6395 Stahelin Ave · Detroit, MI 48228

$139,999

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 11 Days on market

Built 1949 4,792 sqft lot $122/sqft · 142% above area Est $94k · 49% over

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Why this score? — see what drove the D- 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 +18.0/30.0
• DSCR +5.7/10.0
• 1% rule +5.2/10.0
• 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

BEAUTIFULLY UPDATED AND MOVE-IN READY BUNGALOW OFFERING 1,100 SQ FT OF COMFORTABLE LIVING SPACE. THIS HOME FEATURES 3 SPACIOUS BEDROOMS AND A 2-CAR DETACHED GARAGE. RECENTLY RENOVATED FROM TOP TO BOTTOM, INCLUDING A BRAND-NEW 3D ROOF, NEW WINDOWS, UPDATED KITCHEN, AND A FULLY REMODELED BATHROOM. ENJOY NEW FLOORING THROUGHOUT AND FRESH PAINT THAT GIVES THE HOME A MODERN, CLEAN FEEL. THE FINISHED BASEMENT ADDS EXTRA LIVING SPACE, PERFECT FOR ENTERTAINING, A HOME OFFICE, OR ADDITIONAL STORAGE. A TRULY TURN-KEY HOME WITH QUALITY UPDATES THROUGHOUT. ALL DATA & MEASUREMENTS ARE APPROXIMATE & NOT GUARANTEED BY THE BUYER TO VERIFY ALL INFO & DATA. SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE DO NOT APPROACH THE HOME WITHOUT A CONFIRMED APPOINTMENT. PLEASE DO NOT DISCUSS OFFERS WITH THE SELLER. PLEASE CONTACT A LICENSEE AGENT OR LISTENING OFFICE TO SCHEDULE A SHOWING.

Key facts

• New flooring
• Finished basement
• Updated kitchen

Tags

• UPDATED KITCHEN
• FULLY REMODELED BATHROOM
• FINISHED BASEMENT
• NEW FLOORING
• NEW WINDOWS
• BRAND-NEW 3D ROOF

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.11 acres (40 x 124)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Cap rate 7.3% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 19 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 $1,432/mo this rent would consume 56% 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 $968 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.
• 22 sale attempts since 25y 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 $100k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,999

Questions for the listing agent

1. Built in 1949 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

• ARV (median comp): $93,718
• List price: $139,999
• Delta: 54.72%
• 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
6427 Artesian St	0.08mi	3/1.0	1,118 (-3%)	0mo	$100,000	$89	91
6300 Penrod St	0.28mi	4/1.0 (+1)	1,080 (-6%)	1mo	$78,000	$72	70
6849 Rosemont Ave	0.43mi	3/1.0	1,211 (+5%)	2mo	$100,000	$83	70
6712 Artesian St	0.18mi	3/1.0	1,000 (-13%)	1mo	$97,500	$98	69
7346 Stahelin Ave	0.56mi	3/1.0	1,175 (+2%)	4mo	$73,000	$62	67
6120 Stahelin Ave	0.26mi	3/1.0	1,291 (+12%)	3mo	$70,000	$54	66
6229 Faust Ave	0.24mi	2/1.5 (-1)	1,300 (+13%)	2mo	$95,500	$73	59
6417 Auburn St	0.44mi	3/1.0	1,000 (-13%)	4mo	$95,000	$95	54
6782 Evergreen Ave	0.59mi	3/1.0	1,041 (-10%)	3mo	$120,000	$115	54
7633 Faust Ave	0.72mi	3/1.0	1,045 (-9%)	3mo	$60,000	$57	49
7391 Ashton Ave	0.70mi	3/1.0	1,023 (-11%)	3mo	$40,000	$39	46
7425 Stahelin Ave	0.63mi	3/1.0	1,000 (-13%)	4mo	$37,000	$37	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: -14.0%
• Equity multiple: 0.51×
• Total profit: $-19,119
• Equity at exit: $20,874

10-year hold

• IRR: -11.2%
• Equity multiple: 0.42×
• Total profit: $-22,739
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$734
• Tax from tax record: −$218 /mo · $2,613/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $121

Break-even live

Break-even rent $1,279

Max offer price $139,999

Occupancy floor 87%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 19 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	0.12mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	0.44mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	0.66mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	0.71mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	1d	12	0.74mi
20571 Brooklawn Dr Dearborn Heights, MI	3.0	2.0	1254	$1,850	$1.48	43d	1	0.85mi
6874 Country Ln Dearborn Heights, MI	2.0	1.5	1400	$1,500	$1.07	43d	1	0.89mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	1.01mi
7265 Braile St Detroit, MI	3.0	1.0	1200	$1,499	$1.25	24d	1	1.03mi
6474 Saint Marys St Detroit, MI	3.0	1.0	1237	$1,350	$1.09	43d	1	1.07mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.08mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	4d	1	1.16mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	1.22mi
7312 Mansfield St Detroit, MI	4.0	1.0	1300	$1,400	$1.08	16d	1	1.26mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	1.27mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	14d	1	1.31mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	4d	1	1.32mi
4900 Heather Dr Dearborn, MI	1.0–2.0	1.0–2.0	921	$1,980	$2.15	1d	1	1.41mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	1.44mi

Listing history 50 events

1. 2026-06-18
   days on market $139,999 Active 11 DOM
2. 2026-06-17
   days on market $139,999 Active 10 DOM
3. 2026-06-16
   days on market $139,999 Active 9 DOM
4. 2026-06-15
   days on market $139,999 Active 8 DOM
5. 2026-06-13
   days on market $139,999 Active 6 DOM
6. 2026-06-13
   days on market $139,999 Active 5 DOM
7. 2026-06-09
   days on market $139,999 Active 2 DOM
8. 2026-06-08
   pricedays on marketlisting id $139,999 Active 1 DOM
9. 2026-06-04
   days on market $139,900 Active 17 DOM
10. 2026-06-03
    days on market $139,900 Active 16 DOM
11. 2026-06-02
    days on market $139,900 Active 15 DOM
12. 2026-06-01
    days on market $139,900 Active 14 DOM
13. 2026-05-31
    days on market $139,900 Active 13 DOM
14. 2026-05-19
    historical
15. 2026-05-19
    historical
16. 2026-05-18
    listed $139,900 Active
17. 2026-05-02
    historical
18. 2026-05-02
    historical
19. 2026-05-01
    listed $144,999 Active
20. 2026-05-01
    listed $144,999 Active
21. 2026-04-14
    historical
22. 2026-04-14
    historical
23. 2026-04-13
    listed $148,999 Active
24. 2026-04-13
    listed $148,999 Active
25. 2026-03-18
    listed $149,900 Active
26. 2026-03-18
    listed $149,900 Active
27. 2024-04-03
    soldstatus $100,000
28. 2023-03-03
    soldstatus $66,000 Sold
29. 2023-03-03
    soldstatus $66,000 Closed
30. 2023-02-23
    status Pending
31. 2023-02-23
    status Pending
32. 2023-01-23
    listed $109,900 Active
33. 2023-01-23
    listed $109,900 Active
34. 2020-10-27
    soldstatus $23,000 Sold
35. 2020-10-27
    soldstatus $23,000 Closed
36. 2020-10-26
    status Pending
37. 2020-10-26
    status Pending
38. 2020-10-26
    listed Keep Showing-Contgcy Appl
39. 2020-10-26
    historical Contingent - Continue To Show
40. 2020-10-26
    listed $23,000 Active
41. 2020-10-26
    listed $23,000
42. 2014-10-16
    soldstatus $9,200
43. 2014-10-16
    soldstatus $9,200
44. 2014-08-21
    listed $12,000
45. 2014-08-21
    listed $12,000
46. 2013-12-09
    historical
47. 2013-12-09
    historical
48. 2013-11-15
    listed $9,900
49. 2013-11-15
    listed $9,900
50. 2013-11-15
    historical

ⓘ 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: $2,613 · $218/mo
• Projected year-2 tax: $2,613 · $218/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 ≥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: $17,186
• − Mortgage interest: −$7,842
• − Property taxes: −$2,613
• − Insurance: −$700
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$4,073
• Taxable loss: −$792
• Est. tax savings @ 24.0%: +$190
• After-tax cash flow: $1,644/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

+100.3% since first listed

49 events — show timeline

• 2026-06-07 Listed $139,999 REALCOMP
• 2026-06-06 Listing Removed — MiRealSource-MiMLS
• 2026-06-06 Listing Removed — REALCOMP
• 2026-06-06 Listed $139,999 MiRealSource-MiMLS
• 2026-05-19 Listing Removed — REALCOMP
• 2026-05-19 Listing Removed — MiRealSource-MiMLS
• 2026-05-18 Listed $139,900 MiRealSource-MiMLS
• 2026-05-18 Listed $139,900 REALCOMP
• 2026-05-02 Listing Removed — REALCOMP
• 2026-05-02 Listing Removed — MiRealSource-MiMLS
• 2026-05-01 Listed $144,999 REALCOMP
• 2026-05-01 Listed $144,999 MiRealSource-MiMLS
• 2026-04-14 Listing Removed — MiRealSource-MiMLS
• 2026-04-14 Listing Removed — REALCOMP
• 2026-04-13 Listed $148,999 REALCOMP
• 2026-04-13 Listed $148,999 MiRealSource-MiMLS
• 2026-03-18 Listed $149,900 MiRealSource-MiMLS
• 2026-03-18 Listed $149,900 REALCOMP
• 2024-04-03 Sold (Public Records) $100,000 Public Records
• 2023-03-03 Sold (MLS) $66,000 MiRealSource-MiMLS
• 2023-03-03 Sold (MLS) $66,000 REALCOMP
• 2023-02-23 Pending — MiRealSource-MiMLS
• 2023-02-23 Pending — REALCOMP
• 2023-01-23 Listed $109,900 MiRealSource-MiMLS
• 2023-01-23 Listed $109,900 REALCOMP
• 2020-10-27 Sold (MLS) $23,000 MiRealSource-MiMLS
• 2020-10-27 Sold (MLS) $23,000 REALCOMP
• 2020-10-26 Pending — MiRealSource-MiMLS
• 2020-10-26 Pending — REALCOMP
• 2020-10-26 Listed — MiRealSource-MiMLS
• 2020-10-26 Contingent — REALCOMP
• 2020-10-26 Listed $23,000 MiRealSource-MiMLS
• 2020-10-26 Listed $23,000 REALCOMP
• 2014-10-16 Sold (MLS) $9,200 REALCOMP
• 2014-10-16 Sold (MLS) $9,200 MiRealSource-MiMLS
• 2014-08-21 Listed $12,000 REALCOMP
• 2014-08-21 Listed $12,000 MiRealSource-MiMLS
• 2013-12-09 Listing Removed — MiRealSource-MiMLS
• 2013-12-09 Listing Removed — REALCOMP
• 2013-11-15 Listing Removed — MiRealSource-MiMLS
• 2013-11-15 Listing Removed — REALCOMP
• 2013-11-15 Listed $9,900 MiRealSource-MiMLS
• 2013-11-15 Listed $9,900 REALCOMP
• 2013-10-28 Listed $14,900 MiRealSource-MiMLS
• 2013-10-28 Listed $14,900 REALCOMP
• 2001-08-10 Sold (Public Records) $97,900 Public Records
• 2001-06-07 Sold (Public Records) $65,500 Public Records
• 2001-03-01 Sold (MLS) $655,500 REALCOMP
• 2001-01-15 Listed $69,900 REALCOMP

Property tax history

+6.1%/yr

Latest (2025): $2,613 · -28.8% YoY. Source: county tax records.