8805 Whitlock Ave · Dearborn, MI 48126

$239,900

3 bd · 2.0 ba · 1,512 sqft · MultiFamily public records · 17 Days on market

Built 1928 6,534 sqft lot $159/sqft · 63% above area Est $210k · 14% 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
• DSCR +8.1/10.0
• 1% rule +6.2/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

TWO UNIT ON A DOUBLE LOT WITH HUGE BACKYARD AND A 2 LEVEL DECK. CAN ALSO BE USED AS A 4 BEDROOM SINGLE FAMLILY. UPDATES: 2025 UPDATED BATHROOM, KITCHEN, PART FINSHED BASEMENT WITH DRYWALL ON WALLS, CEILING WITH RECESSED LIGHTS, PLUMBED KITCHEN, SITTING ROOM, AND TWO OTHER ROOMS. NEW WINDOWS, NEW FURNACE, NEW CENTRAL AIR, NEW PAINT AND NEW HOT WATER TANK. INSIDE FEATURES AN UPDATED KITCHEN, BRIGHT LIVING SPACES, AND A PRACTICAL LAYOUT FOR LIVING IN THE ENTIRE HOME OR RENTING THE SECOND FLOOR. EXTERIOR OFFERS THREE SEPARATE REAR ENTRANCES FOR CONVENIENT ACCESS TO EACH FLOOR. LIVE IN ONE FLOOR AND RENT THE OTHER, OR ADD A SOLID PROPERTY TO YOUR PORTFOLIO. BASEMENT WALLS AND CEILING HAS DRYWALL, WITH TWO ROOMS, A SITTING AREA AND PLUMBED FOR A KITCHEN. SCHEDULE YOUR SHOWING TODAY! ALL DATA & MEASUREMENTS ARE APPROXIMATE & NOT GUARANTEED. BUYER TO VERIFY ALL INFO & DATA. SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE DO NOT APPROACH THE HOME WITHOUT A CONFIRMED APPOINTMENT. PLEASE DO NOT DISCUSS OFFERS WITH THE SELLER. PLEASE CONTACT A LICENSEE AGENT OR LISTENING OFFICE TO SCHEDULE A SHOWING.

Key facts

• 2 level deck
• Double lot
• Huge backyard

Tags

• DOUBLE LOT
• HUGE BACKYARD
• 2 LEVEL DECK
• UPDATED BATHROOM
• UPDATED KITCHEN
• PART FINISHED BASEMENT

Property features AI

Finance

• Other: Lot approximately 0.15 acres (60 x 110); Zoned for multi-family

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Two levels; Subdivision: SMART FARM 1; Facing / cross streets: near Warren and Wyoming; south of Warren and east of Wyoming
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Pets policy: call for details

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive. Per door: $256/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $236k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.3% in Dearborn — 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 80/100 on livability (#84 in MI, #1,904 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, schools D-.
• Dearborn City School District (urban): math 26% / reading 39% proficiency, ranked #325 of 540 in MI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+13.2%/yr); 102 active listings in the ZIP; 7 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 $2,689/mo this rent would consume 77% of the median local household income ($42k/yr) (locally 2742% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $67k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 22 sale attempts since 10y 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 $115k; list at $240k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $236,301 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.12% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (median comp): $209,990
• List price: $239,900
• Delta: 14.24%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6441 Appoline St	0.70mi	4/2.0 (+1)	1,629 (+8%)	7mo	$220,000	$135	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.12×
• Total profit: $7,954
• Equity at exit: $35,770

10-year hold

• IRR: 16.7%
• Equity multiple: 2.69×
• Total profit: $113,640
• Equity at exit: $20,742

Cash invested: $67,172 (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 48126

• Rents YoY: 13.2%
• Active inventory: 102
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $2,689 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$254 /mo · $3,052/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $512

Break-even live

Break-even rent $2,041

Max offer price $239,900

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,688
Total (2 units)			$2,689

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7424 Wykes St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	44d	1	0.83mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	2d	1	0.89mi
7801 Appoline St Dearborn, MI	2.0	1.0	2198	$1,350	$0.61	24d	1	0.93mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	17d	1	0.96mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	20d	1	1.05mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	1.41mi
5250 Calhoun St Dearborn, MI	3.0	1.0	1400	$1,300	$0.93	24d	1	1.43mi

Listing history 50 events

1. 2026-06-18
   days on market $239,900 Active 17 DOM
2. 2026-06-17
   days on market $239,900 Active 16 DOM
3. 2026-06-16
   days on market $239,900 Active 15 DOM
4. 2026-06-15
   days on market $239,900 Active 14 DOM
5. 2026-06-13
   days on market $239,900 Active 12 DOM
6. 2026-06-09
   days on market $239,900 Active 8 DOM
7. 2026-06-08
   days on market $239,900 Active 7 DOM
8. 2026-06-07
   days on market $239,900 Active 6 DOM
9. 2026-06-04
   days on market $239,900 Active 3 DOM
10. 2026-06-03
    days on market $239,900 Active 2 DOM
11. 2026-06-01
    days on marketlisting id $239,900 Active 1 DOM

    Show marketing remark (1116 chars)

    TWO UNIT ON A DOUBLE LOT WITH HUGE BACKYARD AND A 2 LEVEL DECK. CAN ALSO BE USED AS A 4 BEDROOM SINGLE FAMLILY. UPDATES: 2025 UPDATED BATHROOM, KITCHEN, PART FINSHED BASEMENT WITH DRYWALL ON WALLS, CEILING WITH RECESSED LIGHTS, PLUMBED KITCHEN, SITTING ROOM, AND TWO OTHER ROOMS. NEW WINDOWS, NEW FURNACE, NEW CENTRAL AIR, NEW PAINT AND NEW HOT WATER TANK. INSIDE FEATURES AN UPDATED KITCHEN, BRIGHT LIVING SPACES, AND A PRACTICAL LAYOUT FOR LIVING IN THE ENTIRE HOME OR RENTING THE SECOND FLOOR. EXTERIOR OFFERS THREE SEPARATE REAR ENTRANCES FOR CONVENIENT ACCESS TO EACH FLOOR. LIVE IN ONE FLOOR AND RENT THE OTHER, OR ADD A SOLID PROPERTY TO YOUR PORTFOLIO. BASEMENT WALLS AND CEILING HAS DRYWALL, WITH TWO ROOMS, A SITTING AREA AND PLUMBED FOR A KITCHEN. SCHEDULE YOUR SHOWING TODAY! ALL DATA & MEASUREMENTS ARE APPROXIMATE & NOT GUARANTEED. BUYER TO VERIFY ALL INFO & DATA. SHOWINGS ARE BY APPOINTMENT ONLY. PLEASE DO NOT APPROACH THE HOME WITHOUT A CONFIRMED APPOINTMENT. PLEASE DO NOT DISCUSS OFFERS WITH THE SELLER. PLEASE CONTACT A LICENSEE AGENT OR LISTENING OFFICE TO SCHEDULE A SHOWING.

12. 2026-05-31
    days on market $239,900 Active 23 DOM
13. 2026-05-09
    listed $239,900 Active 1116-char remark
14. 2026-05-09
    listed $239,900 Active 1116-char remark
15. 2026-05-06
    historical $239,900 1116-char remark
16. 2026-04-17
    historical
17. 2026-02-22
    status Active
18. 2026-02-22
    status Active
19. 2026-02-02
    status Pending
20. 2026-02-02
    status Pending
21. 2026-02-02
    historical
22. 2026-01-17
    listed $239,900 Active
23. 2026-01-16
    listed $239,900 Active
24. 2025-12-09
    historical
25. 2025-12-09
    historical
26. 2025-11-21
    historical
27. 2025-11-21
    historical
28. 2025-11-21
    price $229,900
29. 2025-11-21
    price $229,900
30. 2025-11-21
    listed $219,900 Active
31. 2025-11-21
    listed $219,900 Active
32. 2025-11-20
    listed $229,900 Active
33. 2025-11-20
    listed $229,900 Active
34. 2025-11-13
    listed $239,900 Active
35. 2025-11-13
    listed $239,900 Active
36. 2025-11-08
    status Active
37. 2025-11-08
    status Active
38. 2025-11-07
    historical
39. 2025-11-07
    listed $239,900 Active
40. 2025-11-07
    listed $239,900 Active
41. 2025-11-04
    historical
42. 2020-12-22
    soldstatus $115,000
43. 2020-12-17
    soldstatus $115,000 Sold
44. 2020-12-17
    soldstatus $115,000 Closed
45. 2020-12-07
    status Pending
46. 2020-12-07
    status Pending
47. 2020-12-04
    listed $119,900 Active
48. 2020-12-04
    listed $119,900 Active
49. 2016-08-09
    soldstatus $70,000
50. 2016-07-12
    soldstatus $70,000 Sold

ⓘ 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: $3,052 · $254/mo
• Projected year-2 tax: $3,373 · $281/mo
• Expected delta: +$321/yr (+$27/mo · 10.5%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,268
• − Mortgage interest: −$13,438
• − Property taxes: −$3,052
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,581
• − Management: −$2,581
• − Depreciation: −$6,979
• Taxable income: $2,436
• Est. tax owed @ 24.0%: −$585
• After-tax cash flow: $5,558/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: Dearborn City School District
• NCES district ID: 2611600
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $46,884
• Composite: 27.93/100
• National rank: #6864
• State rank: #325 of 540 in MI

Livability — Dearborn

• Score: 80/100
• State rank: #84
• US rank: #1904

Category grades

Amenities D Commute A+ Cost of living A+ Crime C Employment C Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dearborn, MI
• County: Wayne County · 1,562,939 people
• City population: 86,476
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 51,997
• Household income: $42,140
• Rent vs Own: 43.4% rent · 56.6% own
• Severe rent burden: 2742.0

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 White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Arab 8% Romanian 2% Armenian 1%
• Foreign-born: 43% · Canada, South Korea
• Languages at home: 26% English-only · Arabic 70% Other Indo-European 2% 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: ▼ -266.09%
• Current HPI: 241.0732
• Rent YoY: ▲ 13.15%
• 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

+179.3% since first listed

47 events — show timeline

• 2026-06-01 Listed $239,900 REALCOMP
• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-06-01 Listed $239,900 MiRealSource-MiMLS
• 2026-06-01 Listing Removed — REALCOMP
• 2026-05-09 Listed $239,900 MiRealSource-MiMLS
• 2026-05-09 Listed $239,900 REALCOMP
• 2026-05-06 Coming Soon — MiRealSource-MiMLS
• 2026-04-17 Listing Removed — MiRealSource-MiMLS
• 2026-02-22 Relisted — MiRealSource-MiMLS
• 2026-02-22 Relisted — REALCOMP
• 2026-02-02 Pending — MiRealSource-MiMLS
• 2026-02-02 Pending — REALCOMP
• 2026-02-02 Listing Removed — REALCOMP
• 2026-01-17 Listed $239,900 REALCOMP
• 2026-01-16 Listed $239,900 MiRealSource-MiMLS
• 2025-12-09 Listing Removed — MiRealSource-MiMLS
• 2025-12-09 Listing Removed — MiRealSource-MiMLS
• 2025-11-21 Listing Removed — MiRealSource-MiMLS
• 2025-11-21 Listing Removed — MiRealSource-MiMLS
• 2025-11-21 Price Changed $229,900 REALCOMP
• 2025-11-21 Price Changed $229,900 REALCOMP
• 2025-11-21 Listed $219,900 REALCOMP
• 2025-11-21 Listed $219,900 REALCOMP
• 2025-11-20 Listed $229,900 MiRealSource-MiMLS
• 2025-11-20 Listed $229,900 MiRealSource-MiMLS
• 2025-11-13 Listed $239,900 REALCOMP
• 2025-11-13 Listed $239,900 MiRealSource-MiMLS
• 2025-11-08 Relisted — MiRealSource-MiMLS
• 2025-11-08 Relisted — REALCOMP
• 2025-11-07 Listing Removed — MiRealSource-MiMLS
• 2025-11-07 Listed $239,900 MiRealSource-MiMLS
• 2025-11-07 Listed $239,900 REALCOMP
• 2025-11-04 Coming Soon — MiRealSource-MiMLS
• 2020-12-22 Sold (Public Records) $115,000 Public Records
• 2020-12-17 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2020-12-17 Sold (MLS) $115,000 REALCOMP
• 2020-12-07 Pending — MiRealSource-MiMLS
• 2020-12-07 Pending — REALCOMP
• 2020-12-04 Listed $119,900 MiRealSource-MiMLS
• 2020-12-04 Listed $119,900 REALCOMP
• 2016-08-09 Sold (Public Records) $70,000 Public Records
• 2016-07-12 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2016-07-12 Sold (MLS) $70,000 REALCOMP
• 2016-05-31 Pending — MiRealSource-MiMLS
• 2016-05-31 Pending — REALCOMP
• 2016-05-04 Listed $85,900 MiRealSource-MiMLS
• 2016-05-04 Listed $85,900 REALCOMP

Property tax history

+4.3%/yr

Latest (2025): $3,052 · +2.3% YoY. Source: county tax records.