8222 Roselawn St · Detroit, MI 48204

$92,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 96 Days on market

Built 1946 3,485 sqft lot $89/sqft · 53% above area

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Why this score? — see what drove the B 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 +29.4/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Priced to Sell! Freshly renovated 3 bedroom brick bungalow on Detroit's far west side extremely close to Dearborn. It is truly turnkey and ready to be moved into by a family looking to live on a secure block with a strong sense of community.

Key facts

• Brick bungalow
• Secure block
• Freshly renovated

Tags

• FRESHLY RENOVATED
• BRICK BUNGALOW
• SECURE BLOCK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $85k (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: 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: 244 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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).
• This rent runs 41% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($642 loan paydown + $9k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $84,539 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 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: 1.25% ✓
• Cap rate: 10.53%
• Cash-on-cash: 15.15%
• DSCR: 1.67
• GRM: 6.6

CMA / ARV

• ARV (median comp): $60,738
• List price: $92,900
• Delta: 52.95%
• 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
8088 Ohio St	0.18mi	3/1.0	1,002 (-4%)	1mo	$83,000	$83	85
8294 Northlawn St	0.12mi	3/1.0	998 (-4%)	4mo	$52,000	$52	84
8553 Cloverlawn St	0.21mi	3/1.0	1,012 (-3%)	5mo	$84,000	$83	82
8131 Greenlawn St	0.07mi	3/1.0	960 (-8%)	6mo	$26,000	$27	79
8849 Roselawn St	0.36mi	3/1.0	1,015 (-2%)	4mo	$58,000	$57	76
8136 Roselawn St	0.06mi	3/1.5	919 (-12%)	10mo	$65,000	$71	68
8208 Kentucky St	0.34mi	4/1.0 (+1)	1,067 (+3%)	10mo	$84,500	$79	66
9196 American St	0.67mi	2/1.0 (-1)	1,035 (-0%)	8mo	$90,000	$87	56
7722 Wykes St	0.52mi	3/1.0	1,148 (+10%)	4mo	$40,000	$35	55
8801 Monica St	0.55mi	3/1.0	1,176 (+13%)	1mo	$120,000	$102	52
8245 Carbondale St	0.70mi	3/2.0	960 (-8%)	4mo	$25,000	$26	47
5587 Oakman Blvd	0.62mi	3/1.5	1,168 (+12%)	11mo	$165,000	$141	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.5%
• Equity multiple: 3.75×
• Total profit: $71,493
• Equity at exit: $83,692

10-year hold

• IRR: 30.5%
• Equity multiple: 8.46×
• Total profit: $194,065
• Equity at exit: $180,484

Cash invested: $26,012 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,165 high
• Mortgage (P&I): −$487
• Tax from tax record: −$66 /mo · $798/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $328

Break-even live

Break-even rent $750

Max offer price $92,900

Occupancy floor 67%

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	16d	1	0.13mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.15mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	17d	1	0.17mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	1d	1	0.24mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	0.44mi
7424 Wykes St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	43d	1	0.67mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	17d	1	0.77mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.79mi
8762 Epworth St Unit 8768 Detroit, MI	2.0	1.0	900	$1,000	$1.11	24d	1	0.85mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	43d	1	1.00mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	43d	1	1.08mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	43d	1	1.11mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	43d	1	1.20mi
5398 Allendale St Detroit, MI	2.0	1.0	1100	$1,200	$1.09	23d	1	1.21mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	1.22mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	4d	1	1.26mi
5101 Oregon St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	43d	1	1.34mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	1.35mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	1.36mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	1.36mi
5440 Milford St Unit 1 Detroit, MI	2.0	1.0	850	$1,150	$1.35	43d	1	1.42mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	16d	1	1.43mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	1.49mi

Listing history 30 events

1. 2026-06-18
   days on market $92,900 Active 96 DOM
2. 2026-06-17
   days on market $92,900 Active 95 DOM
3. 2026-06-15
   days on market $92,900 Active 93 DOM
4. 2026-06-13
   days on market $92,900 Active 91 DOM
5. 2026-06-13
   days on market $92,900 Active 90 DOM
6. 2026-06-09
   days on market $92,900 Active 87 DOM
7. 2026-06-08
   days on market $92,900 Active 86 DOM
8. 2026-06-07
   remarks 278-char remark
9. 2026-06-07
   days on market $92,900 Active 85 DOM
10. 2026-06-04
    days on market $92,900 Active 82 DOM
11. 2026-06-03
    days on market $92,900 Active 81 DOM
12. 2026-06-01
    days on market $92,900 Active 79 DOM
13. 2026-05-31
    days on market $92,900 Active 78 DOM
14. 2026-04-30
    price $92,900 241-char remark

    Show marketing remark (241 chars)

    Priced to Sell! Freshly renovated 3 bedroom brick bungalow on Detroit's far west side extremely close to Dearborn. It is truly turnkey and ready to be moved into by a family looking to live on a secure block with a strong sense of community.

15. 2026-04-29
    price $92,900 241-char remark

    Show marketing remark (241 chars)

    Priced to Sell! Freshly renovated 3 bedroom brick bungalow on Detroit's far west side extremely close to Dearborn. It is truly turnkey and ready to be moved into by a family looking to live on a secure block with a strong sense of community.

16. 2026-04-29
    price $92,900

    Show marketing remark (241 chars)

    Priced to Sell! Freshly renovated 3 bedroom brick bungalow on Detroit's far west side extremely close to Dearborn. It is truly turnkey and ready to be moved into by a family looking to live on a secure block with a strong sense of community.

17. 2026-03-14
    listed $99,000 Active 241-char remark

    Show marketing remark (241 chars)

    Priced to Sell! Freshly renovated 3 bedroom brick bungalow on Detroit's far west side extremely close to Dearborn. It is truly turnkey and ready to be moved into by a family looking to live on a secure block with a strong sense of community.

18. 2026-03-14
    listed $99,000 Active 241-char remark

    Show marketing remark (241 chars)

    Priced to Sell! Freshly renovated 3 bedroom brick bungalow on Detroit's far west side extremely close to Dearborn. It is truly turnkey and ready to be moved into by a family looking to live on a secure block with a strong sense of community.

19. 2026-03-14
    listed $99,000 Active

    Show marketing remark (241 chars)

    Priced to Sell! Freshly renovated 3 bedroom brick bungalow on Detroit's far west side extremely close to Dearborn. It is truly turnkey and ready to be moved into by a family looking to live on a secure block with a strong sense of community.

20. 2007-04-26
    historical
21. 2007-02-13
    listed $69,500
22. 2006-02-27
    soldstatus $90,000
23. 2005-08-01
    historical
24. 2005-08-01
    historical
25. 2005-05-24
    listed $84,500
26. 2005-05-24
    listed $84,500
27. 2005-03-04
    soldstatus $40,000
28. 2004-11-12
    listed $40,000
29. 2001-05-14
    historical
30. 2001-04-16
    listed $74,500

ⓘ 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: $798 · $66/mo
• Projected year-2 tax: $1,114 · $93/mo
• Expected delta: +$316/yr (+$26/mo · 39.7%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,985
• − Mortgage interest: −$5,204
• − Property taxes: −$798
• − Insurance: −$464
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$2,703
• Taxable income: $2,579
• Est. tax owed @ 24.0%: −$619
• After-tax cash flow: $3,321/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+24.7% since first listed

17 events — show timeline

• 2026-04-30 Price Changed $92,900 MiRealSource-MiMLS
• 2026-04-29 Price Changed $92,900 REALCOMP
• 2026-04-29 Price Changed $92,900 SW Michigan MLS
• 2026-03-14 Listed $99,000 SW Michigan MLS
• 2026-03-14 Listed $99,000 REALCOMP
• 2026-03-14 Listed $99,000 MiRealSource-MiMLS
• 2007-04-26 Listing Removed — REALCOMP
• 2007-02-13 Listed $69,500 REALCOMP
• 2006-02-27 Sold (Public Records) $90,000 Public Records
• 2005-08-01 Listing Removed — MiRealSource-MiMLS
• 2005-08-01 Listing Removed — REALCOMP
• 2005-05-24 Listed $84,500 MiRealSource-MiMLS
• 2005-05-24 Listed $84,500 REALCOMP
• 2005-03-04 Sold (MLS) $40,000 REALCOMP
• 2004-11-12 Listed $40,000 REALCOMP
• 2001-05-14 Listing Removed — REALCOMP
• 2001-04-16 Listed $74,500 REALCOMP

Property tax history

-7.2%/yr

Latest (2025): $798 · -53.4% YoY. Source: county tax records.