8871 Sussex St · Detroit, MI 48228

$118,000

3 bd · 1.0 ba · 1,049 sqft · SingleFamily public records · 38 Days on market

Built 1947 3,485 sqft lot $112/sqft · 87% above area

---

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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning, completely renovated brick bungalow at 8871 Sussex St! This move-in-ready gem features a modern, open-concept kitchen fully equipped with brand-new cabinetry, sleek granite countertops, and premium stainless steel appliances. The upgrades continue into the bathroom, which boasts elegant new tile work and contemporary fixtures, complemented by fresh paint and updated flooring throughout the entire home. Beyond the interior, you'll find incredible curb appeal with a brand-new asphalt driveway providing hassle-free off-street parking. Perfectly blending classic Detroit charm with high-end modern finishes, this home offers a worry-free lifestyle in the heart of the city - don't miss your chance to see it!

Key facts

• New tile work
• Updated flooring
• Granite countertops

Tags

• MODERN OPEN-CONCEPT KITCHEN
• BRAND-NEW CABINETRY
• GRANITE COUNTERTOPS
• NEW TILE WORK
• CONTEMPORARY FIXTURES
• UPDATED FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.

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); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $1,321/mo this rent would consume 52% 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 $816 of loan paydown is wiped out by about $4k 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

• It's been on market 38 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y 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 $16k; list at $118k implies a 661% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.52%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (median comp): $63,239
• List price: $118,000
• Delta: 86.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8871 Sussex St	0.00mi	3/1.0	1,049 (0%)	1mo	$118,000	$112	99
8254 Sussex St	0.34mi	3/1.0	1,006 (-4%)	3mo	$108,000	$107	75
9599 Whitcomb St	0.53mi	3/1.0	1,060 (+1%)	1mo	$55,000	$52	73
9606 Sussex St	0.53mi	3/2.0	1,060 (+1%)	4mo	$76,000	$72	66
8160 Sussex St	0.42mi	3/1.0	960 (-8%)	1mo	$58,000	$60	66
9930 Whitcomb St	0.63mi	3/1.0	1,078 (+3%)	2mo	$35,000	$32	65
8348 Terry St	0.32mi	3/1.0	932 (-11%)	4mo	$82,500	$89	64
9555 Montrose St	0.57mi	3/1.0	999 (-5%)	3mo	$45,000	$45	63
8255 Marlowe St	0.44mi	3/1.0	915 (-13%)	4mo	$27,400	$30	55
8121 Hubbell ST St	0.56mi	3/1.0	918 (-12%)	2mo	$48,500	$53	51
9220 Rutherford St	0.49mi	3/1.5	1,199 (+14%)	1mo	$85,000	$71	51
9910 Coyle St	0.62mi	3/1.0	904 (-14%)	4mo	$56,000	$62	45

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,830
• Equity at exit: $17,594

10-year hold

• IRR: 4.0%
• Equity multiple: 1.26×
• Total profit: $8,439
• Equity at exit: $10,202

Cash invested: $33,040 (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: 363
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,321 high
• Mortgage (P&I): −$619
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $317

Break-even live

Break-even rent $920

Max offer price $118,000

Occupancy floor 71%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	0.12mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	0.26mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	0.39mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	0.42mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	0.43mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	0.50mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	0.51mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	0.51mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	44d	1	0.51mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	0.53mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	44d	1	0.55mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.58mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	0.62mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	0.64mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	0.71mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	5d	1	0.72mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	0.73mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	0.74mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	0.85mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	0.88mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	0.88mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	0.95mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	0.96mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	0.98mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.99mi
7312 Mansfield St Detroit, MI	4.0	1.0	1300	$1,400	$1.08	17d	1	1.03mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	44d	1	1.05mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	1.09mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	1.10mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	1.11mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	44d	1	1.13mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	1.14mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.16mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	1.25mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	1.26mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.31mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.31mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	1.46mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	1.46mi
6474 Saint Marys St Detroit, MI	3.0	1.0	1237	$1,350	$1.09	44d	1	1.47mi

Listing history 7 events

1. 2026-05-02
   status Pending 736-char remark

   Show marketing remark (752 chars)

   Welcome to this stunning, completely renovated brick bungalow at 8871 Sussex St! This move-in-ready gem features a modern, open-concept kitchen fully equipped with brand-new cabinetry, sleek granite countertops, and premium stainless steel appliances. The upgrades continue into the bathroom, which boasts elegant new tile work and contemporary fixtures, complemented by fresh paint and updated flooring throughout the entire home. Beyond the interior, you’ll find incredible curb appeal with a brand-new asphalt driveway providing hassle-free off-street parking. Perfectly blending classic Detroit charm with high-end modern finishes, this home offers a worry-free lifestyle in the heart of the city—don’t miss your chance to see it!

2. 2026-05-02
   status Pending 752-char remark

   Show marketing remark (752 chars)

   Welcome to this stunning, completely renovated brick bungalow at 8871 Sussex St! This move-in-ready gem features a modern, open-concept kitchen fully equipped with brand-new cabinetry, sleek granite countertops, and premium stainless steel appliances. The upgrades continue into the bathroom, which boasts elegant new tile work and contemporary fixtures, complemented by fresh paint and updated flooring throughout the entire home. Beyond the interior, you’ll find incredible curb appeal with a brand-new asphalt driveway providing hassle-free off-street parking. Perfectly blending classic Detroit charm with high-end modern finishes, this home offers a worry-free lifestyle in the heart of the city—don’t miss your chance to see it!

3. 2026-03-25
   listed $118,000 Active 736-char remark

   Show marketing remark (752 chars)

   Welcome to this stunning, completely renovated brick bungalow at 8871 Sussex St! This move-in-ready gem features a modern, open-concept kitchen fully equipped with brand-new cabinetry, sleek granite countertops, and premium stainless steel appliances. The upgrades continue into the bathroom, which boasts elegant new tile work and contemporary fixtures, complemented by fresh paint and updated flooring throughout the entire home. Beyond the interior, you’ll find incredible curb appeal with a brand-new asphalt driveway providing hassle-free off-street parking. Perfectly blending classic Detroit charm with high-end modern finishes, this home offers a worry-free lifestyle in the heart of the city—don’t miss your chance to see it!

4. 2026-03-25
   listed $118,000 Active 752-char remark

   Show marketing remark (752 chars)

   Welcome to this stunning, completely renovated brick bungalow at 8871 Sussex St! This move-in-ready gem features a modern, open-concept kitchen fully equipped with brand-new cabinetry, sleek granite countertops, and premium stainless steel appliances. The upgrades continue into the bathroom, which boasts elegant new tile work and contemporary fixtures, complemented by fresh paint and updated flooring throughout the entire home. Beyond the interior, you’ll find incredible curb appeal with a brand-new asphalt driveway providing hassle-free off-street parking. Perfectly blending classic Detroit charm with high-end modern finishes, this home offers a worry-free lifestyle in the heart of the city—don’t miss your chance to see it!

5. 1996-12-31
   historical
6. 1996-09-03
   listed $43,900
7. 1996-06-11
   soldstatus $15,500

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $1,260 · $105/mo
• Expected delta: +$557/yr (+$46/mo · 79.3%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,853
• − Mortgage interest: −$6,610
• − Property taxes: −$703
• − Insurance: −$590
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$3,433
• Taxable income: $1,981
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $3,330/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

+661.3% since first listed

7 events — show timeline

• 2026-05-02 Pending — MiRealSource-MiMLS
• 2026-05-02 Pending — REALCOMP
• 2026-03-25 Listed $118,000 REALCOMP
• 2026-03-25 Listed $118,000 MiRealSource-MiMLS
• 1996-12-31 Listing Removed — REALCOMP
• 1996-09-03 Listed $43,900 REALCOMP
• 1996-06-11 Sold (Public Records) $15,500 Public Records

Property tax history

-0.3%/yr

Latest (2025): $703 · -6.6% YoY. Source: county tax records.