4648 Bewick St · Detroit, MI 48214

$40,000

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 27 Days on market

Built 1919 Est $28k · 45% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming and beautifully updated ranch-style home offering 950 square feet of comfortable living space. This cozy single-story residence features 2 spacious bedrooms, 1 modern bathroom, and an inviting open-concept layout filled with natural light. The bright living room flows seamlessly into a stylish kitchen complete with updated cabinetry, sleek countertops, and stainless-steel appliances. Enjoy easy living with hardwood-style flooring, fresh neutral paint, and large windows that create a warm and welcoming atmosphere. The spacious backyard is perfect for relaxing, entertaining, or gardening. Located in a quiet, family-friendly neighborhood close to parks, shopping, dining, and schools,

Key facts

• Large windows
• Spacious backyard
• Updated cabinetry

Tags

• UPDATED CABINETRY
• SLEEK COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• HARDWOOD STYLE FLOORING
• LARGE WINDOWS
• SPACIOUS BACKYARD

Property features AI

Exterior

• Home design: Built in 1919
• Construction: 950 living area
• Exterior features: Located in the West End subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.5% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 298 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• This rent runs 37% of the median local income ($34k/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 $277 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — 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: 2.57% ✓
• Cap rate: 22.46%
• Cash-on-cash: 57.75%
• DSCR: 3.57
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $27,550
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5071 Saint Clair St	0.18mi	3/1.0 (+1)	872 (-8%)	1mo	$12,000	$14	72
5232 Mcclellan St	0.41mi	3/1.0 (+1)	1,001 (+5%)	0mo	$33,000	$33	67
4177 Cadillac Blvd	0.38mi	2/1.5	950 (0%)	16mo	$35,000	$37	67
4143 Holcomb St	0.60mi	3/1.0 (+1)	962 (+1%)	1mo	$15,000	$16	64
5049 Pennsylvania St	0.25mi	3/1.0 (+1)	1,046 (+10%)	6mo	$15,000	$14	62
3855 Harding St	0.45mi	3/1.0 (+1)	986 (+4%)	8mo	$45,000	$46	61
4673 French Rd	0.21mi	3/1.0 (+1)	1,060 (+12%)	7mo	$16,500	$16	60
5081 Belvidere St	0.45mi	2/1.0	890 (-6%)	17mo	$68,000	$76	55
4482 Harding St	0.24mi	3/1.0 (+1)	847 (-11%)	15mo	$20,000	$24	54
5398 Cooper St	0.44mi	3/1.0 (+1)	998 (+5%)	18mo	$67,500	$68	51
5327 Holcomb St	0.57mi	3/2.0 (+1)	1,046 (+10%)	5mo	$30,000	$29	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.3%
• Equity multiple: 3.49×
• Total profit: $27,860
• Equity at exit: $5,964

10-year hold

• IRR: 61.2%
• Equity multiple: 7.12×
• Total profit: $68,518
• Equity at exit: $3,458

Cash invested: $11,200 (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 48214

• Active inventory: 298
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,029 high
• Mortgage (P&I): −$210
• Tax from tax record: −$47 /mo · $566/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $539

Break-even live

Break-even rent $346

Max offer price $40,000

Occupancy floor 43%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	15d	1	0.33mi
3954 Saint Clair St Unit 2 Detroit, MI	1.0	1.0	1080	$650	$0.60	11d	1	0.35mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	0.39mi
4735 Rohns St Unit 2A Detroit, MI	1.0	1.0	700	$900	$1.29	2d	1	0.52mi
4735 Rohns St Unit 6A Detroit, MI	2.0	1.0	850	$1,100	$1.29	2d	1	0.52mi
4735 Rohns St Unit 4A Detroit, MI	2.0	1.0	850	$1,000	$1.18	2d	1	0.52mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	17d	1	0.61mi
3937 Beniteau St Detroit, MI	2.0	1.0	900	$950	$1.06	15d	1	0.66mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	24d	1	0.66mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	44d	1	0.67mi
3049 Montclair St Unit 1 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	0.82mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	3d	1	0.83mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	44d	1	0.91mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	18d	1	0.97mi
2544 Cadillac Blvd Unit 2 Detroit, MI	2.0	1.0	973	$825	$0.85	24d	1	1.07mi
2282 Belvidere St Unit 102 Detroit, MI	2.0	2.0	1000	$1,250	$1.25	44d	1	1.18mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	17d	1	1.18mi
15111 E Vernor Hwy Unit 6 Detroit, MI	2.0	1.0	900	$1,200	$1.33	24d	1	1.25mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	17d	1	1.39mi
8545 Maxwell St Unit 8525 8525 2 Detroit, MI	1.0	1.0	750	$850	$1.13	44d	1	1.49mi

Listing history 13 events

1. 2026-06-18
   days on market $40,000 Active 27 DOM
2. 2026-06-17
   days on market $40,000 Active 26 DOM
3. 2026-06-15
   days on market $40,000 Active 24 DOM
4. 2026-06-13
   days on market $40,000 Active 22 DOM
5. 2026-06-13
   days on market $40,000 Active 21 DOM
6. 2026-06-09
   days on market $40,000 Active 18 DOM
7. 2026-06-08
   days on market $40,000 Active 17 DOM
8. 2026-06-07
   days on market $40,000 Active 16 DOM
9. 2026-06-04
   days on market $40,000 Active 13 DOM
10. 2026-06-03
    days on market $40,000 Active 12 DOM
11. 2026-06-01
    days on market $40,000 Active 10 DOM
12. 2026-05-31
    days on market $40,000 Active 9 DOM
13. 2026-05-23
    listed $40,000 Active

ⓘ 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: $566 · $47/mo
• Projected year-2 tax: $591 · $49/mo
• Expected delta: +$25/yr (+$2/mo · 4.4%)

ⓘ 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 ≥96°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: $12,343
• − Mortgage interest: −$2,241
• − Property taxes: −$566
• − Insurance: −$200
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$1,164
• Taxable income: $6,198
• Est. tax owed @ 24.0%: −$1,487
• After-tax cash flow: $4,980/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -367.43%
• Current HPI: 102.0969
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-23 Listed $40,000 FSBO.com

Property tax history

+5.0%/yr

Latest (2025): $566 · -7.7% YoY. Source: county tax records.