8312 E Outer Dr · Detroit, MI 48213

$129,900

4 bd · 2.0 ba · 2,035 sqft · SingleFamily public records · 138 Days on market

Built 1946 6,098 sqft lot Est $100k · 30% over ↓ 19% 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this classic brick colonial located on the historic East Outer Drive! This spacious home features 4 bedrooms, 2 bathrooms, and timeless architectural charm throughout. Large living and dining areas, a cozy fireplace, jacuzzi, and an abundance of natural light make this home perfect for families or investors. The property also includes a full basement, generous backyard, and detached garage. Conveniently located near parks, schools, and easy freeway access - don't miss your chance to own a piece of Detroit's character and charm. Schedule your private tour today!

Key facts

• Full basement
• Cozy fireplace
• Jacuzzi

Tags

• CLASSIC BRICK COLONIAL
• HISTORIC EAST OUTER DRIVE
• COZY FIREPLACE
• JACUZZI
• FULL BASEMENT
• GENEROUS BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% 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: 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1,616/mo this rent would consume 57% 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 $898 of loan paydown is wiped out by about $4k 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 $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y ago; this cycle's ask has dropped $30k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $130k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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: 1.24% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.95%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $99,715
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12086 Glenfield St	0.24mi	4/2.0	2,232 (+10%)	5mo	$110,000	$49	68
12120 Rosemary St	0.17mi	4/2.0	1,889 (-7%)	16mo	$110,000	$58	67
11023 Longview St	0.32mi	4/2.5	2,117 (+4%)	15mo	$140,000	$66	64
11864 Maiden St	0.47mi	4/3.0	1,969 (-3%)	6mo	$185,000	$94	63
12057 Sanford St	0.46mi	4/2.5	2,184 (+7%)	2mo	$100,000	$46	63
11727 Wilshire Dr Dr	0.15mi	4/2.5	1,762 (-13%)	15mo	$70,000	$40	56
12059 Kilbourne St	0.20mi	5/2.0 (+1)	1,810 (-11%)	15mo	$65,000	$36	55
8791 E Outer Dr	0.45mi	3/1.5 (-1)	1,840 (-10%)	3mo	$60,000	$33	53
11235 Wade St	0.55mi	4/3.0	1,785 (-12%)	5mo	$187,500	$105	46
12811 Wilshire Dr	0.62mi	3/1.5 (-1)	1,959 (-4%)	17mo	$35,000	$18	44
12280 Wade St	0.58mi	4/2.0	1,750 (-14%)	8mo	$141,000	$81	43
12646 Longview St	0.56mi	3/1.5 (-1)	1,750 (-14%)	7mo	$73,750	$42	38

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $5,886
• Equity at exit: $19,369

10-year hold

• IRR: 13.7%
• Equity multiple: 2.09×
• Total profit: $39,802
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$681
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $423

Break-even live

Break-even rent $1,081

Max offer price $129,900

Occupancy floor 69%

Sensitivity live

Price	-10% $496	-5% $460	+0% $423	+5% $386	+10% $349
Rent	-10% $295	-5% $359	+0% $423	+5% $487	+10% $551
Rate	-1.0pp $488	-0.5pp $456	base $423	+0.5pp $389	+1.0pp $355

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	18d	1	0.10mi
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	25d	1	0.16mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	44d	1	0.33mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	25d	1	1.03mi
18080 Westphalia St Detroit, MI	5.0	3.0	2131	$2,500	$1.17	45d	1	1.43mi

Listing history 26 events

1. 2026-03-27
   status Pending
2. 2026-03-27
   historical
3. 2026-01-02
   status Pending 578-char remark

   Show marketing remark (578 chars)

   Welcome to this classic brick colonial located on the historic East Outer Drive! This spacious home features 4 bedrooms, 2 bathrooms, and timeless architectural charm throughout. Large living and dining areas, a cozy fireplace, jacuzzi, and an abundance of natural light make this home perfect for families or investors. The property also includes a full basement, generous backyard, and detached garage. Conveniently located near parks, schools, and easy freeway access - don't miss your chance to own a piece of Detroit's character and charm. Schedule your private tour today!

4. 2026-01-02
   status Pending

   Show marketing remark (578 chars)

   Welcome to this classic brick colonial located on the historic East Outer Drive! This spacious home features 4 bedrooms, 2 bathrooms, and timeless architectural charm throughout. Large living and dining areas, a cozy fireplace, jacuzzi, and an abundance of natural light make this home perfect for families or investors. The property also includes a full basement, generous backyard, and detached garage. Conveniently located near parks, schools, and easy freeway access - don't miss your chance to own a piece of Detroit's character and charm. Schedule your private tour today!

5. 2025-10-21
   price $129,900 578-char remark

   Show marketing remark (578 chars)

   Welcome to this classic brick colonial located on the historic East Outer Drive! This spacious home features 4 bedrooms, 2 bathrooms, and timeless architectural charm throughout. Large living and dining areas, a cozy fireplace, jacuzzi, and an abundance of natural light make this home perfect for families or investors. The property also includes a full basement, generous backyard, and detached garage. Conveniently located near parks, schools, and easy freeway access - don't miss your chance to own a piece of Detroit's character and charm. Schedule your private tour today!

6. 2025-10-20
   price $129,900
7. 2025-09-25
   price $149,900 578-char remark

   Show marketing remark (578 chars)

   Welcome to this classic brick colonial located on the historic East Outer Drive! This spacious home features 4 bedrooms, 2 bathrooms, and timeless architectural charm throughout. Large living and dining areas, a cozy fireplace, jacuzzi, and an abundance of natural light make this home perfect for families or investors. The property also includes a full basement, generous backyard, and detached garage. Conveniently located near parks, schools, and easy freeway access - don't miss your chance to own a piece of Detroit's character and charm. Schedule your private tour today!

8. 2025-09-25
   price $149,900

   Show marketing remark (578 chars)

   Welcome to this classic brick colonial located on the historic East Outer Drive! This spacious home features 4 bedrooms, 2 bathrooms, and timeless architectural charm throughout. Large living and dining areas, a cozy fireplace, jacuzzi, and an abundance of natural light make this home perfect for families or investors. The property also includes a full basement, generous backyard, and detached garage. Conveniently located near parks, schools, and easy freeway access - don't miss your chance to own a piece of Detroit's character and charm. Schedule your private tour today!

9. 2025-09-03
   status Active

   Show marketing remark (578 chars)

   Welcome to this classic brick colonial located on the historic East Outer Drive! This spacious home features 4 bedrooms, 2 bathrooms, and timeless architectural charm throughout. Large living and dining areas, a cozy fireplace, jacuzzi, and an abundance of natural light make this home perfect for families or investors. The property also includes a full basement, generous backyard, and detached garage. Conveniently located near parks, schools, and easy freeway access - don't miss your chance to own a piece of Detroit's character and charm. Schedule your private tour today!

10. 2025-09-03
    status Active 578-char remark

    Show marketing remark (578 chars)

    Welcome to this classic brick colonial located on the historic East Outer Drive! This spacious home features 4 bedrooms, 2 bathrooms, and timeless architectural charm throughout. Large living and dining areas, a cozy fireplace, jacuzzi, and an abundance of natural light make this home perfect for families or investors. The property also includes a full basement, generous backyard, and detached garage. Conveniently located near parks, schools, and easy freeway access - don't miss your chance to own a piece of Detroit's character and charm. Schedule your private tour today!

11. 2025-06-10
    historical 578-char remark

    Show marketing remark (578 chars)

    Welcome to this classic brick colonial located on the historic East Outer Drive! This spacious home features 4 bedrooms, 2 bathrooms, and timeless architectural charm throughout. Large living and dining areas, a cozy fireplace, jacuzzi, and an abundance of natural light make this home perfect for families or investors. The property also includes a full basement, generous backyard, and detached garage. Conveniently located near parks, schools, and easy freeway access - don't miss your chance to own a piece of Detroit's character and charm. Schedule your private tour today!

12. 2025-05-25
    listed $159,900 Active
13. 2025-05-24
    listed $159,900 Active 578-char remark

    Show marketing remark (578 chars)

    Welcome to this classic brick colonial located on the historic East Outer Drive! This spacious home features 4 bedrooms, 2 bathrooms, and timeless architectural charm throughout. Large living and dining areas, a cozy fireplace, jacuzzi, and an abundance of natural light make this home perfect for families or investors. The property also includes a full basement, generous backyard, and detached garage. Conveniently located near parks, schools, and easy freeway access - don't miss your chance to own a piece of Detroit's character and charm. Schedule your private tour today!

14. 2025-03-31
    historical
15. 2024-12-13
    listed $159,900 Active
16. 2024-12-12
    listed $159,900 Active
17. 2018-01-10
    soldstatus $80,000
18. 2018-01-05
    soldstatus $80,000 Sold
19. 2018-01-05
    soldstatus $80,000 Closed
20. 2017-12-01
    status Pending
21. 2017-12-01
    status Pending
22. 2017-10-28
    listed $90,000 Active
23. 2017-10-28
    listed $90,000 Active
24. 2002-10-18
    soldstatus $140,000
25. 2002-07-19
    soldstatus $140,000
26. 2001-09-29
    listed $159,900

ⓘ 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: $1,425 · $119/mo
• Projected year-2 tax: $1,712 · $143/mo
• Expected delta: +$288/yr (+$24/mo · 20.2%)

ⓘ 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: $19,397
• − Mortgage interest: −$7,276
• − Property taxes: −$1,425
• − Insurance: −$650
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$3,779
• Taxable income: $3,164
• Est. tax owed @ 24.0%: −$759
• After-tax cash flow: $4,316/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

-18.8% since first listed

26 events — show timeline

• 2026-03-27 Pending — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-01-02 Pending — MiRealSource-MiMLS
• 2026-01-02 Pending — REALCOMP
• 2025-10-21 Price Changed $129,900 MiRealSource-MiMLS
• 2025-10-20 Price Changed $129,900 REALCOMP
• 2025-09-25 Price Changed $149,900 MiRealSource-MiMLS
• 2025-09-25 Price Changed $149,900 REALCOMP
• 2025-09-03 Relisted — REALCOMP
• 2025-09-03 Relisted — MiRealSource-MiMLS
• 2025-06-10 Listing Removed — MiRealSource-MiMLS
• 2025-05-25 Listed $159,900 REALCOMP
• 2025-05-24 Listed $159,900 MiRealSource-MiMLS
• 2025-03-31 Listing Removed — MiRealSource-MiMLS
• 2024-12-13 Listed $159,900 REALCOMP
• 2024-12-12 Listed $159,900 MiRealSource-MiMLS
• 2018-01-10 Sold (Public Records) $80,000 Public Records
• 2018-01-05 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2018-01-05 Sold (MLS) $80,000 REALCOMP
• 2017-12-01 Pending — MiRealSource-MiMLS
• 2017-12-01 Pending — REALCOMP
• 2017-10-28 Listed $90,000 MiRealSource-MiMLS
• 2017-10-28 Listed $90,000 REALCOMP
• 2002-10-18 Sold (Public Records) $140,000 Public Records
• 2002-07-19 Sold (MLS) $140,000 REALCOMP
• 2001-09-29 Listed $159,900 REALCOMP

Property tax history

-5.5%/yr

Latest (2025): $1,425 · -12.8% YoY. Source: county tax records.