9144 Lane St · Detroit, MI 48209

$129,900

4 bd · 2.0 ba · 2,150 sqft · Townhouse public records · 236 Days on market

Built 1923 3,920 sqft lot $60/sqft · at area comps Est $135k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +9.2/15.0
• 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

Opportunity awaits!!! This Duplex is rented out and it's priced to sell quickly!! Come in and put your finishing touches, great property for all investors and in a great developing location! NO SHOWINGS ALLOWED until an accepted offer, both units are rented out, please do not bother tenants.

Key facts

• 3,920 sq ft lot
• Built 1923
• Listed 235 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $772 ($9k/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.
• Cap rate 13.4% vs local median 10.1% 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: 69 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,064/mo this rent would consume 57% of the median local household income ($43k/yr) (locally 831% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, 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 236 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $8k; list at $130k implies a 1524% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 236 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 1923 — 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: 1.59% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.47%
• DSCR: 2.13
• GRM: 5.2

CMA / ARV

• ARV (median comp): $134,912
• List price: $129,900
• Delta: -3.72%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.5%
• Equity multiple: 4.30×
• Total profit: $119,926
• Equity at exit: $117,024

10-year hold

• IRR: 37.6%
• Equity multiple: 9.65×
• Total profit: $314,508
• Equity at exit: $252,367

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 48209

• Home prices YoY: 21.8%
• Active inventory: 69
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,064 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$123 /mo · $1,482/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $772

Break-even live

Break-even rent $1,087

Max offer price $129,900

Occupancy floor 58%

Sensitivity live

Price	-10% $846	-5% $809	+0% $772	+5% $735	+10% $699
Rent	-10% $609	-5% $690	+0% $772	+5% $854	+10% $935
Rate	-1.0pp $837	-0.5pp $805	base $772	+0.5pp $738	+1.0pp $704

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8804 Mason Pl Detroit, MI	5.0	2.0	1680	$2,800	$1.67	0d	1	0.18mi
1039 N Rademacher St Detroit, MI	3.0	1.0	2400	$1,300	$0.54	25d	1	1.34mi

Listing history 24 events

1. 2026-06-21
   days on market $129,900 Active 236 DOM
2. 2026-06-18
   days on market $129,900 Active 233 DOM
3. 2026-06-17
   days on market $129,900 Active 232 DOM
4. 2026-06-15
   days on market $129,900 Active 230 DOM
5. 2026-06-13
   days on market $129,900 Active 228 DOM
6. 2026-06-13
   days on market $129,900 Active 227 DOM
7. 2026-06-09
   days on market $129,900 Active 224 DOM
8. 2026-06-08
   days on market $129,900 Active 223 DOM
9. 2026-06-07
   days on market $129,900 Active 222 DOM
10. 2026-06-04
    days on market $129,900 Active 219 DOM
11. 2026-06-03
    days on market $129,900 Active 218 DOM
12. 2026-06-01
    days on market $129,900 Active 216 DOM
13. 2026-05-31
    days on market $129,900 Active 215 DOM
14. 2025-10-28
    listed $129,900 Active 292-char remark

    Show marketing remark (292 chars)

    Opportunity awaits!!! This Duplex is rented out and it's priced to sell quickly!! Come in and put your finishing touches, great property for all investors and in a great developing location! NO SHOWINGS ALLOWED until an accepted offer, both units are rented out, please do not bother tenants.

15. 2025-10-28
    listed $129,900 Active 292-char remark

    Show marketing remark (292 chars)

    Opportunity awaits!!! This Duplex is rented out and it's priced to sell quickly!! Come in and put your finishing touches, great property for all investors and in a great developing location! NO SHOWINGS ALLOWED until an accepted offer, both units are rented out, please do not bother tenants.

16. 2009-03-26
    soldstatus $8,000
17. 2008-11-21
    listed $8,000
18. 2008-04-08
    historical
19. 2007-06-22
    listed $52,546
20. 2007-06-22
    listed $52,546
21. 2007-01-12
    listed $68,000
22. 2004-05-18
    soldstatus $84,900
23. 2003-10-05
    historical
24. 2003-04-07
    listed $89,900

ⓘ 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: $1,482 · $123/mo
• Projected year-2 tax: $1,741 · $145/mo
• Expected delta: +$259/yr (+$22/mo · 17.5%)

ⓘ 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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,772
• − Mortgage interest: −$7,276
• − Property taxes: −$1,482
• − Insurance: −$650
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − Depreciation: −$3,779
• Taxable income: $7,622
• Est. tax owed @ 24.0%: −$1,829
• After-tax cash flow: $7,435/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): 27,184
• Household income: $43,161
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 831.0

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 Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% White 17% Two or more races 14% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 58% Puerto Rican 7% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 0%
• Foreign-born: 26% · Canada
• Languages at home: 38% English-only · Spanish 62%

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: ▲ 73.77%
• Current HPI: 412.9753
• 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

+44.5% since first listed

11 events — show timeline

• 2025-10-28 Listed $129,900 REALCOMP
• 2025-10-28 Listed $129,900 MiRealSource-MiMLS
• 2009-03-26 Sold (MLS) $8,000 REALCOMP
• 2008-11-21 Listed $8,000 REALCOMP
• 2008-04-08 Listing Removed — MiRealSource-MiMLS
• 2007-06-22 Listed $52,546 REALCOMP
• 2007-06-22 Listed $52,546 MiRealSource-MiMLS
• 2007-01-12 Listed $68,000 REALCOMP
• 2004-05-18 Sold (Public Records) $84,900 Public Records
• 2003-10-05 Listing Removed — MiRealSource-MiMLS
• 2003-04-07 Listed $89,900 MiRealSource-MiMLS

Property tax history

-0.1%/yr

Latest (2025): $1,482 · -8.6% YoY. Source: county tax records.