8834 Winston · Dearborn Heights, MI 48239

$224,900

3 bd · 2.0 ba · 1,020 sqft · SingleFamily public records · 43 Days on market

Built 1957 5,663 sqft lot $220/sqft · 77% above area Est $227k · at est.

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Why this score? — see what drove the D- 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 +11.2/30.0
• ARV discount +7.9/15.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SUPER LAND CONTRACT TERMS, SELLER FINACING, 15K DOWN, 72 MONTHS, 11% PI PYMT 1950.00 BEAUTIFULLY DECORATED, FRESHLY PAINTED, NEW CARPET, DINING ELL, FENCED YARD, 2 CAR DETACHED GARAGE, FENCED LOT, OCCUPANCY AT C LOSING. THE SELLER IS REPLACING THE DRIVEWAY. ADAMA.

Key facts

• Fenced yard
• Fenced lot
• Dining ell

Tags

• FENCED YARD
• FENCED LOT
• DINING ELL

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding and brick exterior
• Exterior features: Front porch; Fenced yard; Paved road access; Lot approximately 0.13 acres (55 x 100)

Interior

• Kitchen: Garbage disposal
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished basement; Disposal

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (22.0% below list).
• Recommended offer: $175k (22.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#82 in MI, #1,885 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D+, employment D+, health & safety D+.
• South Redford School District (suburban): math 11% / reading 29% proficiency, ranked #455 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Vandenberg Elementary School (math 5% / reading 15%, grade F, #1,230 of 1,397 statewide, top 91%, 279 students, 82% FRL); John D Pierce Middle School (math 8% / reading 29%, grade F, #432 of 493 statewide, top 88%, 602 students, 68% FRL); Lee M Thurston High School (math 12% / reading 32%, grade F, #582 of 713 statewide, top 83%, 883 students, 62% FRL) — zoned schools average 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 193 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,475 (22.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.61%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (median comp): $226,723
• List price: $224,900
• Delta: -0.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9022 Winston	0.13mi	3/1.0	1,020 (0%)	8mo	$215,000	$211	83
8915 Wormer Ave	0.16mi	3/1.0	981 (-4%)	1mo	$183,500	$187	82
8627 Robindale Ave	0.30mi	3/1.0	980 (-4%)	5mo	$169,000	$172	72
8841 Virgil	0.52mi	3/1.0	1,013 (-1%)	3mo	$185,000	$183	68
8074 Nightingale St	0.62mi	3/1.0	1,020 (0%)	6mo	$200,000	$196	62
9025 Appleton	0.47mi	3/1.0	1,092 (+7%)	6mo	$205,000	$188	57
9375 Riverview	0.57mi	3/1.5	1,108 (+9%)	6mo	$210,000	$190	52
8656 Nightingale Ave. St	0.32mi	2/1.0 (-1)	900 (-12%)	6mo	$128,000	$142	51
8356 Glengary St	0.56mi	3/1.0	1,100 (+8%)	7mo	$253,000	$230	51
25115 Joy Rd	0.29mi	2/1.0 (-1)	870 (-15%)	2mo	$80,000	$92	51
8152 Virgil St	0.75mi	3/1.0	1,061 (+4%)	5mo	$156,000	$147	50
24428 W Chicago	0.49mi	2/1.0 (-1)	912 (-11%)	4mo	$95,000	$104	48

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-41,413
• Equity at exit: $33,533

10-year hold

• IRR: -10.7%
• Equity multiple: 0.34×
• Total profit: $-41,275
• Equity at exit: $19,445

Cash invested: $62,972 (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 48239

• Rents YoY: 3.2%
• Active inventory: 193
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$198 /mo · $2,373/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-85

Break-even live

Break-even rent $1,862

Max offer price $209,957

Occupancy floor 100%

Sensitivity live

Price	-10% $43	-5% $-21	+0% $-85	+5% $-148	+10% $-212
Rent	-10% $-223	-5% $-154	+0% $-85	+5% $-15	+10% $54
Rate	-1.0pp $29	-0.5pp $-27	base $-85	+0.5pp $-143	+1.0pp $-202

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8402 Robindale Ave Dearborn Heights, MI	3.0	1.0	1190	$1,600	$1.34	16d	1	0.36mi
8455 Robindale Ave Dearborn Heights, MI	3.0	1.0	1100	$1,750	$1.59	6d	1	0.37mi
8187 Lenore St Dearborn Heights, MI	2.0	1.0	768	$1,550	$2.02	45d	1	0.41mi
8254 W Parkway St Redford, MI	3.0	1.0	1220	$1,350	$1.11	14d	1	0.87mi
7462 N Vernon St Dearborn Heights, MI	4.0	1.0	1113	$1,900	$1.71	0d	1	0.89mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	45d	1	0.94mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,700	$1.57	19d	1	0.94mi
7420 Drexel St Dearborn Heights, MI	2.0	1.0	1080	$1,600	$1.48	6d	1	0.94mi
7618 Hazelton St Dearborn Heights, MI	3.0	1.0	1310	$1,700	$1.30	19d	1	1.06mi
6978 Mayburn St Dearborn Heights, MI	3.0	2.0	1250	$1,800	$1.44	45d	1	1.19mi
7080 Highview St Dearborn Heights, MI	3.0	2.5	1105	$2,000	$1.81	19d	1	1.22mi
7014 Kinmore St Dearborn Heights, MI	3.0	1.0	960	$1,900	$1.98	23d	1	1.29mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	45d	1	1.49mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $224,900 Pending 43 DOM
2. 2026-06-09
   days on market $224,900 Active 42 DOM
3. 2026-06-08
   days on market $224,900 Active 41 DOM
4. 2026-06-07
   days on market $224,900 Active 40 DOM
5. 2026-06-04
   days on market $224,900 Active 37 DOM
6. 2026-06-03
   days on market $224,900 Active 36 DOM
7. 2026-06-02
   days on market $224,900 Active 35 DOM
8. 2026-06-01
   days on market $224,900 Active 34 DOM
9. 2026-05-31
   days on market $224,900 Active 33 DOM
10. 2026-04-27
    listed $224,900 Active 264-char remark

    Show marketing remark (264 chars)

    SUPER LAND CONTRACT TERMS, SELLER FINACING, 15K DOWN, 72 MONTHS, 11% PI PYMT 1950.00 BEAUTIFULLY DECORATED, FRESHLY PAINTED, NEW CARPET, DINING ELL, FENCED YARD, 2 CAR DETACHED GARAGE, FENCED LOT, OCCUPANCY AT C LOSING. THE SELLER IS REPLACING THE DRIVEWAY. ADAMA.

11. 2026-04-27
    listed $224,900 Active 264-char remark

    Show marketing remark (264 chars)

    SUPER LAND CONTRACT TERMS, SELLER FINACING, 15K DOWN, 72 MONTHS, 11% PI PYMT 1950.00 BEAUTIFULLY DECORATED, FRESHLY PAINTED, NEW CARPET, DINING ELL, FENCED YARD, 2 CAR DETACHED GARAGE, FENCED LOT, OCCUPANCY AT C LOSING. THE SELLER IS REPLACING THE DRIVEWAY. ADAMA.

12. 2007-08-06
    soldstatus $95,000
13. 2007-06-12
    soldstatus $95,000

    Show marketing remark (196 chars)

    SUPER HOME-NEWER FURNACE-NEWER A/C-NEWER ROOF ON HOME-NEWER LIVING ROOM CARPETING -LARGE DINING ROOM OFF LIVING ROOM AND KITCHEN-SUPER PRICE -SOUTH REDFORD SCHOOLS- 2.5 CAR GARAGE-APPLIANCES STAY-

14. 2007-04-09
    listed $104,900

    Show marketing remark (196 chars)

    SUPER HOME-NEWER FURNACE-NEWER A/C-NEWER ROOF ON HOME-NEWER LIVING ROOM CARPETING -LARGE DINING ROOM OFF LIVING ROOM AND KITCHEN-SUPER PRICE -SOUTH REDFORD SCHOOLS- 2.5 CAR GARAGE-APPLIANCES STAY-

15. 2007-04-09
    historical

    Show marketing remark (196 chars)

    SUPER HOME-NEWER FURNACE-NEWER A/C-NEWER ROOF ON HOME-NEWER LIVING ROOM CARPETING -LARGE DINING ROOM OFF LIVING ROOM AND KITCHEN-SUPER PRICE -SOUTH REDFORD SCHOOLS- 2.5 CAR GARAGE-APPLIANCES STAY-

16. 2007-01-10
    listed $104,900

ⓘ 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: $2,373 · $198/mo
• Projected year-2 tax: $2,918 · $243/mo
• Expected delta: +$545/yr (+$45/mo · 23.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,057
• − Mortgage interest: −$12,598
• − Property taxes: −$2,373
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$6,543
• Taxable loss: −$4,950
• Est. tax savings @ 24.0%: +$1,188
• After-tax cash flow: $173/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: South Redford School District
• NCES district ID: 2632280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $52,775
• Composite: 18.1/100
• National rank: #8972
• State rank: #455 of 540 in MI

Livability — Dearborn Heights

• Score: 79/100
• State rank: #82
• US rank: #1885

Category grades

Amenities B- Commute A+ Cost of living A+ Crime D+ Employment D+ Housing A+ Health & safety D+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 61,771
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+109.7% since first listed

11 events — show timeline

• 2026-06-16 Sold (MLS) $220,000 MiRealSource-MiMLS
• 2026-06-16 Sold (MLS) $220,000 REALCOMP
• 2026-06-10 Pending — REALCOMP
• 2026-06-10 Pending — MiRealSource-MiMLS
• 2026-04-27 Listed $224,900 MiRealSource-MiMLS
• 2026-04-27 Listed $224,900 REALCOMP
• 2007-08-06 Sold (Public Records) $95,000 Public Records
• 2007-06-12 Sold (MLS) $95,000 REALCOMP
• 2007-04-09 Listing Removed — REALCOMP
• 2007-04-09 Listed $104,900 REALCOMP
• 2007-01-10 Listed $104,900 REALCOMP

Property tax history

+3.4%/yr

Latest (2025): $2,373 · +2.7% YoY. Source: county tax records.