852 & 854 E Grand Blvd · Detroit, MI 48207

$349,000

7 bd · 3.0 ba · 3,076 sqft · MultiFamily public records · 5 Days on market

Built 1907 6,098 sqft lot $113/sqft · 421% above area

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Appreciation +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

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

Fantastic Multi Family. Fullyt furnished. Stunning. Live in one side and rent the other ? Endless Possibilites. Features are too many to list. A must see. 852 features 5 bedrooms on 3 floors and 1.5 baths. 854 features 4 bedrooms on 2 floors and a full attic. Both sides have full basement with walk out access. BATVAD including income, taxes etc. Occupied. All buyers must be pre-qualified. Thank you.

Key facts

• 6,098 sq ft lot
• 6 parking spots
• Built 1907

Property features AI

Finance

• Other: Pets allowed
• Financial info: Property listed as residential income (multifamily)
• HOA & community: Sidewalks in the community

Exterior

• Parking: On-street parking (6 total parking spaces listed)
• Security: Smoke detectors installed
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Residential income property (multifamily); Multi-family building; Above-grade finished area: 3,076 total
• Construction: Brick construction; Asphalt roof; Brick/mortar foundation; Built on a 0.14-acre lot (45 x 134)
• Exterior features: Outdoor lighting; Covered porch

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: Unit type: 4+ bedrooms (two separate units)
• Bathrooms: 3 full bathrooms and 1 half bathroom (total for property); One unit with 1 bathroom; One unit with 2 bathrooms
• Heating & cooling: Hot water heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Unfinished basement; Laundry room inside unit
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 7-bed/3.0-bath multifamily listed at $349k.

Deal economics

• At list price, monthly cash flow is $828 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $349k).

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: 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.
• Zoned schools: Garvey Academy (math 10% / reading 30%, grade F, #1,083 of 1,397 statewide, top 78%, 362 students, 87% FRL); Clippert Academy (379 students, 82% FRL); Southeastern High School (math 5% / reading 15%, grade F, #659 of 713 statewide, top 97%, 644 students, 87% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents rising (+3.5%/yr); 245 active listings in the ZIP; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $4,264/mo this rent would consume 107% of the median local household income ($48k/yr) (locally 2017% 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 (-2.8%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 (-2.8% appreciation + 3.5% rent growth), your $98k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $349,000

Questions for the listing agent

1. Built in 1907 — 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: 1.22% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.17%
• DSCR: 1.45
• GRM: 6.8

CMA / ARV

• ARV (median comp): $66,967
• List price: $349,000
• Delta: 421.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
852 & 854 E Grand Blvd	0.00mi	7/3.5	3,076 (0%)	0mo	$350,000	$114	98
912 E Grand Blvd	0.11mi	6/2.0 (-1)	2,768 (-10%)	8mo	$300,000	$108	63
3021 Sheridan St	0.35mi	6/2.5 (-1)	2,986 (-3%)	12mo	$20,500	$7	62
4100 Helen St	0.18mi	8/4.0 (+1)	3,452 (+12%)	3mo	$255,000	$74	60
2977 Canton St	0.41mi	6/2.0 (-1)	2,730 (-11%)	5mo	$230,000	$84	49

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

Projected returns pro-forma

-2.79% appreciation · 3.53% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,679
• Equity at exit: $55,291

10-year hold

• IRR: 10.3%
• Equity multiple: 1.84×
• Total profit: $82,061
• Equity at exit: $35,793

Cash invested: $97,720 (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 48207

• Home prices YoY: -2.0%
• Rents YoY: 3.5%
• Active inventory: 245
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $4,264 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$565 /mo · $6,778/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$895
• Net cashflow: $828

Break-even live

Break-even rent $3,216

Max offer price $349,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,026	-5% $927	+0% $828	+5% $729	+10% $631
Rent	-10% $491	-5% $660	+0% $828	+5% $997	+10% $1,165
Rate	-1.0pp $1,004	-0.5pp $917	base $828	+0.5pp $738	+1.0pp $646

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

Units	Beds	Baths	Est. rent
1× unit	5	1.5	$2,472
1× unit	4	1	$1,792
Total (2 units)			$4,264

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-05-13
   status Pending 402-char remark

   Show marketing remark (402 chars)

   Fantastic Multi Family. Fullyt furnished. Stunning. Live in one side and rent the other ? Endless Possibilites. Features are too many to list. A must see. 852 features 5 bedrooms on 3 floors and 1.5 baths. 854 features 4 bedrooms on 2 floors and a full attic. Both sides have full basement with walk out access. BATVAD including income, taxes etc. Occupied. All buyers must be pre-qualified. Thank you.

2. 2026-05-13
   status Pending 404-char remark

   Show marketing remark (402 chars)

   Fantastic Multi Family. Fullyt furnished. Stunning. Live in one side and rent the other ? Endless Possibilites. Features are too many to list. A must see. 852 features 5 bedrooms on 3 floors and 1.5 baths. 854 features 4 bedrooms on 2 floors and a full attic. Both sides have full basement with walk out access. BATVAD including income, taxes etc. Occupied. All buyers must be pre-qualified. Thank you.

3. 2026-05-08
   listed $349,000 Active 402-char remark

   Show marketing remark (402 chars)

   Fantastic Multi Family. Fullyt furnished. Stunning. Live in one side and rent the other ? Endless Possibilites. Features are too many to list. A must see. 852 features 5 bedrooms on 3 floors and 1.5 baths. 854 features 4 bedrooms on 2 floors and a full attic. Both sides have full basement with walk out access. BATVAD including income, taxes etc. Occupied. All buyers must be pre-qualified. Thank you.

4. 2026-05-08
   listed $349,000 Active 404-char remark

   Show marketing remark (402 chars)

   Fantastic Multi Family. Fullyt furnished. Stunning. Live in one side and rent the other ? Endless Possibilites. Features are too many to list. A must see. 852 features 5 bedrooms on 3 floors and 1.5 baths. 854 features 4 bedrooms on 2 floors and a full attic. Both sides have full basement with walk out access. BATVAD including income, taxes etc. Occupied. All buyers must be pre-qualified. Thank you.

5. 2026-05-06
   historical $349,000 402-char remark

   Show marketing remark (402 chars)

   Fantastic Multi Family. Fullyt furnished. Stunning. Live in one side and rent the other ? Endless Possibilites. Features are too many to list. A must see. 852 features 5 bedrooms on 3 floors and 1.5 baths. 854 features 4 bedrooms on 2 floors and a full attic. Both sides have full basement with walk out access. BATVAD including income, taxes etc. Occupied. All buyers must be pre-qualified. Thank you.

6. 2026-02-09
   historical
7. 2026-02-09
   historical
8. 2025-09-02
   listed $500,000 Active
9. 2025-09-01
   listed $500,000 Active
10. 2023-08-21
    soldstatus $575,000
11. 2023-08-18
    soldstatus $575,000 Sold
12. 2023-08-18
    soldstatus $575,000 Closed
13. 2023-08-09
    status Pending
14. 2023-08-09
    status Pending
15. 2023-07-21
    listed $575,000 Active
16. 2023-07-21
    listed $575,000 Active
17. 2023-07-17
    historical $575,000
18. 2023-07-17
    historical $575,000
19. 2023-07-13
    historical
20. 2023-07-13
    historical
21. 2023-03-09
    status Active
22. 2023-03-09
    status Active
23. 2023-01-07
    status Pending
24. 2023-01-07
    status Pending
25. 2022-08-12
    listed $600,000 Active
26. 2022-08-12
    listed $600,000 Active
27. 2020-07-20
    historical
28. 2020-07-20
    historical
29. 2020-03-03
    listed $300,000 Active
30. 2020-03-03
    listed $300,000 Active
31. 2020-03-02
    historical
32. 2020-03-02
    historical
33. 2020-02-26
    listed $300,000 Active
34. 2020-02-26
    listed $300,000 Active
35. 2012-04-04
    soldstatus $5,500
36. 2012-04-04
    soldstatus $5,500
37. 2012-03-06
    historical
38. 2012-03-06
    historical
39. 2011-12-27
    listed $15,234
40. 2011-12-27
    listed $15,234

ⓘ 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: $6,778 · $565/mo
• Projected year-2 tax: $6,778 · $565/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 ≥96°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: $51,168
• − Mortgage interest: −$19,549
• − Property taxes: −$6,778
• − Insurance: −$1,745
• − Repairs & maintenance: −$4,093
• − Management: −$4,093
• − Depreciation: −$10,153
• Taxable income: $4,756
• Est. tax owed @ 24.0%: −$1,141
• After-tax cash flow: $8,796/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): 20,848
• Household income: $47,831
• Rent vs Own: 74.2% rent · 25.8% own
• Severe rent burden: 2017.0

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 (74%)
• Race & ethnicity: Black 74% White 18% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% 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: ▼ -2.79%
• Current HPI: 136.6328
• Rent YoY: ▲ 3.53%
• 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

+2197.5% since first listed

44 events — show timeline

• 2026-06-11 Sold (MLS) $350,000 MiRealSource-MiMLS
• 2026-06-11 Sold (MLS) $350,000 REALCOMP
• 2026-05-27 Pending — REALCOMP
• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-05-12 Listing Removed — REALCOMP
• 2026-05-08 Listed $349,000 MiRealSource-MiMLS
• 2026-05-08 Listed $349,000 REALCOMP
• 2026-05-06 Coming Soon $349,000 MiRealSource-MiMLS
• 2026-02-09 Listing Removed — REALCOMP
• 2026-02-09 Listing Removed — MiRealSource-MiMLS
• 2025-09-02 Listed $500,000 REALCOMP
• 2025-09-01 Listed $500,000 MiRealSource-MiMLS
• 2023-08-21 Sold (Public Records) $575,000 Public Records
• 2023-08-18 Sold (MLS) $575,000 MiRealSource-MiMLS
• 2023-08-18 Sold (MLS) $575,000 REALCOMP
• 2023-08-09 Pending — MiRealSource-MiMLS
• 2023-08-09 Pending — REALCOMP
• 2023-07-21 Listed $575,000 MiRealSource-MiMLS
• 2023-07-21 Listed $575,000 REALCOMP
• 2023-07-17 Coming Soon $575,000 MiRealSource-MiMLS
• 2023-07-17 Coming Soon $575,000 REALCOMP
• 2023-07-13 Listing Removed — MiRealSource-MiMLS
• 2023-07-13 Listing Removed — REALCOMP
• 2023-03-09 Relisted — MiRealSource-MiMLS
• 2023-03-09 Relisted — REALCOMP
• 2023-01-07 Pending — MiRealSource-MiMLS
• 2023-01-07 Pending — REALCOMP
• 2022-08-12 Listed $600,000 MiRealSource-MiMLS
• 2022-08-12 Listed $600,000 REALCOMP
• 2020-07-20 Listing Removed — REALCOMP
• 2020-07-20 Listing Removed — MiRealSource-MiMLS
• 2020-03-03 Listed $300,000 MiRealSource-MiMLS
• 2020-03-03 Listed $300,000 REALCOMP
• 2020-03-02 Listing Removed — REALCOMP
• 2020-03-02 Listing Removed — MiRealSource-MiMLS
• 2020-02-26 Listed $300,000 MiRealSource-MiMLS
• 2020-02-26 Listed $300,000 REALCOMP
• 2012-04-04 Sold (MLS) $5,500 MiRealSource-MiMLS
• 2012-04-04 Sold (MLS) $5,500 REALCOMP
• 2012-03-06 Listing Removed — MiRealSource-MiMLS
• 2012-03-06 Listing Removed — REALCOMP
• 2011-12-27 Listed $15,234 MiRealSource-MiMLS
• 2011-12-27 Listed $15,234 REALCOMP

Property tax history

+15.2%/yr

Latest (2025): $6,778 · +38.2% YoY. Source: county tax records.