8451 Greenview Ave · Detroit, MI 48228

$53,000

2 bd · 1.0 ba · 727 sqft · SingleFamily public records · 26 Days on market

Built 1942 4,356 sqft lot Est $47k · 14% 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 +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks

CALLING ALL FIRST-TIME HOMEOWNERS AND INVESTORS!!!!! Check out this updated 2 bedroom ranch with an open concept floor plan, vinyl plank flooring, new kitchen and patio. Close to major freeways, food, shopping and bus lines . IDRBNG. BATVAI. Buyer to pay $495 transaction fee to listing broker at closing ( NO EXCEPTIONS ). Sold As-Is. Priced to sell. Call today to schedule your showing.

Key facts

• New kitchen
• Patio
• Vinyl plank flooring

Tags

• OPEN CONCEPT FLOOR PLAN
• VINYL PLANK FLOORING
• NEW KITCHEN
• PATIO

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps; Vinyl siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.1 acre (40 x 109)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Full, unfinished basement; Four total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $52k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.2% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 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 $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $6k; list at $53k implies a 864% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,205 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.97% ✓
• Cap rate: 16.16%
• Cash-on-cash: 35.23%
• DSCR: 2.57
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $46,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8062 Grandville Ave	0.42mi	2/1.0	732 (+1%)	6mo	$60,000	$82	74
8900 Artesian St	0.34mi	2/1.0	746 (+3%)	10mo	$35,000	$47	71
8257 Minock St	0.51mi	2/1.0	737 (+1%)	8mo	$32,000	$43	67
8068 Stahelin Ave	0.25mi	2/1.0	807 (+11%)	10mo	$35,000	$43	62
7701 Piedmont St	0.54mi	3/1.0 (+1)	706 (-3%)	13mo	$86,500	$123	54
7375 Brace St	0.63mi	3/1.0 (+1)	711 (-2%)	10mo	$18,500	$26	54
9046 Grandville Ave	0.51mi	2/1.0	787 (+8%)	11mo	$72,000	$91	53
8681 Artesian St	0.24mi	3/1.0 (+1)	816 (+12%)	12mo	$72,000	$88	53
9109 Stahelin Ave	0.44mi	2/1.0	836 (+15%)	3mo	$25,000	$30	52
9271 Minock St	0.74mi	3/1.0 (+1)	736 (+1%)	12mo	$85,714	$116	49
8879 Minock St	0.57mi	3/1.0 (+1)	808 (+11%)	12mo	$30,000	$37	40
16813 Tireman St	0.72mi	2/2.0	824 (+13%)	10mo	$53,000	$64	32

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: 21.7%
• Equity multiple: 1.85×
• Total profit: $12,629
• Equity at exit: $7,902

10-year hold

• IRR: 27.5%
• Equity multiple: 3.06×
• Total profit: $30,619
• Equity at exit: $4,582

Cash invested: $14,840 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,043 high
• Mortgage (P&I): −$278
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$22
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $380

Break-even live

Break-even rent $561

Max offer price $53,000

Occupancy floor 59%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	43d	1	0.22mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	0.40mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	0.71mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	43d	1	0.84mi
20237 W Chicago Detroit, MI	1.0	1.0	650	$850	$1.31	43d	1	1.06mi
6980 Town Ln Dearborn Heights, MI	1.0	1.0	600	$895	$1.49	17d	1	1.32mi

Listing history 35 events

1. 2026-06-18
   days on market $53,000 Active 26 DOM
2. 2026-06-17
   days on market $53,000 Active 25 DOM
3. 2026-06-15
   days on market $53,000 Active 23 DOM
4. 2026-06-13
   days on market $53,000 Active 21 DOM
5. 2026-06-13
   days on market $53,000 Active 20 DOM
6. 2026-06-09
   days on market $53,000 Active 17 DOM
7. 2026-06-08
   days on market $53,000 Active 16 DOM
8. 2026-06-07
   days on market $53,000 Active 15 DOM
9. 2026-06-04
   days on market $53,000 Active 12 DOM
10. 2026-06-03
    days on market $53,000 Active 11 DOM
11. 2026-06-02
    days on market $53,000 Active 10 DOM
12. 2026-06-01
    days on market $53,000 Active 9 DOM
13. 2026-05-31
    days on market $53,000 Active 8 DOM
14. 2026-05-23
    listed $53,000 Active
15. 2026-02-01
    historical
16. 2026-02-01
    historical
17. 2025-07-13
    listed $53,000 Active
18. 2025-07-12
    listed $53,000 Active
19. 2018-08-17
    status Pending
20. 2018-08-17
    soldstatus $5,500 Sold
21. 2018-08-17
    soldstatus $5,500 Closed
22. 2017-09-28
    price $5,500
23. 2017-09-27
    price $5,500
24. 2017-04-08
    price $6,500
25. 2017-04-07
    price $6,500
26. 2017-02-12
    price $7,500
27. 2017-02-12
    price $7,500
28. 2016-12-09
    price $9,500
29. 2016-12-09
    price $9,500
30. 2016-08-04
    price $12,900
31. 2016-08-04
    price $12,900
32. 2016-07-22
    price $14,900
33. 2016-07-21
    price $14,900
34. 2016-06-09
    listed $16,500 Active
35. 2016-06-09
    listed $16,500 Active

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,055 · $88/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 7/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $12,510
• − Mortgage interest: −$2,969
• − Property taxes: −$1,055
• − Insurance: −$932
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$1,542
• Taxable income: $4,011
• Est. tax owed @ 24.0%: −$963
• After-tax cash flow: $3,599/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

+221.2% since first listed

22 events — show timeline

• 2026-05-23 Listed $53,000 REALCOMP
• 2026-02-01 Listing Removed — REALCOMP
• 2026-02-01 Listing Removed — MiRealSource-MiMLS
• 2025-07-13 Listed $53,000 REALCOMP
• 2025-07-12 Listed $53,000 MiRealSource-MiMLS
• 2018-08-17 Pending — REALCOMP
• 2018-08-17 Sold (MLS) $5,500 MiRealSource-MiMLS
• 2018-08-17 Sold (MLS) $5,500 REALCOMP
• 2017-09-28 Price Changed $5,500 MiRealSource-MiMLS
• 2017-09-27 Price Changed $5,500 REALCOMP
• 2017-04-08 Price Changed $6,500 MiRealSource-MiMLS
• 2017-04-07 Price Changed $6,500 REALCOMP
• 2017-02-12 Price Changed $7,500 MiRealSource-MiMLS
• 2017-02-12 Price Changed $7,500 REALCOMP
• 2016-12-09 Price Changed $9,500 MiRealSource-MiMLS
• 2016-12-09 Price Changed $9,500 REALCOMP
• 2016-08-04 Price Changed $12,900 MiRealSource-MiMLS
• 2016-08-04 Price Changed $12,900 REALCOMP
• 2016-07-22 Price Changed $14,900 MiRealSource-MiMLS
• 2016-07-21 Price Changed $14,900 REALCOMP
• 2016-06-09 Listed $16,500 MiRealSource-MiMLS
• 2016-06-09 Listed $16,500 REALCOMP

Property tax history

+0.1%/yr

Latest (2025): $1,055 · -53.8% YoY. Source: county tax records.