6800 Longacre St · Detroit, MI 48228

$117,000

3 bd · 1.0 ba · 996 sqft · SingleFamily public records · 39 Days on market

Built 1939 4,356 sqft lot $117/sqft · 41% above area Est $83k · 41% 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 +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller | Excellent Potential! This property offers tremendous potential and is just waiting for some love and tender care to bring it back to life. Ideal for investors, flippers, or anyone looking for a project with strong upside. Seller is motivated and ready to sell. Come see it for yourself and imagine the possibilities! Realtor must be present for ALL showings – NO EXCEPTIONS. All information, measurements, and square footage are estimated. Buyer and buyer's agent are responsible for verifying all details. Serious inquiries only. Bring your offers!

Key facts

• 4,356 sq ft lot
• Built 1939
• Listed 39 days

Property features AI

Finance

• Other: Subdivision: FRISCHKORNS HIGHLANDS
• Financial info: Financial details not specified
• HOA & community: HOA details not specified

Exterior

• Parking: No garage
• Security: Security details not specified
• Utilities: Public water available; Public sewer available
• Home design: Single-family residence; One and one-half stories; Ground-level entry
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 35 x 127 (0.1 acre)

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedroom count not specified
• Flooring: Flooring details not specified
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Seven total rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $113k (3.0% 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); 363 active listings in the ZIP; 18 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 $1,290/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 $809 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

• It's been on market 39 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $117k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1939 — 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. 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?
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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (median comp): $83,022
• List price: $117,000
• Delta: 40.93%
• 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
7391 Ashton Ave	0.40mi	3/1.0	1,023 (+3%)	3mo	$40,000	$39	74
6324 Rosemont Ave	0.41mi	3/1.0	960 (-4%)	1mo	$85,000	$89	74
6789 Grandmont Ave	0.22mi	2/1.0 (-1)	911 (-8%)	1mo	$80,000	$88	69
6712 Artesian St	0.63mi	3/1.0	1,000 (+0%)	1mo	$97,500	$98	69
6506 Stahelin Ave	0.58mi	3/1.0	960 (-4%)	2mo	$70,000	$73	65
7425 Stahelin Ave	0.69mi	3/1.0	1,000 (+0%)	4mo	$37,000	$37	64
7633 Faust Ave	0.60mi	3/1.0	1,045 (+5%)	3mo	$60,000	$57	62
7667 Greenview Ave	0.66mi	3/1.0	960 (-4%)	2mo	$65,100	$68	61
6760 Warwick St	0.69mi	3/1.0	960 (-4%)	2mo	$70,000	$73	60
6300 Penrod St	0.47mi	4/1.0 (+1)	1,080 (+8%)	1mo	$78,000	$72	58
6836 Mansfield St	0.57mi	3/1.0	876 (-12%)	2mo	$72,500	$83	52
6427 Artesian St	0.69mi	3/1.0	1,118 (+12%)	0mo	$100,000	$89	47

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-9,373
• Equity at exit: $17,445

10-year hold

• IRR: -2.9%
• Equity multiple: 0.83×
• Total profit: $-5,505
• Equity at exit: $10,116

Cash invested: $32,760 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$614
• Tax from tax record: −$147 /mo · $1,769/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $210

Break-even live

Break-even rent $1,025

Max offer price $117,000

Occupancy floor 79%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	0.10mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	16d	1	0.58mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	0.68mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	0.72mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	0.90mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	1.02mi
6406 Mead St Dearborn, MI	2.0	1.0	904	$1,100	$1.22	24d	1	1.19mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	1d	12	1.23mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	43d	1	1.25mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	17d	1	1.25mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	1.29mi
4900 Heather Dr Dearborn, MI	1.0–2.0	1.0–2.0	921	$1,980	$2.15	1d	1	1.29mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	1.34mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	1.40mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	1.40mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	1.43mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	1.47mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $117,000 Active 39 DOM
2. 2026-06-17
   days on market $117,000 Active 38 DOM
3. 2026-06-15
   days on market $117,000 Active 36 DOM
4. 2026-06-13
   days on market $117,000 Active 34 DOM
5. 2026-06-13
   days on market $117,000 Active 33 DOM
6. 2026-06-10
   price $117,000 Active 30 DOM

   Show marketing remark (587 chars)

   Motivated Seller | Excellent Potential! This property offers tremendous potential and is just waiting for some love and tender care to bring it back to life. Ideal for investors, flippers, or anyone looking for a project with strong upside. Seller is motivated and ready to sell. Come see it for yourself and imagine the possibilities! Realtor must be present for ALL showings – NO EXCEPTIONS. All information, measurements, and square footage are estimated. Buyer and buyer's agent are responsible for verifying all details. Serious inquiries only. Bring your offers!

7. 2026-06-09
   days on market $128,900 Active 30 DOM
8. 2026-06-08
   days on market $128,900 Active 29 DOM
9. 2026-06-07
   days on market $128,900 Active 28 DOM
10. 2026-06-04
    days on market $128,900 Active 25 DOM
11. 2026-06-03
    days on market $128,900 Active 24 DOM
12. 2026-06-02
    days on market $128,900 Active 23 DOM
13. 2026-06-01
    days on market $128,900 Active 22 DOM
14. 2026-05-31
    days on market $128,900 Active 21 DOM
15. 2026-05-10
    listed $129,900 Active 593-char remark

    Show marketing remark (587 chars)

    Motivated Seller | Excellent Potential! This property offers tremendous potential and is just waiting for some love and tender care to bring it back to life. Ideal for investors, flippers, or anyone looking for a project with strong upside. Seller is motivated and ready to sell. Come see it for yourself and imagine the possibilities! Realtor must be present for ALL showings – NO EXCEPTIONS. All information, measurements, and square footage are estimated. Buyer and buyer's agent are responsible for verifying all details. Serious inquiries only. Bring your offers!

16. 2026-05-10
    listed $129,900 Active 599-char remark

    Show marketing remark (587 chars)

    Motivated Seller | Excellent Potential! This property offers tremendous potential and is just waiting for some love and tender care to bring it back to life. Ideal for investors, flippers, or anyone looking for a project with strong upside. Seller is motivated and ready to sell. Come see it for yourself and imagine the possibilities! Realtor must be present for ALL showings – NO EXCEPTIONS. All information, measurements, and square footage are estimated. Buyer and buyer's agent are responsible for verifying all details. Serious inquiries only. Bring your offers!

17. 2000-09-25
    soldstatus $57,000
18. 1994-07-05
    soldstatus $10,500

ⓘ 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: $1,769 · $147/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: +$17/yr (+$1/mo · 0.9%)

ⓘ 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: $15,482
• − Mortgage interest: −$6,554
• − Property taxes: −$1,769
• − Insurance: −$585
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$3,404
• Taxable income: $694
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $2,348/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

+1014.3% since first listed

8 events — show timeline

• 2026-06-10 Price Changed $117,000 MiRealSource-MiMLS
• 2026-06-10 Price Changed $117,000 REALCOMP
• 2026-05-21 Price Changed $128,900 MiRealSource-MiMLS
• 2026-05-21 Price Changed $128,900 REALCOMP
• 2026-05-10 Listed $129,900 REALCOMP
• 2026-05-10 Listed $129,900 MiRealSource-MiMLS
• 2000-09-25 Sold (Public Records) $57,000 Public Records
• 1994-07-05 Sold (Public Records) $10,500 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,769 · +17.1% YoY. Source: county tax records.