
Rent	-10% $205	-5% $255	+0% $306	+5% $356	+10% $407
Rate	-1.0pp $356	-0.5pp $331	base $306	+0.5pp $280	+1.0pp $254

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	45d	1	0.22mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.34mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	0.38mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	0.49mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	0.57mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	18d	1	0.65mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	0.79mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	0.86mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	45d	1	0.88mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	0.91mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	6d	1	0.98mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	1.09mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.11mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	1.13mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,530	$2.29	0d	7	1.19mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	45d	1	1.20mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	45d	1	1.28mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	45d	1	1.35mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.36mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.36mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.36mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.36mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.36mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.37mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.37mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	0d	10	1.37mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.37mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	45d	1	1.38mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	1.39mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.39mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	1.43mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	1.47mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.48mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	1.48mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	1.48mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	1.48mi

Listing history 41 events

1. 2026-06-13
   statusdays on market $99,900 Pending 14 DOM

   Show marketing remark (178 chars)

   VERY CLEAN 3 BEDROOMS BRICK HOUSE IN WARRANDALE AREA . CLOSE TO SHOPPING CENTERS / COLLEGE LAND ONTRACT OPTION IS AVAILABLE 50K DOWN WITH NO INTEREST WITH A HIGHER PURCHASE PRICE

2. 2026-06-09
   days on market $99,900 Active 11 DOM
3. 2026-06-08
   days on market $99,900 Active 10 DOM
4. 2026-06-07
   remarks 180-char remark
5. 2026-06-07
   pricedays on market $99,900 Active 9 DOM
6. 2026-06-04
   days on market $97,900 Active 6 DOM
7. 2026-06-03
   days on market $97,900 Active 5 DOM
8. 2026-06-02
   days on market $97,900 Active 4 DOM
9. 2026-06-01
   days on market $97,900 Active 3 DOM
10. 2026-05-31
    days on market $97,900 Active 2 DOM
11. 2026-05-09
    price $97,900 90-char remark
12. 2026-05-09
    price $97,900 90-char remark
13. 2026-05-09
    price $97,900
14. 2026-05-03
    price $104,900 90-char remark
15. 2026-05-03
    price $104,900 90-char remark
16. 2026-05-03
    price $104,900
17. 2026-04-28
    price $99,900 90-char remark
18. 2026-04-28
    price $99,900 90-char remark
19. 2026-04-28
    price $99,900
20. 2026-04-16
    listed $109,900 Active 90-char remark
21. 2026-04-16
    listed $109,900 Active
22. 2026-04-16
    listed $109,900 Active 90-char remark
23. 2026-04-14
    historical $109,900 90-char remark
24. 2026-04-14
    historical $109,900
25. 2006-11-29
    soldstatus $50,000
26. 2006-10-26
    historical
27. 2006-10-25
    listed $52,000
28. 2006-08-01
    listed $56,000
29. 2006-07-31
    historical
30. 2006-02-27
    listed $64,900
31. 2005-10-31
    historical
32. 2005-10-14
    listed $102,000
33. 2005-08-30
    historical
34. 2005-07-12
    listed $99,900
35. 2005-07-12
    historical
36. 2005-07-11
    historical
37. 2005-04-28
    listed $99,000
38. 2005-04-28
    listed $99,900
39. 1998-01-07
    soldstatus $30,000
40. 1996-08-10
    soldstatus $30,000
41. 1992-09-25
    soldstatus $19,000

ⓘ 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: $1,650 · $137/mo
• Projected year-2 tax: $1,650 · $137/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 ≥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: $15,324
• − Mortgage interest: −$5,596
• − Property taxes: −$1,650
• − Insurance: −$500
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$2,906
• Taxable income: $2,221
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $3,137/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

+425.8% since first listed

40 events — show timeline

• 2026-06-14 Pending — REALCOMP
• 2026-06-13 Pending — MiRealSource-MiMLS
• 2026-06-13 Pending — SW Michigan MLS
• 2026-06-05 Price Changed $99,900 MiRealSource-MiMLS
• 2026-06-05 Price Changed $99,900 REALCOMP
• 2026-06-05 Price Changed $99,900 SW Michigan MLS
• 2026-05-29 Listing Removed — MiRealSource-MiMLS
• 2026-05-29 Listing Removed — REALCOMP
• 2026-05-29 Listed $97,900 SW Michigan MLS
• 2026-05-29 Listed $97,900 MiRealSource-MiMLS
• 2026-05-29 Listed $97,900 REALCOMP
• 2026-05-09 Price Changed $97,900 MiRealSource-MiMLS
• 2026-05-09 Price Changed $97,900 REALCOMP
• 2026-05-09 Price Changed $97,900 SW Michigan MLS
• 2026-05-03 Price Changed $104,900 MiRealSource-MiMLS
• 2026-05-03 Price Changed $104,900 REALCOMP
• 2026-05-03 Price Changed $104,900 SW Michigan MLS
• 2026-04-28 Price Changed $99,900 MiRealSource-MiMLS
• 2026-04-28 Price Changed $99,900 REALCOMP
• 2026-04-28 Price Changed $99,900 SW Michigan MLS
• 2026-04-16 Listed $109,900 REALCOMP
• 2026-04-16 Listed $109,900 MiRealSource-MiMLS
• 2026-04-14 Coming Soon — MiRealSource-MiMLS
• 2006-11-29 Sold (MLS) $50,000 REALCOMP
• 2006-10-26 Listing Removed — REALCOMP
• 2006-10-25 Listed $52,000 REALCOMP
• 2006-08-01 Listed $56,000 REALCOMP
• 2006-07-31 Listing Removed — REALCOMP
• 2006-02-27 Listed $64,900 REALCOMP
• 2005-10-31 Listing Removed — REALCOMP
• 2005-10-14 Listed $102,000 REALCOMP
• 2005-08-30 Listing Removed — REALCOMP
• 2005-07-12 Listing Removed — MiRealSource-MiMLS
• 2005-07-12 Listed $99,900 REALCOMP
• 2005-07-11 Listing Removed — REALCOMP
• 2005-04-28 Listed $99,900 REALCOMP
• 2005-04-28 Listed $99,000 MiRealSource-MiMLS
• 1998-01-07 Sold (Public Records) $30,000 Public Records
• 1996-08-10 Sold (Public Records) $30,000 Public Records
• 1992-09-25 Sold (Public Records) $19,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,650 · +1.3% YoY. Source: county tax records.