8316 Piedmont St · Detroit, MI 48228

$85,000

3 bd · 1.0 ba · 1,161 sqft · SingleFamily public records · 10 Days on market

Built 1950 6,534 sqft lot Est $68k · 24% 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 +24.9/30.0
• 1% rule +9.6/10.0
• DSCR +8.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-Bedroom Siding Home with Reliable Tenant in 48228 – Turnkey Investment Opportunity! Welcome to 8316 Piedmont Street, a well-maintained single-family home in Detroit's Franklin Park / Cody-Rouge area. 3 generously sized bedrooms and 1 full bath - perfect for families or steady rental income. Attractive siding exterior - fresh, clean curb appeal that stands out in the neighborhood. Currently occupied by a good, reliable tenant, this property delivers immediate cash flow and hassle-free ownership - a true turnkey investment in a high-demand rental market on Detroit's west side. Easy access to major roads, shopping, and amenities, this home sits in an area with ongoing revitalization and strong rental demand. Priced competitively for quick sale - don't miss your chance to own this nicely maintained Detroit property! * * Pictures were taken at the time the tenants moved in * * *

Key facts

• Turnkey investment
• Well maintained
• 6,534 sq ft lot

Tags

• TURNKEY INVESTMENT
• WELL MAINTAINED
• FRESH CLEAN CURB APPEAL
• EASY ACCESS TO MAJOR ROADS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Water available; Sewer available
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Vinyl siding
• Construction: Brick/mortar foundation
• Exterior features: Paved road access; Lot approximately 0.15 acres (50 x 130)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No air conditioning
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

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 soft (-2.3%/yr); 369 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $1,238/mo this rent would consume 48% of the median local household income ($31k/yr) (locally 4144% 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 $588 of loan paydown is wiped out by about $3k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: property tax is 4.4% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.46% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $68,499
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8418 Grandville Ave	0.07mi	3/1.0	1,229 (+6%)	2mo	$60,000	$49	86
8427 Piedmont St	0.05mi	3/1.0	1,056 (-9%)	2mo	$62,000	$59	81
8626 Brace St	0.30mi	3/1.0	1,124 (-3%)	2mo	$65,000	$58	79
8651 Brace Street St	0.29mi	3/1.0	987 (-15%)	2mo	$60,000	$61	60
8449 Penrod St	0.42mi	3/1.0	1,011 (-13%)	0mo	$95,000	$94	59
8201 Heyden St	0.54mi	3/1.0	1,306 (+12%)	0mo	$59,999	$46	54
7690 Heyden St	0.62mi	3/1.0	1,019 (-12%)	1mo	$73,000	$72	50
8271 Rosemont Ave	0.48mi	2/1.0 (-1)	1,000 (-14%)	2mo	$35,500	$36	48
7816 Fielding St	0.67mi	3/1.0	1,022 (-12%)	2mo	$57,000	$56	47
8234 Patton St	0.69mi	3/1.0	1,010 (-13%)	2mo	$60,000	$59	45
8854 Stout St	0.65mi	3/1.0	989 (-15%)	2mo	$66,250	$67	43
9317 Artesian St	0.66mi	2/1.0 (-1)	994 (-14%)	1mo	$25,000	$25	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.77×
• Total profit: $-5,575
• Equity at exit: $12,674

10-year hold

• IRR: -2.4%
• Equity multiple: 0.86×
• Total profit: $-3,240
• Equity at exit: $7,349

Cash invested: $23,800 (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 48228

• Rents YoY: -2.3%
• Active inventory: 369
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$446
• Tax from tax record: −$313 /mo · $3,759/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $183

Break-even live

Break-even rent $1,006

Max offer price $85,000

Occupancy floor 80%

Sensitivity live

Price	-10% $232	-5% $207	+0% $183	+5% $159	+10% $135
Rent	-10% $86	-5% $134	+0% $183	+5% $232	+10% $281
Rate	-1.0pp $226	-0.5pp $205	base $183	+0.5pp $161	+1.0pp $139

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.26mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	0.46mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	0.48mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	0.49mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.50mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.54mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.58mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	0.67mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.76mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	18d	1	0.79mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	23d	1	0.79mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	0.80mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	0.83mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.85mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	0.94mi
7265 Braile St Detroit, MI	3.0	1.0	1200	$1,499	$1.25	25d	1	0.99mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.00mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.00mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.00mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.01mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	1.01mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.01mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.01mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.01mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.02mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.03mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	1.04mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	17d	1	1.07mi
6874 Country Ln Dearborn Heights, MI	2.0	1.5	1400	$1,500	$1.07	44d	1	1.10mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.18mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.20mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.20mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.20mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.21mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	1.26mi
20571 Brooklawn Dr Dearborn Heights, MI	3.0	2.0	1254	$1,850	$1.48	44d	1	1.33mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	25d	1	1.39mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	12d	1	1.40mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	44d	1	1.40mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	1.44mi

Listing history 8 events

1. 2026-06-21
   days on market $85,000 Active 10 DOM
2. 2026-06-18
   days on market $85,000 Active 7 DOM
3. 2026-06-17
   days on market $85,000 Active 6 DOM
4. 2026-06-16
   days on market $85,000 Active 5 DOM
5. 2026-06-15
   days on market $85,000 Active 4 DOM
6. 2026-06-13
   days on market $85,000 Active 2 DOM
7. 2026-06-13
   remarks 669-char remark
8. 2026-06-13
   listed $85,000 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: $3,759 · $313/mo
• Projected year-2 tax: $3,759 · $313/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 ≥99°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: $14,853
• − Mortgage interest: −$4,761
• − Property taxes: −$3,759
• − Insurance: −$425
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,473
• Taxable income: $1,058
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $1,947/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+10.5% since first listed

3 events — show timeline

• 2026-06-11 Listed $85,000 REALCOMP
• 2026-06-11 Listed $85,000 MiRealSource-MiMLS
• 2022-03-15 Sold (Public Records) $76,900 Public Records

Property tax history

+11.0%/yr

Latest (2025): $3,759 · +98.3% YoY. Source: county tax records.