6347 Plainview Ave · Detroit, MI 48228

$85,000

3 bd · 1.0 ba · 846 sqft · SingleFamily public records · 116 Days on market

Built 1956 4,356 sqft lot $100/sqft · 42% above area Est $60k · 42% 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
• 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 opportunity to own a 3-bedroom, 1-bath ranch located in Detroit’s Frischkorns Estates subdivision. This single-family home offers 846 square feet of above-grade living space with a functional one-level layout. Features include a spacious living room, eat-in kitchen, first-floor laundry, and a slab foundation for low-maintenance living. Situated on a 35x134 lot with a fenced yard and no garage. Property is currently tenant-occupied with an existing lease in place, making it ideal for investors seeking immediate rental income. Conveniently located south of W. Warren and east of Evergreen, near schools, shopping, and major roadways. Cash and conventional financing accepted. BATVAI.

Key facts

• Slab foundation
• Fenced yard
• One-level layout

Tags

• FENCED YARD
• ONE-LEVEL LAYOUT
• EAT-IN KITCHEN
• FIRST-FLOOR LAUNDRY
• SLAB FOUNDATION

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 $529 ($6k/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: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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: Rents soft (-2.3%/yr); 363 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,401/mo this rent would consume 55% 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask is 6700% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 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 1956 — 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: 1.65% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.65%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (median comp): $59,990
• List price: $85,000
• Delta: 41.69%
• 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
6783 Westwood St	0.34mi	3/1.0	836 (-1%)	4mo	$65,000	$78	79
6752 Evergreen Rd	0.26mi	2/1.0 (-1)	864 (+2%)	3mo	$45,000	$52	77
6394 Westwood St	0.22mi	3/1.0	770 (-9%)	2mo	$90,000	$117	73
6719 Westwood St	0.29mi	3/1.0	960 (+14%)	1mo	$62,500	$65	63
6409 Grandville Ave	0.25mi	3/1.5	960 (+14%)	3mo	$128,000	$133	62
6760 Warwick St	0.47mi	3/1.0	960 (+14%)	2mo	$70,000	$73	54
6506 Stahelin Ave	0.55mi	3/1.0	960 (+14%)	2mo	$70,000	$73	50
7313 Grandville Ave	0.62mi	2/1.0 (-1)	765 (-10%)	0mo	$70,000	$92	50
7296 Auburn St	0.56mi	3/1.0	968 (+14%)	2mo	$38,000	$39	48
7320 Westwood St	0.61mi	3/1.0	738 (-13%)	2mo	$115,000	$156	48
7282 Plainview Ave	0.54mi	2/1.0 (-1)	730 (-14%)	1mo	$19,000	$26	46
7280 Heyden St	0.56mi	2/1.5 (-1)	739 (-13%)	4mo	$75,000	$101	42

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: 17.1%
• Equity multiple: 1.66×
• Total profit: $15,805
• Equity at exit: $12,674

10-year hold

• IRR: 23.4%
• Equity multiple: 2.74×
• Total profit: $41,314
• 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: 5.1×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$446
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $529

Break-even live

Break-even rent $732

Max offer price $85,000

Occupancy floor 57%

Sensitivity live

Price	-10% $577	-5% $553	+0% $529	+5% $505	+10% $481
Rent	-10% $418	-5% $473	+0% $529	+5% $584	+10% $639
Rate	-1.0pp $571	-0.5pp $550	base $529	+0.5pp $507	+1.0pp $484

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	0.35mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	17d	1	0.53mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	0.69mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	0.72mi
5521 Fairlane Woods Dr Dearborn, MI	1.0–3.0	1.0–2.0	1164	$2,430	$2.09	0d	11	0.81mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	3d	10	0.84mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.88mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	0.95mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	1.14mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	1.20mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	44d	1	1.27mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	1.27mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.38mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	1.42mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.46mi

Listing history 17 events

1. 2026-05-31
   days on market $85,000 Active 116 DOM
2. 2026-04-17
   historical $1,250
3. 2026-04-14
   listed $1,250
4. 2026-02-04
   listed $85,000 Active 699-char remark

   Show marketing remark (693 chars)

   Great opportunity to own a 3-bedroom, 1-bath ranch located in Detroit's Frischkorns Estates subdivision. This single-family home offers 846 square feet of above-grade living space with a functional one-level layout. Features include a spacious living room, eat-in kitchen, first-floor laundry, and a slab foundation for low-maintenance living. Situated on a 35x134 lot with a fenced yard and no garage. Property is currently tenant-occupied with an existing lease in place, making it ideal for investors seeking immediate rental income. Conveniently located south of W. Warren and east of Evergreen, near schools, shopping, and major roadways. Cash and conventional financing accepted. BATVAI.

5. 2026-02-04
   listed $85,000 Active 693-char remark

   Show marketing remark (693 chars)

   Great opportunity to own a 3-bedroom, 1-bath ranch located in Detroit's Frischkorns Estates subdivision. This single-family home offers 846 square feet of above-grade living space with a functional one-level layout. Features include a spacious living room, eat-in kitchen, first-floor laundry, and a slab foundation for low-maintenance living. Situated on a 35x134 lot with a fenced yard and no garage. Property is currently tenant-occupied with an existing lease in place, making it ideal for investors seeking immediate rental income. Conveniently located south of W. Warren and east of Evergreen, near schools, shopping, and major roadways. Cash and conventional financing accepted. BATVAI.

6. 2007-11-14
   soldstatus $60,000
7. 2006-04-28
   soldstatus $38,000
8. 2005-07-01
   listed $42,000
9. 2003-10-01
   historical
10. 2003-08-02
    listed $62,900
11. 2001-09-20
    soldstatus $55,900
12. 2001-07-28
    soldstatus $55,900
13. 2001-07-26
    historical
14. 2001-04-30
    listed $55,900
15. 2001-01-26
    listed $55,900
16. 2001-01-25
    historical
17. 2001-01-18
    listed $55,900

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,236 · $103/mo
• Expected delta: +$73/yr (+$6/mo · 6.3%)

ⓘ 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: $16,810
• − Mortgage interest: −$4,761
• − Property taxes: −$1,162
• − Insurance: −$425
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$2,473
• Taxable income: $5,299
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $5,072/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

-97.8% since first listed

16 events — show timeline

• 2026-04-17 Rental Removed $1,250 REDFIN
• 2026-04-14 Listed for Rent $1,250 REDFIN
• 2026-02-04 Listed $85,000 MiRealSource-MiMLS
• 2026-02-04 Listed $85,000 REALCOMP
• 2007-11-14 Sold (Public Records) $60,000 Public Records
• 2006-04-28 Sold (MLS) $38,000 REALCOMP
• 2005-07-01 Listed $42,000 REALCOMP
• 2003-10-01 Listing Removed — REALCOMP
• 2003-08-02 Listed $62,900 REALCOMP
• 2001-09-20 Sold (Public Records) $55,900 Public Records
• 2001-07-28 Sold (MLS) $55,900 REALCOMP
• 2001-07-26 Listing Removed — REALCOMP
• 2001-04-30 Listed $55,900 REALCOMP
• 2001-01-26 Listed $55,900 REALCOMP
• 2001-01-25 Listing Removed — REALCOMP
• 2001-01-18 Listed $55,900 REALCOMP

Property tax history

-1.2%/yr

Latest (2025): $1,162 · -8.7% YoY. Source: county tax records.