8357 Navy St · Detroit, MI 48209

$130,000

3 bd · 1.0 ba · 999 sqft · SingleFamily public records · 4 Days on market

Built 1914 3,049 sqft lot Est $135k · at est.

---

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 +17.7/30.0
• Appreciation +10.0/10.0
• ARV discount +9.1/15.0
• DSCR +5.5/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

Great investment opportunity in the highly desirable Southwest Detroit area! This 3-bedroom, 1-bath home offers strong potential for investors, rehabbers, or buyers looking to add value. Property needs repairs and is being sold as-is. Conveniently located near schools, parks, shopping, restaurants, and major freeways. Don't miss your chance to own in one of Detroit's most sought-after neighborhoods. Subject to probate court approval.

Key facts

• Near schools
• Near shopping
• Near restaurants

Tags

• INVESTMENT OPPORTUNITY
• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING
• NEAR RESTAURANTS
• NEAR MAJOR FREEWAYS

Property features AI

Exterior

• Parking: Detached garage (18 x 18) — 1 parking space
• Utilities: Natural gas heating fuel; Electric water heater; Public water at street
• Home design: Residential 2-story; Built in 1914; Basement present
• Construction: Aluminum and brick exterior; Basement foundation
• Exterior features: Porch; Paved street access

Interior

• Bedrooms: Bedroom 1 (Second level) — 14 x 10, wood flooring; Bedroom 2 (Entry level) — 10 x 9, wood flooring; Bedroom 3 (Entry level) — approx. 9' wide, wood flooring
• Flooring: Wood flooring in bedrooms
• Bathrooms: 1 full bathroom (Entry level) — approximately 10 x 10
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Total of 4 rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (5.3% below list).
• Recommended offer: $123k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 66 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 34% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($899 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 ~3 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $17k; list at $130k implies a 665% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,091 (5.3% below list)

Questions for the listing agent

1. Built in 1914 — 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 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: 0.95% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $134,865
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7821 Navy St	0.25mi	3/2.0	1,000 (+0%)	3mo	$135,000	$135	82
2627 Casper St	0.53mi	4/1.0 (+1)	985 (-1%)	0mo	$135,000	$137	68
2627 Casper St	0.53mi	4/1.0 (+1)	985 (-1%)	0mo	$135,000	$137	68
2844 Woodmere St	0.53mi	2/1.0 (-1)	1,000 (+0%)	8mo	$155,000	$155	64
8850 Lane St	0.29mi	2/1.0 (-1)	880 (-12%)	0mo	$60,000	$68	61
2713 Casper St	0.57mi	3/1.0	1,100 (+10%)	9mo	$125,000	$114	49
9242 Lafayette Blvd	0.65mi	2/1.0 (-1)	982 (-2%)	17mo	$71,000	$72	48
1650 Evans St	0.29mi	2/1.0 (-1)	1,148 (+15%)	16mo	$110,000	$96	43
7063 Chatfield St	0.68mi	2/1.0 (-1)	1,108 (+11%)	5mo	$170,000	$153	41
2321 Casper St	0.35mi	4/1.0 (+1)	1,144 (+14%)	20mo	$110,000	$96	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $77,453
• Equity at exit: $117,114

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $222,855
• Equity at exit: $252,561

Cash invested: $36,400 (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: 66
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$682
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $104

Break-even live

Break-even rent $1,099

Max offer price $130,000

Occupancy floor 87%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2508 Inglis St Detroit, MI	2.0	1.0	750	$1,100	$1.47	24d	1	0.35mi
2488 Woodmere St Detroit, MI	3.0	1.0	1000	$1,453	$1.45	4d	1	0.38mi
7263 Senator St Detroit, MI	2.0	1.0	909	$1,300	$1.43	43d	1	0.48mi
764 Woodmere St Apt 8 Detroit, MI	2.0	1.0	990	$1,100	$1.11	43d	1	0.79mi
6720 Regular St Unit 6724 Detroit, MI	2.0	1.0	750	$950	$1.27	43d	1	0.84mi
6628 W Lafayette Blvd Detroit, MI	2.0	1.0	900	$965	$1.07	43d	1	1.02mi

Listing history 7 events

1. 2026-06-18
   days on market $130,000 Active 4 DOM
2. 2026-06-17
   days on market $130,000 Active 3 DOM
3. 2026-06-16
   days on market $130,000 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $130,000 Active 1 DOM
5. 2026-06-15
   days on market $130,000 Active 3 DOM
6. 2026-06-13
   remarks 437-char remark
7. 2026-06-13
   listed $130,000 Active 1 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: $1,585 · $132/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: +$209/yr (+$17/mo · 13.2%)

ⓘ 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: $14,771
• − Mortgage interest: −$7,282
• − Property taxes: −$1,585
• − Insurance: −$650
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,782
• Taxable loss: −$891
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $1,467/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

+664.7% since first listed

2 events — show timeline

• 2026-06-11 Listed $130,000 MiRealSource-MiMLS
• 1991-10-29 Sold (Public Records) $17,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,585 · -11.5% YoY. Source: county tax records.