7320 Westwood St · Detroit, MI 48228

$105,000

3 bd · 1.0 ba · 738 sqft · SingleFamily public records · 102 Days on market

Built 1942 5,663 sqft lot

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1942

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $96k (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: 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.
• Zoned schools: Neinas Dual Language Learning Academy (math 8% / reading 8%, grade F, #1,300 of 1,397 statewide, top 94%, 400 students, 85% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 86% FRL track the district average.
• Market conditions: Rents soft (-2.3%/yr); 367 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $1,327/mo this rent would consume 52% 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 $726 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 102 days — a 9% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $54k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $105k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 1942 — 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: 1.26% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $65,682
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7320 Westwood St	0.00mi	3/1.0	738 (0%)	2mo	$115,000	$156	98
7313 Grandville Ave	0.04mi	2/1.0 (-1)	765 (+4%)	0mo	$70,000	$92	87
7282 Plainview Ave	0.19mi	2/1.0 (-1)	730 (-1%)	1mo	$19,000	$26	84
7275 Auburn St	0.16mi	3/1.0	803 (+9%)	6mo	$60,000	$75	73
6803 Grandville Ave	0.27mi	2/1.0 (-1)	700 (-5%)	2mo	$32,000	$46	72
7280 Heyden St	0.38mi	2/1.5 (-1)	739 (+0%)	4mo	$75,000	$101	72
6816 Evergreen Ave	0.36mi	3/1.0	768 (+4%)	7mo	$50,000	$65	71
8062 Grandville Ave	0.44mi	2/1.0 (-1)	732 (-1%)	7mo	$60,000	$82	67
6394 Westwood St	0.53mi	3/1.0	770 (+4%)	2mo	$90,000	$117	66
6339 Warwick St	0.61mi	3/1.0	725 (-2%)	8mo	$75,000	$103	62
6783 Westwood St	0.29mi	3/1.0	836 (+13%)	4mo	$65,000	$78	61
7730 Braile St	0.67mi	3/1.0	768 (+4%)	2mo	$68,000	$89	60

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-313
• Equity at exit: $15,656

10-year hold

• IRR: 6.0%
• Equity multiple: 1.38×
• Total profit: $11,265
• Equity at exit: $9,078

Cash invested: $29,400 (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: 367
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $323

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 71%

Sensitivity live

Price	-10% $396	-5% $359	+0% $323	+5% $287	+10% $250
Rent	-10% $218	-5% $271	+0% $323	+5% $375	+10% $428
Rate	-1.0pp $376	-0.5pp $350	base $323	+0.5pp $296	+1.0pp $268

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	46d	1	0.34mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	46d	1	0.86mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,530	$2.29	1d	7	1.07mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	46d	1	1.44mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	1.46mi

Listing history 35 events

1. 2026-03-12
   status Pending 137-char remark

   Show marketing remark (137 chars)

   Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

2. 2026-03-12
   status Pending 137-char remark

   Show marketing remark (137 chars)

   Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

3. 2026-03-12
   status Pending

   Show marketing remark (137 chars)

   Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

4. 2026-03-03
   price $105,000 137-char remark

   Show marketing remark (137 chars)

   Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

5. 2026-03-03
   price $105,000 137-char remark

   Show marketing remark (137 chars)

   Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

6. 2026-03-03
   price $105,000

   Show marketing remark (137 chars)

   Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

7. 2026-01-24
   price $123,000 137-char remark

   Show marketing remark (137 chars)

   Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

8. 2026-01-23
   price $123,000 137-char remark

   Show marketing remark (137 chars)

   Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

9. 2026-01-23
   price $123,000

   Show marketing remark (137 chars)

   Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

10. 2025-12-16
    price $129,000 137-char remark

    Show marketing remark (137 chars)

    Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

11. 2025-12-15
    price $129,000 137-char remark

    Show marketing remark (137 chars)

    Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

12. 2025-12-15
    price $129,000

    Show marketing remark (137 chars)

    Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

13. 2025-12-08
    price $139,000 137-char remark

    Show marketing remark (137 chars)

    Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

14. 2025-12-08
    price $139,000 137-char remark

    Show marketing remark (137 chars)

    Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

15. 2025-12-08
    price $139,000

    Show marketing remark (137 chars)

    Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

16. 2025-11-30
    listed $159,000 Active 137-char remark

    Show marketing remark (137 chars)

    Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

17. 2025-11-30
    listed $159,000 Active 137-char remark

    Show marketing remark (137 chars)

    Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

18. 2025-11-30
    listed $159,000 Active

    Show marketing remark (137 chars)

    Charming bungalow, cute, cozy, freshly polished and updated with endless possibliities. Come see today!LC Terms: $35k down and $1500 p/m.

19. 2025-10-27
    soldstatus $65,000
20. 2020-08-23
    soldstatus $40,000
21. 2020-08-23
    soldstatus $40,000
22. 2020-08-23
    listed $39,000
23. 2020-08-23
    listed $39,000
24. 2018-03-06
    soldstatus $27,500 Sold
25. 2018-03-06
    soldstatus $27,500 Closed
26. 2018-03-04
    status Pending
27. 2018-03-04
    status Pending
28. 2018-02-25
    price $27,500
29. 2018-02-24
    price $27,500
30. 2018-02-23
    status Active
31. 2018-02-23
    status Active
32. 2018-02-18
    status Pending
33. 2018-02-18
    status Pending
34. 2018-02-14
    listed $29,500 Active
35. 2018-02-14
    listed $29,500 Active

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $15,928
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,055
• Taxable income: $2,344
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $3,313/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

+255.9% since first listed

35 events — show timeline

• 2026-03-12 Pending — REALCOMP
• 2026-03-12 Pending — MiRealSource-MiMLS
• 2026-03-12 Pending — SW Michigan MLS
• 2026-03-03 Price Changed $105,000 MiRealSource-MiMLS
• 2026-03-03 Price Changed $105,000 REALCOMP
• 2026-03-03 Price Changed $105,000 SW Michigan MLS
• 2026-01-24 Price Changed $123,000 MiRealSource-MiMLS
• 2026-01-23 Price Changed $123,000 REALCOMP
• 2026-01-23 Price Changed $123,000 SW Michigan MLS
• 2025-12-16 Price Changed $129,000 MiRealSource-MiMLS
• 2025-12-15 Price Changed $129,000 REALCOMP
• 2025-12-15 Price Changed $129,000 SW Michigan MLS
• 2025-12-08 Price Changed $139,000 MiRealSource-MiMLS
• 2025-12-08 Price Changed $139,000 REALCOMP
• 2025-12-08 Price Changed $139,000 SW Michigan MLS
• 2025-11-30 Listed $159,000 REALCOMP
• 2025-11-30 Listed $159,000 SW Michigan MLS
• 2025-11-30 Listed $159,000 MiRealSource-MiMLS
• 2025-10-27 Sold (Public Records) $65,000 Public Records
• 2020-08-23 Listed $39,000 MiRealSource-MiMLS
• 2020-08-23 Listed $39,000 REALCOMP
• 2020-08-23 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2020-08-23 Sold (MLS) $40,000 REALCOMP
• 2018-03-06 Sold (MLS) $27,500 MiRealSource-MiMLS
• 2018-03-06 Sold (MLS) $27,500 REALCOMP
• 2018-03-04 Pending — MiRealSource-MiMLS
• 2018-03-04 Pending — REALCOMP
• 2018-02-25 Price Changed $27,500 MiRealSource-MiMLS
• 2018-02-24 Price Changed $27,500 REALCOMP
• 2018-02-23 Relisted — MiRealSource-MiMLS
• 2018-02-23 Relisted — REALCOMP
• 2018-02-18 Pending — MiRealSource-MiMLS
• 2018-02-18 Pending — REALCOMP
• 2018-02-14 Listed $29,500 MiRealSource-MiMLS
• 2018-02-14 Listed $29,500 REALCOMP

Property tax history

-19.3%/yr

Latest (2025): $130 · -50.2% YoY. Source: county tax records.