8842 Longacre St · Detroit, MI 48228

$79,900

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 50 Days on market

Built 1944 4,792 sqft lot $100/sqft · 111% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath brick ranch offering comfortable single-level living in Detroit! This home features a functional layout with a bright living area, spacious bedrooms, and a full bath. The classic brick exterior adds curb appeal and durability, while the detached 1-car garage provides convenient parking and extra storage. Ideal for first-time buyers or investors, this property offers great potential with room to make it your own. Conveniently located near major roads, shopping, and local amenities. Don't miss this opportunity!

Key facts

• Bright living area
• Extra storage
• Single-level living

Tags

• BRICK RANCH
• SINGLE-LEVEL LIVING
• BRIGHT LIVING AREA
• DETACHED GARAGE
• CONVENIENT PARKING
• EXTRA STORAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available
• Home design: Single family residence; One story; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior; Block foundation; Built above grade living area approximately 800 square feet
• Exterior features: Porch; Paved road access

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Free-standing gas range; Free-standing refrigerator; Unfinished basement; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% 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: Rents soft (-2.3%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $1,181/mo this rent would consume 46% 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 $552 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 18y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.48% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.99%
• DSCR: 1.89
• GRM: 5.6

CMA / ARV

• ARV (median comp): $37,922
• List price: $79,900
• Delta: 110.70%
• 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
9109 Stahelin Ave	0.61mi	2/1.0	836 (+4%)	3mo	$25,000	$30	62
8883 Rutherford St	0.57mi	2/1.0	840 (+5%)	9mo	$20,000	$24	57
8881 Rutherford St	0.57mi	2/1.0	840 (+5%)	9mo	$20,000	$24	57
8068 Stahelin Ave	0.73mi	2/1.0	807 (+1%)	10mo	$35,000	$43	56
16813 Tireman St	0.60mi	2/2.0	824 (+3%)	10mo	$53,000	$64	55
8921 Rutherford St	0.58mi	2/1.0	857 (+7%)	9mo	$20,000	$23	53
8686 Artesian St	0.63mi	3/1.0 (+1)	864 (+8%)	2mo	$35,000	$41	51
8309 Brace St	0.61mi	3/1.5 (+1)	864 (+8%)	1mo	$28,500	$33	50
9352 Rutland St	0.38mi	3/1.0 (+1)	915 (+14%)	6mo	$15,000	$16	48
9950 Memorial St	0.68mi	3/1.0 (+1)	746 (-7%)	7mo	$5,500	$7	46
7795 Penrod St	0.69mi	2/1.0	900 (+12%)	7mo	$58,500	$65	41
9917 Rutland St	0.64mi	3/1.0 (+1)	900 (+12%)	9mo	$100,000	$111	37

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: 8.7%
• Equity multiple: 1.33×
• Total profit: $7,354
• Equity at exit: $11,913

10-year hold

• IRR: 15.2%
• Equity multiple: 2.06×
• Total profit: $23,689
• Equity at exit: $6,908

Cash invested: $22,372 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,181 high
• Mortgage (P&I): −$419
• Tax from tax record: −$108 /mo · $1,297/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $373

Break-even live

Break-even rent $709

Max offer price $79,900

Occupancy floor 63%

Sensitivity live

Price	-10% $418	-5% $395	+0% $373	+5% $350	+10% $328
Rent	-10% $279	-5% $326	+0% $373	+5% $419	+10% $466
Rate	-1.0pp $413	-0.5pp $393	base $373	+0.5pp $352	+1.0pp $331

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.16mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.24mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	44d	1	0.35mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	0.37mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	0.45mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.56mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.56mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	0.67mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	0.77mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.83mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	0.99mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	44d	1	1.00mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	1.00mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	1.01mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	1.03mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	1.08mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	1.11mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	1.15mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	1.15mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	1.17mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	1.19mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	1.24mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	1.25mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	1.27mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.29mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	1.32mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.33mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.33mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	1.34mi
20237 W Chicago Detroit, MI	1.0	1.0	650	$850	$1.31	44d	1	1.35mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	1.38mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	1.39mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	1.41mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.42mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	1.42mi
12611 Memorial St Unit 629104 Detroit, MI	1.0	1.0	700	$995	$1.42	44d	1	1.46mi
12611 Memorial St Unit 629203 Detroit, MI	1.0	1.0	635	$995	$1.57	25d	1	1.46mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.46mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.46mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	1.46mi

Listing history 30 events

1. 2026-06-18
   days on market $79,900 Active 50 DOM
2. 2026-06-17
   days on market $79,900 Active 49 DOM
3. 2026-06-15
   days on market $79,900 Active 47 DOM
4. 2026-06-13
   days on market $79,900 Active 45 DOM
5. 2026-06-13
   days on market $79,900 Active 44 DOM
6. 2026-06-09
   days on market $79,900 Active 41 DOM
7. 2026-06-08
   days on market $79,900 Active 40 DOM
8. 2026-06-07
   days on market $79,900 Active 39 DOM
9. 2026-06-04
   days on market $79,900 Active 36 DOM
10. 2026-06-03
    days on market $79,900 Active 35 DOM

    Show marketing remark (541 chars)

    Charming 2-bedroom, 1-bath brick ranch offering comfortable single-level living in Detroit! This home features a functional layout with a bright living area, spacious bedrooms, and a full bath. The classic brick exterior adds curb appeal and durability, while the detached 1-car garage provides convenient parking and extra storage. Ideal for first-time buyers or investors, this property offers great potential with room to make it your own. Conveniently located near major roads, shopping, and local amenities. Don't miss this opportunity!

11. 2026-06-02
    pricedays on market $79,900 Active 34 DOM
12. 2026-06-01
    days on market $84,900 Active 33 DOM
13. 2026-05-31
    days on market $84,900 Active 32 DOM
14. 2026-04-29
    listed $84,900 Active 547-char remark

    Show marketing remark (541 chars)

    Charming 2-bedroom, 1-bath brick ranch offering comfortable single-level living in Detroit! This home features a functional layout with a bright living area, spacious bedrooms, and a full bath. The classic brick exterior adds curb appeal and durability, while the detached 1-car garage provides convenient parking and extra storage. Ideal for first-time buyers or investors, this property offers great potential with room to make it your own. Conveniently located near major roads, shopping, and local amenities. Don't miss this opportunity!

15. 2026-04-29
    listed $84,900 Active 541-char remark

    Show marketing remark (541 chars)

    Charming 2-bedroom, 1-bath brick ranch offering comfortable single-level living in Detroit! This home features a functional layout with a bright living area, spacious bedrooms, and a full bath. The classic brick exterior adds curb appeal and durability, while the detached 1-car garage provides convenient parking and extra storage. Ideal for first-time buyers or investors, this property offers great potential with room to make it your own. Conveniently located near major roads, shopping, and local amenities. Don't miss this opportunity!

16. 2019-01-14
    soldstatus $55,000
17. 2012-05-15
    historical
18. 2012-05-15
    historical
19. 2012-05-15
    historical
20. 2012-04-15
    listed $14,900
21. 2012-04-15
    listed $650
22. 2012-04-15
    listed $14,900
23. 2012-03-23
    historical
24. 2012-03-22
    historical
25. 2012-03-22
    historical
26. 2011-09-23
    listed $650
27. 2011-09-22
    listed $14,900
28. 2011-09-22
    listed $14,900
29. 2008-12-12
    soldstatus $4,900
30. 2008-11-08
    listed $4,900

ⓘ 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: $1,297 · $108/mo
• Projected year-2 tax: $1,297 · $108/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 ≥98°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: $14,174
• − Mortgage interest: −$4,476
• − Property taxes: −$1,297
• − Insurance: −$400
• − Repairs & maintenance: −$1,134
• − Management: −$1,134
• − Depreciation: −$2,324
• Taxable income: $3,410
• Est. tax owed @ 24.0%: −$818
• After-tax cash flow: $3,655/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

+1530.6% since first listed

19 events — show timeline

• 2026-06-03 Price Changed $79,900 MiRealSource-MiMLS
• 2026-06-02 Price Changed $79,900 REALCOMP
• 2026-04-29 Listed $84,900 REALCOMP
• 2026-04-29 Listed $84,900 MiRealSource-MiMLS
• 2019-01-14 Sold (Public Records) $55,000 Public Records
• 2012-05-15 Listing Removed — MiRealSource-MiMLS
• 2012-05-15 Listing Removed — REALCOMP
• 2012-05-15 Listing Removed — MiRealSource-MiMLS
• 2012-04-15 Listed $650 MiRealSource-MiMLS
• 2012-04-15 Listed $14,900 REALCOMP
• 2012-04-15 Listed $14,900 MiRealSource-MiMLS
• 2012-03-23 Listing Removed — MiRealSource-MiMLS
• 2012-03-22 Listing Removed — REALCOMP
• 2012-03-22 Listing Removed — MiRealSource-MiMLS
• 2011-09-23 Listed $650 MiRealSource-MiMLS
• 2011-09-22 Listed $14,900 REALCOMP
• 2011-09-22 Listed $14,900 MiRealSource-MiMLS
• 2008-12-12 Sold (MLS) $4,900 REALCOMP
• 2008-11-08 Listed $4,900 REALCOMP

Property tax history

+4.6%/yr

Latest (2025): $1,297 · +0.3% YoY. Source: county tax records.