8063 Yolanda St · Detroit, MI 48234

$124,000

4 bd · 1.5 ba · 1,653 sqft · SingleFamily public records · 348 Days on market

Built 1937 4,356 sqft lot $75/sqft · 30% above area Est $95k · 30% 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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.7/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * * * * * * *

Key facts

• 4,356 sq ft lot
• Built 1937
• Listed 348 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $109k (12.0% 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 rising fast (+6.7%/yr); 226 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,450/mo this rent would consume 49% of the median local household income ($35k/yr) (locally 2372% 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 $857 of loan paydown is wiped out by about $4k 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 + 6.7% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 348 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $124k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 348 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 1937 — 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: 1.17% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.34%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $95,221
• List price: $124,000
• Delta: 30.22%
• 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
8143 Bliss St	0.10mi	4/1.5	1,728 (+4%)	1mo	$151,000	$87	87
19721 Spencer St	0.25mi	4/2.0	1,800 (+9%)	7mo	$164,900	$92	66
7568 Quinn St	0.53mi	4/3.0	1,667 (+1%)	3mo	$150,000	$90	65
8346 Sirron St	0.26mi	4/2.0	1,900 (+15%)	3mo	$85,000	$45	58
20007 Stotter St	0.36mi	4/2.0	1,830 (+11%)	15mo	$170,000	$93	50
20158 Stotter St	0.46mi	5/2.5 (+1)	1,489 (-10%)	9mo	$55,777	$37	46
20466 Spencer St	0.64mi	3/2.0 (-1)	1,830 (+11%)	1mo	$95,000	$52	44
7575 Quinn St	0.50mi	3/1.0 (-1)	1,504 (-9%)	16mo	$40,000	$27	41
20178 Stotter ST St	0.48mi	5/3.0 (+1)	1,440 (-13%)	7mo	$31,096	$22	40
20143 Rogge St	0.54mi	3/1.0 (-1)	1,411 (-15%)	7mo	$84,000	$60	37
20447 Packard St	0.66mi	4/2.5	1,900 (+15%)	12mo	$155,000	$82	30
18888 Concord St	0.60mi	3/1.5 (-1)	1,417 (-14%)	18mo	$95,000	$67	29

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.13×
• Total profit: $4,614
• Equity at exit: $18,489

10-year hold

• IRR: 16.1%
• Equity multiple: 2.54×
• Total profit: $53,568
• Equity at exit: $10,721

Cash invested: $34,720 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,450 high
• Mortgage (P&I): −$650
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $299

Break-even live

Break-even rent $1,071

Max offer price $124,000

Occupancy floor 74%

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	43d	1	0.49mi
18961 Teppert St Detroit, MI	3.0	1.5	2015	$1,250	$0.62	12d	1	0.80mi
18947 Runyon St Detroit, MI	3.0	1.0	1614	$1,100	$0.68	43d	1	0.86mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	1d	1	0.95mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	1.20mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	17d	1	1.21mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	1.34mi
7584 Hudson Ave Warren, MI	5.0	1.0	1554	$1,800	$1.16	24d	1	1.38mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	5d	1	1.38mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	16d	1	1.40mi
7044 Hudson Ave Warren, MI	3.0	1.5	1730	$1,700	$0.98	24d	1	1.42mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	1d	1	1.45mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	1.45mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	17d	1	1.48mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	1.49mi

Listing history 37 events

1. 2026-06-18
   days on market $124,000 Active 348 DOM
2. 2026-06-17
   days on market $124,000 Active 347 DOM
3. 2026-06-15
   days on market $124,000 Active 345 DOM
4. 2026-06-13
   days on market $124,000 Active 343 DOM
5. 2026-06-13
   days on market $124,000 Active 342 DOM
6. 2026-06-09
   days on market $124,000 Active 339 DOM
7. 2026-06-08
   days on market $124,000 Active 338 DOM
8. 2026-06-07
   days on market $124,000 Active 337 DOM
9. 2026-06-04
   days on market $124,000 Active 334 DOM
10. 2026-06-03
    days on market $124,000 Active 333 DOM
11. 2026-06-01
    days on market $124,000 Active 331 DOM
12. 2026-05-31
    days on market $124,000 Active 330 DOM
13. 2026-02-21
    price $124,000 182-char remark

    Show marketing remark (182 chars)

    CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * * * * * * *

14. 2026-02-20
    price $124,000 182-char remark

    Show marketing remark (182 chars)

    CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * * * * * * *

15. 2025-12-03
    price $129,000 182-char remark

    Show marketing remark (182 chars)

    CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * * * * * * *

16. 2025-12-02
    price $129,000 182-char remark

    Show marketing remark (182 chars)

    CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * * * * * * *

17. 2025-07-05
    listed $135,000 Active 182-char remark

    Show marketing remark (182 chars)

    CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * * * * * * *

18. 2025-07-05
    listed $135,000 Active 182-char remark

    Show marketing remark (182 chars)

    CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * * * * * * *

19. 2017-03-04
    historical
20. 2017-03-01
    soldstatus $47,900 Sold
21. 2017-03-01
    soldstatus $47,900 Closed
22. 2017-02-17
    status Pending
23. 2017-02-17
    status Pending
24. 2017-02-09
    listed $50,000 Active
25. 2017-02-08
    listed $50,000 Active
26. 2011-05-19
    soldstatus $21,456
27. 2011-01-05
    historical
28. 2010-11-04
    historical
29. 2010-08-13
    listed $18,000
30. 2010-08-04
    listed $18,000
31. 2008-08-05
    soldstatus $18,200
32. 2008-08-05
    soldstatus $18,200
33. 2008-06-17
    historical
34. 2008-06-11
    listed $14,900
35. 2008-06-11
    listed $14,900
36. 1993-06-21
    soldstatus $36,000
37. 1993-02-08
    soldstatus $15,000

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $1,820 · $152/mo
• Expected delta: +$90/yr (+$7/mo · 5.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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: $17,399
• − Mortgage interest: −$6,946
• − Property taxes: −$1,730
• − Insurance: −$620
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,607
• Taxable income: $1,712
• Est. tax owed @ 24.0%: −$411
• After-tax cash flow: $3,181/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · French/Haitian/Cajun 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

+726.7% since first listed

25 events — show timeline

• 2026-02-21 Price Changed $124,000 MiRealSource-MiMLS
• 2026-02-20 Price Changed $124,000 REALCOMP
• 2025-12-03 Price Changed $129,000 MiRealSource-MiMLS
• 2025-12-02 Price Changed $129,000 REALCOMP
• 2025-07-05 Listed $135,000 REALCOMP
• 2025-07-05 Listed $135,000 MiRealSource-MiMLS
• 2017-03-04 Listing Removed — MiRealSource-MiMLS
• 2017-03-01 Sold (MLS) $47,900 MiRealSource-MiMLS
• 2017-03-01 Sold (MLS) $47,900 REALCOMP
• 2017-02-17 Pending — MiRealSource-MiMLS
• 2017-02-17 Pending — REALCOMP
• 2017-02-09 Listed $50,000 MiRealSource-MiMLS
• 2017-02-08 Listed $50,000 REALCOMP
• 2011-05-19 Sold (Public Records) $21,456 Public Records
• 2011-01-05 Listing Removed — MiRealSource-MiMLS
• 2010-11-04 Listing Removed — REALCOMP
• 2010-08-13 Listed $18,000 MiRealSource-MiMLS
• 2010-08-04 Listed $18,000 REALCOMP
• 2008-08-05 Sold (MLS) $18,200 REALCOMP
• 2008-08-05 Sold (MLS) $18,200 MiRealSource-MiMLS
• 2008-06-17 Listing Removed — MiRealSource-MiMLS
• 2008-06-11 Listed $14,900 REALCOMP
• 2008-06-11 Listed $14,900 MiRealSource-MiMLS
• 1993-06-21 Sold (Public Records) $36,000 Public Records
• 1993-02-08 Sold (Public Records) $15,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,730 · -9.7% YoY. Source: county tax records.