8801 E Outer Dr · Detroit, MI 48213

$29,900

3 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 5 Days on market

Built 1951 6,098 sqft lot $23/sqft · 59% below area Est $57k · 48% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HIGHEST & BEST offers due by 4 pm on 05/01/26.. .Investor Special! This classic brick bungalow offers 3 bedrooms, 1.5 baths, a full basement, and a detached 2-car garage. The main floor has smoke damage, but it has plenty of potential. This home is ready for your vision and updates. Ideal for investors looking to renovate, flip, or generate rental income.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1951

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Lot roughly 50 x 120 (0.14 acre)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $869 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Cap rate 41.2% 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: 190 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,361/mo this rent would consume 48% of the median local household income ($34k/yr) (locally 1202% 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 $207 of loan paydown is wiped out by about $897 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 + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,900

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 4.55% ✓
• Cap rate: 41.16%
• Cash-on-cash: 124.54%
• DSCR: 6.54
• GRM: 1.8

CMA / ARV

• ARV (median comp): $57,314
• List price: $29,900
• Delta: -47.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12328 Longview St	0.35mi	4/1.0 (+1)	1,400 (+6%)	1mo	$85,000	$61	68
12304 Rosemary St	0.17mi	3/1.5	1,480 (+12%)	6mo	$22,000	$15	66
12737 Promenade St	0.11mi	4/2.0 (+1)	1,440 (+9%)	7mo	$50,000	$35	66
14210 Wilfred St	0.57mi	3/1.0	1,264 (-5%)	0mo	$17,000	$13	66
13334 Elmdale St	0.56mi	3/1.0	1,221 (-8%)	3mo	$89,254	$73	59
11833 Wilfred St	0.60mi	4/1.5 (+1)	1,340 (+1%)	8mo	$100,000	$75	57
13312 Jane St	0.52mi	3/1.0	1,190 (-10%)	6mo	$124,000	$104	54
13113 Camden St	0.67mi	3/1.0	1,224 (-8%)	2mo	$88,000	$72	54
13124 Flanders St	0.42mi	3/2.0	1,150 (-13%)	0mo	$115,000	$100	54
12019 Sanford St	0.63mi	3/1.0	1,149 (-13%)	2mo	$31,500	$27	47
11091 Wilshire Dr	0.66mi	2/1.5 (-1)	1,205 (-9%)	3mo	$15,000	$12	45
13136 Maiden St	0.62mi	4/1.0 (+1)	1,144 (-14%)	1mo	$10,000	$9	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.03×
• Total profit: $50,514
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 14.78×
• Total profit: $115,328
• Equity at exit: $2,585

Cash invested: $8,372 (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 48213

• Active inventory: 190
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $869

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 31%

Sensitivity live

Price	-10% $890	-5% $879	+0% $869	+5% $859	+10% $848
Rent	-10% $761	-5% $815	+0% $869	+5% $923	+10% $976
Rate	-1.0pp $884	-0.5pp $876	base $869	+0.5pp $861	+1.0pp $853

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	18d	1	0.22mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	0.39mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	0.40mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	0.49mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	0.55mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	18d	1	0.55mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	0.56mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	15d	1	0.63mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	18d	1	0.67mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.67mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	44d	1	0.76mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	0.85mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	0.96mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	0.97mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	1.04mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	25d	1	1.04mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	18d	1	1.11mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	18d	1	1.17mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	4d	1	1.18mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	1.22mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	21d	1	1.23mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	1.24mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	1.28mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	1.28mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	5d	1	1.29mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	1.30mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	1.32mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	1.34mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	1.35mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	1.40mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	1.40mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	1.41mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	15d	1	1.42mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	1.48mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	1.48mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	44d	1	1.50mi

Listing history 13 events

1. 2026-05-04
   status Pending 363-char remark

   Show marketing remark (363 chars)

   HIGHEST & BEST offers due by 4 pm on 05/01/26.. .Investor Special! This classic brick bungalow offers 3 bedrooms, 1.5 baths, a full basement, and a detached 2-car garage. The main floor has smoke damage, but it has plenty of potential. This home is ready for your vision and updates. Ideal for investors looking to renovate, flip, or generate rental income.

2. 2026-05-04
   status Pending 363-char remark

   Show marketing remark (363 chars)

   HIGHEST & BEST offers due by 4 pm on 05/01/26.. .Investor Special! This classic brick bungalow offers 3 bedrooms, 1.5 baths, a full basement, and a detached 2-car garage. The main floor has smoke damage, but it has plenty of potential. This home is ready for your vision and updates. Ideal for investors looking to renovate, flip, or generate rental income.

3. 2026-04-29
   listed $29,900 Active 363-char remark

   Show marketing remark (363 chars)

   HIGHEST & BEST offers due by 4 pm on 05/01/26.. .Investor Special! This classic brick bungalow offers 3 bedrooms, 1.5 baths, a full basement, and a detached 2-car garage. The main floor has smoke damage, but it has plenty of potential. This home is ready for your vision and updates. Ideal for investors looking to renovate, flip, or generate rental income.

4. 2026-04-29
   listed $29,900 Active 363-char remark

   Show marketing remark (363 chars)

   HIGHEST & BEST offers due by 4 pm on 05/01/26.. .Investor Special! This classic brick bungalow offers 3 bedrooms, 1.5 baths, a full basement, and a detached 2-car garage. The main floor has smoke damage, but it has plenty of potential. This home is ready for your vision and updates. Ideal for investors looking to renovate, flip, or generate rental income.

5. 2020-09-30
   soldstatus $69,000
6. 2012-07-19
   historical
7. 2012-06-04
   historical
8. 2012-05-25
   historical
9. 2012-05-20
   historical
10. 2012-04-20
    listed $5,200
11. 2012-04-20
    listed $5,200
12. 2012-04-20
    listed $5,200
13. 2012-04-20
    listed $5,200

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°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: $16,337
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$870
• Taxable income: $10,580
• Est. tax owed @ 24.0%: −$2,539
• After-tax cash flow: $7,887/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+669.2% since first listed

15 events — show timeline

• 2026-05-27 Sold (MLS) $40,000 REALCOMP
• 2026-05-27 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2026-05-04 Pending — MiRealSource-MiMLS
• 2026-05-04 Pending — REALCOMP
• 2026-04-29 Listed $29,900 REALCOMP
• 2026-04-29 Listed $29,900 MiRealSource-MiMLS
• 2020-09-30 Sold (Public Records) $69,000 Public Records
• 2012-07-19 Listing Removed — MiRealSource-MiMLS
• 2012-06-04 Listing Removed — MiRealSource-MiMLS
• 2012-05-25 Listing Removed — REALCOMP
• 2012-05-20 Listing Removed — REALCOMP
• 2012-04-20 Listed $5,200 REALCOMP
• 2012-04-20 Listed $5,200 REALCOMP
• 2012-04-20 Listed $5,200 MiRealSource-MiMLS
• 2012-04-20 Listed $5,200 MiRealSource-MiMLS

Property tax history

+11.5%/yr

Latest (2025): $3,514 · +0.7% YoY. Source: county tax records.