5565 Fairview St · Detroit, MI 48213

$70,000

3 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 4 Days on market

Built 1920 3,049 sqft lot $62/sqft · 61% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home !!With 3 bedrooms and 1 bathroom, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity to make this lovely house your new home! Schedule an appointment and send your offer!! As-is

Key facts

• Tiled flooring
• White cabinets
• Newer windows

Tags

• CONVENIENT ACCESS TO SHOPS
• SOLID RENTAL POTENTIAL
• NEWER WINDOWS
• UPDATED KITCHEN
• WHITE CABINETS
• TILED FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $567 ($7k/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 16.0% 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: 190 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,297/mo this rent would consume 46% of the median local household income ($34k/yr) (locally 1202% 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 + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $25k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1920 — 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: 1.85% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.72%
• DSCR: 2.54
• GRM: 4.5

CMA / ARV

• ARV (median comp): $43,509
• List price: $70,000
• Delta: 60.89%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5270 Montclair St	0.15mi	3/1.0	1,112 (-2%)	18mo	$55,000	$49	74
5832 Garland St	0.44mi	3/1.0	1,169 (+3%)	6mo	$29,900	$26	69
4673 French Rd	0.44mi	3/1.0	1,060 (-7%)	7mo	$16,500	$16	62
6130 Beniteau St	0.42mi	3/1.0	1,238 (+9%)	13mo	$47,500	$38	55
4472 French Rd	0.61mi	3/1.0	1,245 (+10%)	4mo	$98,000	$79	52
5049 Pennsylvania St	0.71mi	3/1.0	1,046 (-8%)	6mo	$15,000	$14	49
5855 Hurlbut St	0.56mi	3/1.0	1,296 (+14%)	5mo	$119,900	$93	46
5045 Fairview St	0.28mi	3/1.0	1,303 (+15%)	22mo	$45,000	$35	44
4046 Beniteau St	0.72mi	3/1.5	1,223 (+8%)	15mo	$85,000	$70	39
5398 Cooper St	0.69mi	3/1.0	998 (-12%)	18mo	$67,500	$68	33
4010 Harding St	0.72mi	3/1.5	1,248 (+10%)	19mo	$46,000	$37	32

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: 30.2%
• Equity multiple: 2.26×
• Total profit: $24,780
• Equity at exit: $10,437

10-year hold

• IRR: 37.5%
• Equity multiple: 4.47×
• Total profit: $68,103
• 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 48213

• Active inventory: 190
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$367
• Tax from tax record: −$61 /mo · $738/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $567

Break-even live

Break-even rent $579

Max offer price $70,000

Occupancy floor 51%

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 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	43d	1	0.26mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	43d	1	0.58mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	24d	1	0.67mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	17d	1	0.70mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	43d	1	0.81mi
3937 Beniteau St Detroit, MI	2.0	1.0	900	$950	$1.06	15d	1	0.81mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	15d	1	0.87mi
4735 Rohns St Unit 4A Detroit, MI	2.0	1.0	850	$1,000	$1.18	2d	1	1.05mi
4735 Rohns St Unit 6A Detroit, MI	2.0	1.0	850	$1,100	$1.29	2d	1	1.05mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	17d	1	1.08mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	43d	1	1.10mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	24d	1	1.12mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	43d	1	1.13mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	43d	1	1.16mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	17d	1	1.17mi
3049 Montclair St Unit 1 Detroit, MI	2.0	1.0	850	$950	$1.12	43d	1	1.19mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	18d	1	1.20mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	17d	1	1.21mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	3d	1	1.32mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	18d	1	1.35mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	24d	1	1.36mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	14d	1	1.41mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	1.44mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	43d	1	1.49mi

Listing history 35 events

1. 2026-06-18
   days on market $70,000 Active 4 DOM
2. 2026-06-17
   days on market $70,000 Active 3 DOM
3. 2026-06-16
   days on market $70,000 Active 2 DOM
4. 2026-06-15
   listing id $70,000 Active 1 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   days on marketlisting id $70,000 Active 1 DOM
7. 2026-06-13
   days on market $70,000 Active 437 DOM
8. 2026-06-13
   days on market $70,000 Active 436 DOM
9. 2026-06-09
   days on market $70,000 Active 433 DOM
10. 2026-06-08
    days on market $70,000 Active 432 DOM
11. 2026-06-07
    days on market $70,000 Active 431 DOM
12. 2026-06-04
    days on market $70,000 Active 428 DOM
13. 2026-06-03
    days on market $70,000 Active 427 DOM
14. 2026-06-01
    days on market $70,000 Active 425 DOM
15. 2026-05-31
    days on market $70,000 Active 424 DOM
16. 2026-04-23
    price $70,000 376-char remark

    Show marketing remark (377 chars)

    Welcome to this charming home !!With 3 bedrooms and 1 bathroom, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity to make this lovely house your new home! Schedule an appointment and send your offer!! As-is

17. 2026-04-23
    price $70,000 377-char remark

    Show marketing remark (377 chars)

    Welcome to this charming home !!With 3 bedrooms and 1 bathroom, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity to make this lovely house your new home! Schedule an appointment and send your offer!! As-is

18. 2026-01-26
    price $75,000 376-char remark

    Show marketing remark (377 chars)

    Welcome to this charming home !!With 3 bedrooms and 1 bathroom, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity to make this lovely house your new home! Schedule an appointment and send your offer!! As-is

19. 2026-01-26
    price $75,000 377-char remark

    Show marketing remark (377 chars)

    Welcome to this charming home !!With 3 bedrooms and 1 bathroom, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity to make this lovely house your new home! Schedule an appointment and send your offer!! As-is

20. 2025-11-20
    price $79,900 376-char remark

    Show marketing remark (377 chars)

    Welcome to this charming home !!With 3 bedrooms and 1 bathroom, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity to make this lovely house your new home! Schedule an appointment and send your offer!! As-is

21. 2025-11-20
    price $79,900 377-char remark

    Show marketing remark (377 chars)

    Welcome to this charming home !!With 3 bedrooms and 1 bathroom, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity to make this lovely house your new home! Schedule an appointment and send your offer!! As-is

22. 2025-10-02
    price $85,000 376-char remark

    Show marketing remark (377 chars)

    Welcome to this charming home !!With 3 bedrooms and 1 bathroom, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity to make this lovely house your new home! Schedule an appointment and send your offer!! As-is

23. 2025-10-02
    price $85,000 377-char remark

    Show marketing remark (377 chars)

    Welcome to this charming home !!With 3 bedrooms and 1 bathroom, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity to make this lovely house your new home! Schedule an appointment and send your offer!! As-is

24. 2025-07-09
    price $90,000 376-char remark

    Show marketing remark (376 chars)

    Welcome to this charming home !!With 3 bedrooms and 1 bathroom, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity to make this lovely house your new home! Schedule an appointment and send your offer!! As-is

25. 2025-07-08
    price $90,000 377-char remark

    Show marketing remark (377 chars)

    Welcome to this charming home !!With 3 bedrooms and 1 bathroom, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity to make this lovely house your new home! Schedule an appointment and send your offer!! As-is

26. 2025-04-02
    listed $95,000 Active 377-char remark

    Show marketing remark (376 chars)

    Welcome to this charming home !!With 3 bedrooms and 1 bathroom, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity to make this lovely house your new home! Schedule an appointment and send your offer!! As-is

27. 2025-04-02
    listed $95,000 Active 376-char remark

    Show marketing remark (376 chars)

    Welcome to this charming home !!With 3 bedrooms and 1 bathroom, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity to make this lovely house your new home! Schedule an appointment and send your offer!! As-is

28. 2021-02-10
    soldstatus $76,900
29. 2008-12-11
    soldstatus $2,700
30. 2008-12-11
    soldstatus $2,700
31. 2008-11-11
    historical
32. 2008-10-23
    listed $2,900
33. 2008-10-22
    listed $2,900
34. 2005-08-23
    soldstatus $55,000
35. 1995-01-05
    soldstatus $6,500

ⓘ 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: $738 · $61/mo
• Projected year-2 tax: $908 · $76/mo
• Expected delta: +$170/yr (+$14/mo · 23.1%)

ⓘ 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: $15,567
• − Mortgage interest: −$3,921
• − Property taxes: −$738
• − Insurance: −$350
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,036
• Taxable income: $6,031
• Est. tax owed @ 24.0%: −$1,448
• After-tax cash flow: $5,358/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+976.9% since first listed

20 events — show timeline

• 2026-04-23 Price Changed $70,000 MiRealSource-MiMLS
• 2026-04-23 Price Changed $70,000 REALCOMP
• 2026-01-26 Price Changed $75,000 MiRealSource-MiMLS
• 2026-01-26 Price Changed $75,000 REALCOMP
• 2025-11-20 Price Changed $79,900 MiRealSource-MiMLS
• 2025-11-20 Price Changed $79,900 REALCOMP
• 2025-10-02 Price Changed $85,000 MiRealSource-MiMLS
• 2025-10-02 Price Changed $85,000 REALCOMP
• 2025-07-09 Price Changed $90,000 MiRealSource-MiMLS
• 2025-07-08 Price Changed $90,000 REALCOMP
• 2025-04-02 Listed $95,000 REALCOMP
• 2025-04-02 Listed $95,000 MiRealSource-MiMLS
• 2021-02-10 Sold (Public Records) $76,900 Public Records
• 2008-12-11 Sold (MLS) $2,700 MiRealSource-MiMLS
• 2008-12-11 Sold (MLS) $2,700 REALCOMP
• 2008-11-11 Listing Removed — MiRealSource-MiMLS
• 2008-10-23 Listed $2,900 REALCOMP
• 2008-10-22 Listed $2,900 MiRealSource-MiMLS
• 2005-08-23 Sold (Public Records) $55,000 Public Records
• 1995-01-05 Sold (Public Records) $6,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $738 · -6.8% YoY. Source: county tax records.