7509 Mettetal St · Detroit, MI 48228

$85,000

3 bd · 1.0 ba · 680 sqft · SingleFamily public records · 16 Days on market

Built 1925 4,356 sqft lot $125/sqft · 31% above area Est $67k · 27% 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Great investment opportunity or perfect starter home! This well-maintained 3-bedroom, 1-bath ranch offers approximately 700 sq ft of living space with an unfinished basement, forced air heating, and vinyl siding. Priced to sell, this home is ideal for first-time homebuyers looking for an affordable move-in-ready property or investors seeking strong rental potential. Conveniently located near schools, shopping, restaurants, major freeways, and Dearborn. Property is vacant and easy to show. BATVAI.

Key facts

• 4,356 sq ft lot
• Built 1925
• Listed 16 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 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 $1,226/mo this rent would consume 48% 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 $588 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $40k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.44% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.65%
• DSCR: 1.87
• GRM: 5.8

CMA / ARV

• ARV (median comp): $66,771
• List price: $85,000
• Delta: 48.27%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7556 Saint Marys St	0.10mi	3/1.0	732 (+8%)	12mo	$57,000	$78	73
8210 Asbury Park	0.37mi	2/1.0 (-1)	706 (+4%)	12mo	$63,500	$90	62
7782 Forrer St	0.30mi	2/1.0 (-1)	700 (+3%)	21mo	$36,000	$51	58
6800 Memorial Ave	0.51mi	2/1.0 (-1)	745 (+10%)	14mo	$47,000	$63	43
8296 Prest St	0.71mi	2/1.0 (-1)	703 (+3%)	20mo	$45,000	$64	40
7690 Ashton Ave	0.61mi	2/1.0 (-1)	747 (+10%)	23mo	$47,000	$63	31

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: 8.3%
• Equity multiple: 1.31×
• Total profit: $7,466
• Equity at exit: $12,674

10-year hold

• IRR: 14.8%
• Equity multiple: 2.03×
• Total profit: $24,629
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,226 high
• Mortgage (P&I): −$446
• Tax from tax record: −$98 /mo · $1,170/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $390

Break-even live

Break-even rent $732

Max offer price $85,000

Occupancy floor 63%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	1.35mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	1.44mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	1.45mi
6225 Middlesex St Unit 5 Dearborn, MI	2.0	1.0	700	$950	$1.36	4d	1	1.48mi
6225 Middlesex St Unit 5 Dearborn, MI	2.0	1.0	700	$950	$1.36	12d	1	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $85,000 Active 16 DOM
2. 2026-06-17
   days on market $85,000 Active 15 DOM
3. 2026-06-16
   days on market $85,000 Active 14 DOM
4. 2026-06-15
   days on market $85,000 Active 13 DOM
5. 2026-06-13
   days on market $85,000 Active 11 DOM
6. 2026-06-13
   days on market $85,000 Active 10 DOM
7. 2026-06-09
   days on market $85,000 Active 7 DOM
8. 2026-06-08
   days on market $85,000 Active 6 DOM
9. 2026-06-07
   days on market $85,000 Active 5 DOM
10. 2026-06-04
    days on market $85,000 Active 2 DOM
11. 2026-06-03
    remarks 501-char remark
12. 2026-06-03
    pricedays on marketlisting id $85,000 Active 1 DOM
13. 2026-06-01
    days on market $93,500 Active 10 DOM
14. 2026-05-31
    days on market $93,500 Active 9 DOM
15. 2026-05-12
    historical
16. 2026-02-25
    price $99,000
17. 2026-02-24
    price $99,000
18. 2026-01-17
    price $109,900
19. 2026-01-16
    price $109,900
20. 2025-12-06
    listed $124,900 Active
21. 2025-12-06
    listed $124,900 Active
22. 2024-11-25
    soldstatus $70,000
23. 2024-11-14
    soldstatus $74,000 Sold
24. 2024-11-14
    soldstatus $74,000 Closed
25. 2024-10-21
    listed $74,900 Active
26. 2024-10-18
    listed $74,900 Active
27. 2006-06-30
    historical
28. 2006-03-30
    listed $44,900
29. 2006-02-27
    historical
30. 2005-12-13
    listed $48,900

ⓘ 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: $1,170 · $98/mo
• Projected year-2 tax: $1,240 · $103/mo
• Expected delta: +$69/yr (+$6/mo · 5.9%)

ⓘ 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 · 14 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: $14,709
• − Mortgage interest: −$4,761
• − Property taxes: −$1,170
• − Insurance: −$425
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,473
• Taxable income: $3,526
• Est. tax owed @ 24.0%: −$846
• After-tax cash flow: $3,830/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

+102.5% since first listed

16 events — show timeline

• 2026-05-12 Listing Removed — MiRealSource-MiMLS
• 2026-02-25 Price Changed $99,000 MiRealSource-MiMLS
• 2026-02-24 Price Changed $99,000 REALCOMP
• 2026-01-17 Price Changed $109,900 MiRealSource-MiMLS
• 2026-01-16 Price Changed $109,900 REALCOMP
• 2025-12-06 Listed $124,900 REALCOMP
• 2025-12-06 Listed $124,900 MiRealSource-MiMLS
• 2024-11-25 Sold (Public Records) $70,000 Public Records
• 2024-11-14 Sold (MLS) $74,000 MiRealSource-MiMLS
• 2024-11-14 Sold (MLS) $74,000 REALCOMP
• 2024-10-21 Listed $74,900 REALCOMP
• 2024-10-18 Listed $74,900 MiRealSource-MiMLS
• 2006-06-30 Listing Removed — REALCOMP
• 2006-03-30 Listed $44,900 REALCOMP
• 2006-02-27 Listing Removed — REALCOMP
• 2005-12-13 Listed $48,900 REALCOMP

Property tax history

+2.4%/yr

Latest (2025): $1,170 · +75.4% YoY. Source: county tax records.