8030 Bliss St · Detroit, MI 48234

$179,900

4 bd · 2.0 ba · 2,269 sqft · MultiFamily public records · 20 Days on market

Built 1920 3,920 sqft lot Est $147k · 22% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

CHARMING TURNKEY MULTIFAMILY WITH ELEVATED UPGRADE. True character in both units features modern kitchens with clean finishes, refreshed baths, new flooring, and updated lighting. The owner's suite includes a bright kitchen pass-through window, adding an architectural touch and enhancing natural light. An oversized outdoor balcony provides excellent space for entertaining guests. Interiors feel polished and functional, blending contemporary updates with the home's original Detroit charm. Located within the historic east-side grid near the Greater Van Dyke corridor, close to parks, shopping, and restaurants. Buyer's Agent to Verify Information.

Key facts

• Modern kitchens
• New flooring
• Refreshed baths

Tags

• MODERN KITCHENS
• REFRESHED BATHS
• NEW FLOORING
• UPDATED LIGHTING
• OVERSIZED OUTDOOR BALCONY
• HISTORIC EAST-SIDE GRID

Property features AI

Exterior

• Parking: 2 parking spaces (other/unspecified parking type)
• Utilities: Circuit breakers for electric; Water available; Sewer available
• Home design: Multi-family residential income property; Two levels
• Construction: Brick/mortar foundation; Construction includes brick and vinyl siding; Asphalt roof
• Exterior features: Covered, enclosed porch; Paved road access; Pets allowed

Interior

• Bedrooms: One unit is a 2-bedroom (first/second level not specified)
• Bathrooms: 2 full bathrooms (total for property); 2 half bathrooms (total for property)
• Heating & cooling: Forced air heating with natural gas; No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $785 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,407/mo this rent would consume 82% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $10k; list at $180k implies a 1613% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.71%
• DSCR: 1.83
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $147,485
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8161 Bliss St	0.13mi	4/2.0	2,160 (-5%)	6mo	$140,000	$65	81

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: 14.4%
• Equity multiple: 1.60×
• Total profit: $30,175
• Equity at exit: $26,824

10-year hold

• IRR: 25.6%
• Equity multiple: 3.62×
• Total profit: $131,924
• Equity at exit: $15,554

Cash invested: $50,372 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,407 high
• Mortgage (P&I): −$943
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $785

Break-even live

Break-even rent $1,413

Max offer price $179,900

Occupancy floor 62%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,408
Total (2 units)			$2,407

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18961 Teppert St Detroit, MI	3.0	1.5	2015	$1,250	$0.62	13d	1	0.82mi
18947 Runyon St Detroit, MI	3.0	1.0	1614	$1,100	$0.68	44d	1	0.89mi
7044 Hudson Ave Warren, MI	3.0	1.5	1730	$1,700	$0.98	24d	1	1.48mi

Listing history 13 events

1. 2026-06-18
   days on market $179,900 Active 20 DOM
2. 2026-06-17
   days on market $179,900 Active 19 DOM
3. 2026-06-15
   days on market $179,900 Active 17 DOM
4. 2026-06-13
   days on market $179,900 Active 15 DOM
5. 2026-06-13
   days on market $179,900 Active 14 DOM
6. 2026-06-09
   days on market $179,900 Active 11 DOM
7. 2026-06-08
   days on market $179,900 Active 10 DOM
8. 2026-06-07
   days on market $179,900 Active 9 DOM
9. 2026-06-04
   days on market $179,900 Active 6 DOM
10. 2026-06-03
    days on market $179,900 Active 5 DOM
11. 2026-06-02
    days on market $179,900 Active 4 DOM
12. 2026-06-01
    days on market $179,900 Active 3 DOM
13. 2026-05-31
    days on market $179,900 Active 2 DOM

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,972 · $164/mo
• Expected delta: +$799/yr (+$67/mo · 68.1%)

ⓘ 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) · 76% 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: $28,884
• − Mortgage interest: −$10,077
• − Property taxes: −$1,173
• − Insurance: −$900
• − Repairs & maintenance: −$2,311
• − Management: −$2,311
• − Depreciation: −$5,233
• Taxable income: $6,879
• Est. tax owed @ 24.0%: −$1,651
• After-tax cash flow: $7,774/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

+130.1% since first listed

11 events — show timeline

• 2026-05-29 Listed $179,900 REALCOMP
• 2026-05-29 Listed $179,900 MiRealSource-MiMLS
• 2018-01-24 Sold (MLS) $10,500 MiRealSource-MiMLS
• 2018-01-24 Sold (MLS) $10,500 REALCOMP
• 2018-01-09 Pending — MiRealSource-MiMLS
• 2018-01-09 Pending — REALCOMP
• 2017-12-17 Price Changed $9,900 MiRealSource-MiMLS
• 2017-12-17 Price Changed $9,900 REALCOMP
• 2017-12-08 Listed $15,900 MiRealSource-MiMLS
• 2017-12-08 Listed $15,900 REALCOMP
• 1996-08-06 Sold (Public Records) $78,200 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,173 · -7.8% YoY. Source: county tax records.