8831 Sioux · Redford, MI 48239

$219,900

3 bd · 1.5 ba · 1,883 sqft · MultiFamily public records · 6 Days on market

Built 1957 6,534 sqft lot $117/sqft · 10% below area Est $246k · 10% 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 +16.7/30.0
• ARV discount +12.2/15.0
• 1% rule +5.2/10.0
• DSCR +5.2/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• 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

BRICK TRI-LEVEL CONTEMPORARY HOME WITH THREE BEDROOMS AND COMMON BATHROOM ON UPPER LEVEL. VERY LARGE FAMILY ROOM IN LOWER LEVEL WITH BAR AND RAISED BARK FIREPLACE. 2 CAR DETACHED GARAGE WITH SEPARATE WORKSHOP. ALL OFFERS ARE REQUIRED TO HAVE A 3% EMD DEPOSIT, CASH OFFERS REQUIRE 25% DOWN PAYMENT. PLEASE ALLOW 2-3 BUSINESS DAYS FOR SELLER RESPONSE. HIGHEST AND BEST OFFERS BEING SUBMITTED 02/14/2014 AT 3PM.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1957

Property features AI

Finance

• Other: Subdivision: Tains Brothers Sub

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential property; One story (above-grade finished area 1,883 square feet)
• Construction: Aluminum siding and brick exterior; Asphalt roof; Slab foundation
• Exterior features: Paved road frontage; Lot approximately 0.15 acres (62 x 105)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: 3 total rooms; Ground-level entry with steps; Sidewalks on the block

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising (+3.2%/yr); 188 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); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 38% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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 $50k; list at $220k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $219,900

Questions for the listing agent

1. Built in 1957 — 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. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 8.2

CMA / ARV

• ARV (median comp): $245,553
• List price: $219,900
• Delta: -10.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-26,183
• Equity at exit: $32,788

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-8,733
• Equity at exit: $19,013

Cash invested: $61,572 (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: 188
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,245 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$391 /mo · $4,695/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $138

Break-even live

Break-even rent $2,071

Max offer price $219,900

Occupancy floor 89%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25615 Tireman St Dearborn Heights, MI	3.0	1.5	1855	$1,900	$1.02	43d	1	0.96mi
11726 Deering St Livonia, MI	4.0	1.5	1248	$2,125	$1.70	1d	1	1.17mi
26101 W Warren St Dearborn Heights, MI	4.0	1.5	2359	$4,200	$1.78	43d	1	1.21mi
6810 Rosemary St Dearborn Heights, MI	3.0	1.5	1700	$2,000	$1.18	1d	1	1.32mi
6644 Cronin Dr Dearborn Heights, MI	3.0	1.5	2250	$2,000	$0.89	43d	1	1.43mi
11141 Karen St Livonia, MI	3.0	1.0	1322	$1,950	$1.48	10d	1	1.43mi

Listing history 12 events

1. 2026-05-11
   status Pending
2. 2026-05-11
   status Pending
3. 2026-05-05
   listed $219,900 Active
4. 2026-05-05
   listed $219,900 Active
5. 2014-03-14
   soldstatus $50,000

   Show marketing remark (408 chars)

   BRICK TRI-LEVEL CONTEMPORARY HOME WITH THREE BEDROOMS AND COMMON BATHROOM ON UPPER LEVEL. VERY LARGE FAMILY ROOM IN LOWER LEVEL WITH BAR AND RAISED BARK FIREPLACE. 2 CAR DETACHED GARAGE WITH SEPARATE WORKSHOP. ALL OFFERS ARE REQUIRED TO HAVE A 3% EMD DEPOSIT, CASH OFFERS REQUIRE 25% DOWN PAYMENT. PLEASE ALLOW 2-3 BUSINESS DAYS FOR SELLER RESPONSE. HIGHEST AND BEST OFFERS BEING SUBMITTED 02/14/2014 AT 3PM.

6. 2014-03-14
   soldstatus $50,000

   Show marketing remark (408 chars)

   BRICK TRI-LEVEL CONTEMPORARY HOME WITH THREE BEDROOMS AND COMMON BATHROOM ON UPPER LEVEL. VERY LARGE FAMILY ROOM IN LOWER LEVEL WITH BAR AND RAISED BARK FIREPLACE. 2 CAR DETACHED GARAGE WITH SEPARATE WORKSHOP. ALL OFFERS ARE REQUIRED TO HAVE A 3% EMD DEPOSIT, CASH OFFERS REQUIRE 25% DOWN PAYMENT. PLEASE ALLOW 2-3 BUSINESS DAYS FOR SELLER RESPONSE. HIGHEST AND BEST OFFERS BEING SUBMITTED 02/14/2014 AT 3PM.

7. 2014-02-20
   historical
8. 2014-02-12
   listed $37,900

   Show marketing remark (408 chars)

   BRICK TRI-LEVEL CONTEMPORARY HOME WITH THREE BEDROOMS AND COMMON BATHROOM ON UPPER LEVEL. VERY LARGE FAMILY ROOM IN LOWER LEVEL WITH BAR AND RAISED BARK FIREPLACE. 2 CAR DETACHED GARAGE WITH SEPARATE WORKSHOP. ALL OFFERS ARE REQUIRED TO HAVE A 3% EMD DEPOSIT, CASH OFFERS REQUIRE 25% DOWN PAYMENT. PLEASE ALLOW 2-3 BUSINESS DAYS FOR SELLER RESPONSE. HIGHEST AND BEST OFFERS BEING SUBMITTED 02/14/2014 AT 3PM.

9. 2014-02-12
   listed $37,900

   Show marketing remark (408 chars)

   BRICK TRI-LEVEL CONTEMPORARY HOME WITH THREE BEDROOMS AND COMMON BATHROOM ON UPPER LEVEL. VERY LARGE FAMILY ROOM IN LOWER LEVEL WITH BAR AND RAISED BARK FIREPLACE. 2 CAR DETACHED GARAGE WITH SEPARATE WORKSHOP. ALL OFFERS ARE REQUIRED TO HAVE A 3% EMD DEPOSIT, CASH OFFERS REQUIRE 25% DOWN PAYMENT. PLEASE ALLOW 2-3 BUSINESS DAYS FOR SELLER RESPONSE. HIGHEST AND BEST OFFERS BEING SUBMITTED 02/14/2014 AT 3PM.

10. 2003-09-09
    soldstatus $168,500
11. 2003-06-20
    soldstatus $168,500
12. 2003-04-02
    listed $168,500

ⓘ 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: $4,695 · $391/mo
• Projected year-2 tax: $4,695 · $391/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $26,945
• − Mortgage interest: −$12,318
• − Property taxes: −$4,695
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − Depreciation: −$6,397
• Taxable loss: −$1,876
• Est. tax savings @ 24.0%: +$450
• After-tax cash flow: $2,104/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 — Redford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 36,976
• 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

+30.5% since first listed

12 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-05-05 Listed $219,900 REALCOMP
• 2026-05-05 Listed $219,900 MiRealSource-MiMLS
• 2014-03-14 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2014-03-14 Sold (MLS) $50,000 REALCOMP
• 2014-02-20 Listing Removed — MiRealSource-MiMLS
• 2014-02-12 Listed $37,900 MiRealSource-MiMLS
• 2014-02-12 Listed $37,900 REALCOMP
• 2003-09-09 Sold (Public Records) $168,500 Public Records
• 2003-06-20 Sold (MLS) $168,500 REALCOMP
• 2003-04-02 Listed $168,500 REALCOMP

Property tax history

+5.9%/yr

Latest (2025): $4,695 · -4.7% YoY. Source: county tax records.