6366 Westwood St · Detroit, MI 48228

$97,000

2 bd · 1.0 ba · 708 sqft · SingleFamily public records · 108 Days on market

Built 1951 4,356 sqft lot $137/sqft · 63% 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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Investment opportunity in an attractive neighborhood. This 2-bedroom, 1-bath home features a basement and garage. Property is currently tenant-occupied and generating $1,050/month in rental income. Please do not disturb the tenant. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

Key facts

• Tenant occupied
• Basement
• Rental income

Tags

• BASEMENT
• TENANT OCCUPIED
• RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $88k (9.0% 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); 369 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $1,163/mo this rent would consume 45% 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 $671 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 108 days — a 9% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,270 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 7.0

CMA / ARV

• ARV (median comp): $59,689
• List price: $97,000
• Delta: 62.51%
• 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
6803 Grandville Ave	0.29mi	2/1.0	700 (-1%)	2mo	$32,000	$46	83
6078 Plainview Ave	0.30mi	2/1.0	700 (-1%)	1mo	$54,500	$78	83
6434 Piedmont St W	0.14mi	2/1.0	693 (-2%)	9mo	$70,000	$101	82
6394 Westwood St	0.03mi	3/1.0 (+1)	770 (+9%)	2mo	$90,000	$117	77
6339 Warwick St	0.16mi	3/1.0 (+1)	725 (+2%)	8mo	$75,000	$103	77
6803 Plainview Ave	0.35mi	2/1.0	677 (-4%)	8mo	$55,250	$82	70
7282 Plainview Ave	0.55mi	2/1.0	730 (+3%)	1mo	$19,000	$26	68
7313 Grandville Ave	0.55mi	2/1.0	765 (+8%)	0mo	$70,000	$92	61
7320 Westwood St	0.56mi	3/1.0 (+1)	738 (+4%)	2mo	$115,000	$156	60
7280 Heyden St	0.64mi	2/1.5	739 (+4%)	4mo	$75,000	$101	57
6816 Evergreen Ave	0.39mi	3/1.0 (+1)	768 (+8%)	7mo	$50,000	$65	57
7275 Auburn St	0.54mi	3/1.0 (+1)	803 (+13%)	5mo	$60,000	$75	43

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,227
• Equity at exit: $14,463

10-year hold

• IRR: 1.5%
• Equity multiple: 1.09×
• Total profit: $2,409
• Equity at exit: $8,387

Cash invested: $27,160 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$509
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $234

Break-even live

Break-even rent $867

Max offer price $97,000

Occupancy floor 75%

Sensitivity live

Price	-10% $288	-5% $261	+0% $234	+5% $206	+10% $179
Rent	-10% $142	-5% $188	+0% $234	+5% $279	+10% $325
Rate	-1.0pp $282	-0.5pp $258	base $234	+0.5pp $208	+1.0pp $183

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.50mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	4d	10	0.66mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	0.78mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	1.41mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	44d	1	1.47mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	44d	1	1.50mi

Listing history 35 events

1. 2026-06-21
   days on market $97,000 Active 108 DOM
2. 2026-06-18
   days on market $97,000 Active 105 DOM
3. 2026-06-17
   days on market $97,000 Active 104 DOM
4. 2026-06-15
   days on market $97,000 Active 102 DOM
5. 2026-06-13
   days on market $97,000 Active 100 DOM
6. 2026-06-13
   days on market $97,000 Active 99 DOM
7. 2026-06-09
   days on market $97,000 Active 96 DOM
8. 2026-06-08
   days on market $97,000 Active 95 DOM
9. 2026-06-07
   days on market $97,000 Active 94 DOM
10. 2026-06-04
    days on market $97,000 Active 91 DOM
11. 2026-06-03
    days on market $97,000 Active 90 DOM
12. 2026-06-01
    days on market $97,000 Active 88 DOM
13. 2026-05-31
    days on market $97,000 Active 87 DOM
14. 2026-03-05
    listed $97,000 Active 308-char remark

    Show marketing remark (308 chars)

    Investment opportunity in an attractive neighborhood. This 2-bedroom, 1-bath home features a basement and garage. Property is currently tenant-occupied and generating $1,050/month in rental income. Please do not disturb the tenant. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

15. 2026-03-05
    listed $97,000 Active 308-char remark

    Show marketing remark (308 chars)

    Investment opportunity in an attractive neighborhood. This 2-bedroom, 1-bath home features a basement and garage. Property is currently tenant-occupied and generating $1,050/month in rental income. Please do not disturb the tenant. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

16. 2026-03-05
    listed $97,000 Active

    Show marketing remark (308 chars)

    Investment opportunity in an attractive neighborhood. This 2-bedroom, 1-bath home features a basement and garage. Property is currently tenant-occupied and generating $1,050/month in rental income. Please do not disturb the tenant. Showings and inspections will be scheduled only upon accepted offer. BATVAI.

17. 2022-04-06
    soldstatus $92,000
18. 2022-03-08
    soldstatus $240,000
19. 2015-07-15
    historical
20. 2015-01-24
    historical
21. 2015-01-18
    listed $8,900 Active
22. 2015-01-15
    listed $8,900
23. 2015-01-02
    historical
24. 2014-12-31
    historical
25. 2014-12-27
    price $9,500
26. 2014-12-03
    price $10,000
27. 2014-11-23
    price $11,900
28. 2014-09-12
    listed $9,500
29. 2014-09-12
    listed $15,500 Active
30. 2013-05-12
    historical
31. 2013-05-12
    historical
32. 2013-02-12
    listed $16,000
33. 2013-02-12
    listed $16,000
34. 1997-12-08
    soldstatus $44,000
35. 1992-01-10
    soldstatus $23,000

ⓘ 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: $1,632 · $136/mo
• Projected year-2 tax: $1,632 · $136/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: $13,953
• − Mortgage interest: −$5,434
• − Property taxes: −$1,632
• − Insurance: −$485
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$2,822
• Taxable income: $1,349
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $2,478/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

+321.7% since first listed

22 events — show timeline

• 2026-03-05 Listed $97,000 SW Michigan MLS
• 2026-03-05 Listed $97,000 REALCOMP
• 2026-03-05 Listed $97,000 MiRealSource-MiMLS
• 2022-04-06 Sold (Public Records) $92,000 Public Records
• 2022-03-08 Sold (Public Records) $240,000 Public Records
• 2015-07-15 Listing Removed — MiRealSource-MiMLS
• 2015-01-24 Listing Removed — REALCOMP
• 2015-01-18 Listed $8,900 REALCOMP
• 2015-01-15 Listed $8,900 MiRealSource-MiMLS
• 2015-01-02 Listing Removed — REALCOMP
• 2014-12-31 Listing Removed — MiRealSource-MiMLS
• 2014-12-27 Price Changed $9,500 REALCOMP
• 2014-12-03 Price Changed $10,000 REALCOMP
• 2014-11-23 Price Changed $11,900 REALCOMP
• 2014-09-12 Listed $15,500 REALCOMP
• 2014-09-12 Listed $9,500 MiRealSource-MiMLS
• 2013-05-12 Listing Removed — REALCOMP
• 2013-05-12 Listing Removed — MiRealSource-MiMLS
• 2013-02-12 Listed $16,000 REALCOMP
• 2013-02-12 Listed $16,000 MiRealSource-MiMLS
• 1997-12-08 Sold (Public Records) $44,000 Public Records
• 1992-01-10 Sold (Public Records) $23,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,632 · -9.6% YoY. Source: county tax records.