7269 Minock St · Detroit, MI 48228

$71,000

3 bd · 1.0 ba · 962 sqft · SingleFamily public records · 71 Days on market

Built 1949 4,356 sqft lot $74/sqft · 17% above area Est $61k · 17% over ↓ 9% since listing

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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
• 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 MLS

Great investment opportunity on Detroit's west side! This 3-bedroom, 1-bath home offers solid potential and is conveniently located near W Warren Ave, shopping, and easy access to M-39. Property features a 2-car garage, full basement, and vinyl siding. BATVAI.

Key facts

• Full basement
• Vinyl siding
• 4,356 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• FULL BASEMENT
• VINYL SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $71k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $71k).
• Recommended offer: $67k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 10.0% 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); 367 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $1,312/mo this rent would consume 51% 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 $491 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 20y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,740 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 13.71%
• Cash-on-cash: 26.51%
• DSCR: 2.18
• GRM: 4.5

CMA / ARV

• ARV (median comp): $60,659
• List price: $71,000
• Delta: 17.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7296 Auburn St	0.05mi	3/1.0	968 (+1%)	2mo	$38,000	$39	95
6719 Westwood St	0.31mi	3/1.0	960 (-0%)	1mo	$62,500	$65	84
6760 Warwick St	0.38mi	3/1.0	960 (-0%)	2mo	$70,000	$73	80
7667 Greenview Ave	0.55mi	3/1.0	960 (-0%)	2mo	$65,100	$68	72
6506 Stahelin Ave	0.55mi	3/1.0	960 (-0%)	2mo	$70,000	$73	72
7690 Heyden St	0.39mi	3/1.0	1,019 (+6%)	1mo	$73,000	$72	72
6712 Artesian St	0.46mi	3/1.0	1,000 (+4%)	1mo	$97,500	$98	71
7756 Westwood St	0.35mi	3/1.0	871 (-10%)	2mo	$90,000	$103	67
7816 Fielding St	0.57mi	3/1.0	1,022 (+6%)	2mo	$57,000	$56	61
8225 Grandville Ave	0.59mi	2/1.0 (-1)	906 (-6%)	2mo	$36,500	$40	56
8277 Stout St	0.73mi	3/1.0	879 (-9%)	0mo	$45,000	$51	51
8427 Piedmont St	0.73mi	3/1.0	1,056 (+10%)	2mo	$62,000	$59	48

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: 16.5%
• Equity multiple: 1.64×
• Total profit: $12,705
• Equity at exit: $10,586

10-year hold

• IRR: 22.6%
• Equity multiple: 2.64×
• Total profit: $32,568
• Equity at exit: $6,139

Cash invested: $19,880 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,312 high
• Mortgage (P&I): −$372
• Tax from tax record: −$195 /mo · $2,341/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $439

Break-even live

Break-even rent $756

Max offer price $71,000

Occupancy floor 62%

Sensitivity live

Price	-10% $479	-5% $459	+0% $439	+5% $419	+10% $399
Rent	-10% $336	-5% $387	+0% $439	+5% $491	+10% $543
Rate	-1.0pp $475	-0.5pp $457	base $439	+0.5pp $421	+1.0pp $402

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: $17,750
• Closing costs: $2,130
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	45d	1	0.31mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	14d	1	0.40mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.45mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	18d	1	0.55mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	19d	1	0.58mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	0.70mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	6d	1	0.84mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	0.93mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	0.95mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	45d	1	0.96mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	1.01mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,530	$2.29	0d	7	1.07mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	1.09mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	1.22mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.22mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	0d	10	1.23mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	45d	1	1.32mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	45d	1	1.33mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	45d	1	1.42mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.47mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.49mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.49mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.49mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.49mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.50mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.50mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.50mi

Listing history 50 events

1. 2026-06-21
   days on market $71,000 Active 71 DOM
2. 2026-06-18
   days on market $71,000 Active 68 DOM
3. 2026-06-17
   days on market $71,000 Active 67 DOM
4. 2026-06-15
   days on market $71,000 Active 65 DOM
5. 2026-06-13
   days on market $71,000 Active 63 DOM
6. 2026-06-13
   days on market $71,000 Active 62 DOM
7. 2026-06-09
   days on market $71,000 Active 59 DOM
8. 2026-06-08
   days on market $71,000 Active 58 DOM
9. 2026-06-07
   days on market $71,000 Active 57 DOM
10. 2026-06-04
    days on market $71,000 Active 54 DOM
11. 2026-06-03
    days on market $71,000 Active 53 DOM
12. 2026-06-02
    days on market $71,000 Active 52 DOM
13. 2026-06-01
    days on market $71,000 Active 51 DOM
14. 2026-05-31
    days on market $71,000 Active 50 DOM
15. 2026-05-06
    status Active 260-char remark

    Show marketing remark (260 chars)

    Great investment opportunity on Detroit's west side! This 3-bedroom, 1-bath home offers solid potential and is conveniently located near W Warren Ave, shopping, and easy access to M-39. Property features a 2-car garage, full basement, and vinyl siding. BATVAI.

16. 2026-05-05
    status Active 260-char remark

    Show marketing remark (260 chars)

    Great investment opportunity on Detroit's west side! This 3-bedroom, 1-bath home offers solid potential and is conveniently located near W Warren Ave, shopping, and easy access to M-39. Property features a 2-car garage, full basement, and vinyl siding. BATVAI.

17. 2026-05-05
    status Active

    Show marketing remark (260 chars)

    Great investment opportunity on Detroit's west side! This 3-bedroom, 1-bath home offers solid potential and is conveniently located near W Warren Ave, shopping, and easy access to M-39. Property features a 2-car garage, full basement, and vinyl siding. BATVAI.

18. 2026-04-10
    historical
19. 2026-04-09
    historical 260-char remark

    Show marketing remark (260 chars)

    Great investment opportunity on Detroit's west side! This 3-bedroom, 1-bath home offers solid potential and is conveniently located near W Warren Ave, shopping, and easy access to M-39. Property features a 2-car garage, full basement, and vinyl siding. BATVAI.

20. 2026-03-16
    listed $75,000 Active 260-char remark

    Show marketing remark (260 chars)

    Great investment opportunity on Detroit's west side! This 3-bedroom, 1-bath home offers solid potential and is conveniently located near W Warren Ave, shopping, and easy access to M-39. Property features a 2-car garage, full basement, and vinyl siding. BATVAI.

21. 2026-03-16
    listed $75,000 Active 260-char remark

    Show marketing remark (260 chars)

    Great investment opportunity on Detroit's west side! This 3-bedroom, 1-bath home offers solid potential and is conveniently located near W Warren Ave, shopping, and easy access to M-39. Property features a 2-car garage, full basement, and vinyl siding. BATVAI.

22. 2026-03-16
    listed $75,000 Active

    Show marketing remark (260 chars)

    Great investment opportunity on Detroit's west side! This 3-bedroom, 1-bath home offers solid potential and is conveniently located near W Warren Ave, shopping, and easy access to M-39. Property features a 2-car garage, full basement, and vinyl siding. BATVAI.

23. 2026-02-21
    historical
24. 2026-02-20
    historical
25. 2025-12-12
    price $75,000
26. 2025-12-11
    price $75,000
27. 2025-12-11
    price $75,000
28. 2025-11-06
    listed $80,000 Active
29. 2025-11-06
    listed $80,000 Active
30. 2025-10-22
    historical
31. 2025-10-22
    historical
32. 2025-09-05
    price $84,000
33. 2025-09-04
    price $84,000
34. 2025-09-04
    price $84,000
35. 2025-08-08
    listed $88,000 Active
36. 2025-08-08
    listed $88,000 Active
37. 2025-08-07
    historical
38. 2025-08-07
    historical
39. 2025-07-04
    price $90,000
40. 2025-07-03
    price $90,000
41. 2025-07-03
    price $90,000
42. 2025-06-19
    price $91,000
43. 2025-06-18
    price $91,000
44. 2025-06-18
    price $91,000
45. 2025-05-27
    listed $93,000 Active
46. 2025-05-27
    listed $93,000 Active
47. 2008-02-25
    historical
48. 2006-12-13
    listed $69,500
49. 2006-12-04
    historical
50. 2006-12-04
    historical

ⓘ 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: $2,341 · $195/mo
• Projected year-2 tax: $2,341 · $195/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $15,739
• − Mortgage interest: −$3,977
• − Property taxes: −$2,341
• − Insurance: −$355
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$2,065
• Taxable income: $4,482
• Est. tax owed @ 24.0%: −$1,076
• After-tax cash flow: $4,194/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

-9.1% since first listed

40 events — show timeline

• 2026-05-06 Relisted — MiRealSource-MiMLS
• 2026-05-05 Relisted — REALCOMP
• 2026-05-05 Relisted — SW Michigan MLS
• 2026-04-10 Listing Removed — SW Michigan MLS
• 2026-04-09 Listing Removed — MiRealSource-MiMLS
• 2026-03-16 Listed $75,000 REALCOMP
• 2026-03-16 Listed $75,000 SW Michigan MLS
• 2026-03-16 Listed $75,000 MiRealSource-MiMLS
• 2026-02-21 Listing Removed — MiRealSource-MiMLS
• 2026-02-20 Listing Removed — REALCOMP
• 2025-12-12 Price Changed $75,000 MiRealSource-MiMLS
• 2025-12-11 Price Changed $75,000 REALCOMP
• 2025-12-11 Price Changed $75,000 SW Michigan MLS
• 2025-11-06 Listed $80,000 REALCOMP
• 2025-11-06 Listed $80,000 MiRealSource-MiMLS
• 2025-10-22 Listing Removed — MiRealSource-MiMLS
• 2025-10-22 Listing Removed — REALCOMP
• 2025-09-05 Price Changed $84,000 MiRealSource-MiMLS
• 2025-09-04 Price Changed $84,000 REALCOMP
• 2025-09-04 Price Changed $84,000 SW Michigan MLS
• 2025-08-08 Listed $88,000 REALCOMP
• 2025-08-08 Listed $88,000 MiRealSource-MiMLS
• 2025-08-07 Listing Removed — REALCOMP
• 2025-08-07 Listing Removed — MiRealSource-MiMLS
• 2025-07-04 Price Changed $90,000 MiRealSource-MiMLS
• 2025-07-03 Price Changed $90,000 REALCOMP
• 2025-07-03 Price Changed $90,000 SW Michigan MLS
• 2025-06-19 Price Changed $91,000 MiRealSource-MiMLS
• 2025-06-18 Price Changed $91,000 REALCOMP
• 2025-06-18 Price Changed $91,000 SW Michigan MLS
• 2025-05-27 Listed $93,000 REALCOMP
• 2025-05-27 Listed $93,000 MiRealSource-MiMLS
• 2008-02-25 Listing Removed — REALCOMP
• 2006-12-13 Listed $69,500 REALCOMP
• 2006-12-04 Listing Removed — REALCOMP
• 2006-12-04 Listing Removed — MiRealSource-MiMLS
• 2006-07-05 Listing Removed — REALCOMP
• 2006-07-05 Listed $82,500 REALCOMP
• 2006-01-12 Listed $82,500 REALCOMP
• 2006-01-12 Listed $82,500 MiRealSource-MiMLS

Property tax history

+11.2%/yr

Latest (2025): $2,341 · -10.3% YoY. Source: county tax records.