7620 Braile St · Detroit, MI 48228

$69,999

3 bd · 1.5 ba · 1,648 sqft · SingleFamily public records · 3 Days on market

Built 1936 4,356 sqft lot Est $130k · 46% under

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Why this score? — see what drove the B 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor special offering 3 bedrooms and 1 full bath in a full brick home with classic character and strong potential. Interior features include hardwood floors, a formal dining room, and a welcoming front porch. Recent improvements include a new electrical box, partially redone flooring, and partial interior repainting. A great opportunity for buyers looking to add their own finishing touches while benefiting from updates already in place.

Key facts

• Formal dining room
• New electrical box
• Hardwood floors

Tags

• HARDWOOD FLOORS
• FORMAL DINING ROOM
• WELCOMING FRONT PORCH
• NEW ELECTRICAL BOX
• PARTIALLY REDONE FLOORING
• PARTIAL INTERIOR REPAINTING

Property features AI

Finance

• Other: Located north of Warren (cross street near Outer Drive)
• Financial info: Annual tax amount: $2,051
• HOA & community: Subdivision: FRISCHKORNS PARKDALE

Exterior

• Parking: Detached 2-car garage
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Brick construction
• Construction: Block foundation
• Exterior features: Front porch; Paved road access

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Unfinished basement; Total of 6 rooms
• Laundry & utility: Not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 17.5% vs local median 10.1% 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: Rents soft (-2.3%/yr); 369 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,439/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 $484 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 30y 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 $8k; list at $70k implies a 833% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,999

Questions for the listing agent

1. Built in 1936 — 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: 2.06% ✓
• Cap rate: 17.49%
• Cash-on-cash: 40.00%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $130,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8068 Patton St	0.30mi	3/2.0	1,650 (+0%)	4mo	$130,000	$79	81
7355 Fielding St	0.15mi	4/2.0 (+1)	1,668 (+1%)	4mo	$162,000	$97	80
20836 Whitlock Dr	0.55mi	3/2.0	1,658 (+1%)	0mo	$275,000	$166	71
20550 Tireman St	0.24mi	2/1.5 (-1)	1,422 (-14%)	6mo	$76,610	$54	56
6373 Heyden St	0.74mi	3/1.5	1,585 (-4%)	5mo	$110,000	$69	55
8404 Patton St	0.48mi	3/2.0	1,800 (+9%)	10mo	$150,000	$83	52
7828 Westwood St	0.64mi	3/1.5	1,827 (+11%)	3mo	$80,000	$44	50
19440 Sawyer St	0.55mi	3/1.0	1,420 (-14%)	2mo	$152,000	$107	47
7716 Piedmont St	0.74mi	2/1.5 (-1)	1,536 (-7%)	3mo	$74,000	$48	47
6900 Westwood St	0.70mi	4/1.0 (+1)	1,500 (-9%)	1mo	$61,000	$41	45
7336 Rockdale	0.68mi	3/1.5	1,822 (+11%)	8mo	$175,000	$96	44
8634 Burt Rd	0.65mi	2/1.0 (-1)	1,460 (-11%)	1mo	$65,000	$45	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: 32.9%
• Equity multiple: 2.33×
• Total profit: $26,076
• Equity at exit: $10,437

10-year hold

• IRR: 38.3%
• Equity multiple: 4.07×
• Total profit: $60,079
• Equity at exit: $6,052

Cash invested: $19,600 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,439 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $653

Break-even live

Break-even rent $612

Max offer price $69,999

Occupancy floor 50%

Sensitivity live

Price	-10% $702	-5% $678	+0% $653	+5% $629	+10% $605
Rent	-10% $540	-5% $597	+0% $653	+5% $710	+10% $767
Rate	-1.0pp $689	-0.5pp $671	base $653	+0.5pp $635	+1.0pp $617

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7265 Braile St Detroit, MI	3.0	1.0	1200	$1,499	$1.25	25d	1	0.21mi
6874 Country Ln Dearborn Heights, MI	2.0	1.5	1400	$1,500	$1.07	45d	1	0.42mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	0.50mi
7283 Minock St Detroit, MI	3.0	1.5	1520	$1,200	$0.79	4d	1	0.54mi
20571 Brooklawn Dr Dearborn Heights, MI	3.0	2.0	1254	$1,850	$1.48	45d	1	0.69mi
7618 Hazelton St Dearborn Heights, MI	3.0	1.0	1310	$1,700	$1.30	18d	1	1.17mi
8254 W Parkway St Redford, MI	3.0	1.0	1220	$1,350	$1.11	13d	1	1.20mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	23d	1	1.34mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	19d	1	1.34mi

Listing history 3 events

1. 2026-06-21
   days on market $69,999 Active 3 DOM
2. 2026-06-19
   remarks 444-char remark
3. 2026-06-19
   listed $69,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $17,273
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,036
• Taxable income: $7,152
• Est. tax owed @ 24.0%: −$1,717
• After-tax cash flow: $6,124/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

+7.9% since first listed

19 events — show timeline

• 2026-06-18 Listed $69,999 REALCOMP
• 2026-06-18 Listed $69,999 MiRealSource-MiMLS
• 2015-12-23 Sold (MLS) $7,500 MiRealSource-MiMLS
• 2015-12-23 Sold (MLS) $7,500 REALCOMP
• 2015-12-02 Listing Removed — REALCOMP
• 2015-12-02 Listing Removed — MiRealSource-MiMLS
• 2015-11-06 Listed $9,900 REALCOMP
• 2015-11-06 Listed $9,900 MiRealSource-MiMLS
• 2015-01-13 Listing Removed — MiRealSource-MiMLS
• 2015-01-13 Listing Removed — REALCOMP
• 2014-07-02 Listed $9,900 MiRealSource-MiMLS
• 2014-07-02 Listed $9,900 REALCOMP
• 2014-06-26 Listing Removed — MiRealSource-MiMLS
• 2014-06-26 Listing Removed — REALCOMP
• 2014-03-28 Listed $12,500 MiRealSource-MiMLS
• 2014-03-28 Listed $12,500 REALCOMP
• 1996-08-27 Sold (Public Records) $65,500 Public Records
• 1996-07-25 Sold (MLS) $65,500 REALCOMP
• 1996-06-03 Listed $64,900 REALCOMP

Property tax history

+5.9%/yr

Latest (2025): $4,193 · +0.6% YoY. Source: county tax records.