8151 Dayton St · Detroit, MI 48210

$135,000

5 bd · 1.5 ba · 1,524 sqft · SingleFamily public records · 1 Days on market

Built 1918 4,356 sqft lot Est $172k · 22% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Detroit, this well-maintained multifamily property offers excellent flexibility for both owner-occupants and investors. The lower unit features 3 bedrooms and 1 full bathroom, while the upper unit offers 2 bedrooms and 1 full bathroom. Shared laundry is conveniently located in the basement, along with an additional storage room for tenant or owner use. Whether you're looking to live in one unit and rent the other to help offset your mortgage, or lease both units for strong income potential, this property presents a fantastic investment opportunity. Conveniently located near local amenities, major roads, shopping, dining, and neighborhood services, this multifamily home combines value, versatility, and income-producing potential.

Key facts

• Shared laundry
• Multifamily property
• Local amenities

Tags

• MULTIFAMILY PROPERTY
• SHARED LAUNDRY
• ADDITIONAL STORAGE ROOM
• INVESTMENT OPPORTUNITY
• LOCAL AMENITIES
• MAJOR ROADS

Property features AI

Finance

• Other: Lot roughly 0.1 acre (approx. 43 x 99); Directions: Lonyo and Dayton; Subdivision: SMART FARM ALSO P33 PLACE ATS

Exterior

• Parking: 2 parking spaces; Garage
• Utilities: Public water; Public sewer
• Home design: Two-story multi-family residential income property; Residential zoning
• Construction: Block foundation; Other construction materials
• Exterior features: Paved road access; Pets allowed (call for details)

Interior

• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement; Basement present
• Laundry & utility: Laundry in common area

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$172,212) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

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: 94 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 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: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1918 — 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 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: 1.33% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.41%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $172,212
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8704 Smart St	0.29mi	4/2.0 (-1)	1,415 (-7%)	1mo	$160,000	$113	66
10035 Blesser St	0.51mi	4/1.5 (-1)	1,512 (-1%)	7mo	$227,000	$150	64
9029 Mcgraw St	0.59mi	4/2.0 (-1)	1,452 (-5%)	13mo	$171,759	$118	47
5651 Lonyo St	0.35mi	6/2.0 (+1)	1,704 (+12%)	15mo	$163,500	$96	45
5657 Springwells St	0.38mi	5/2.0	1,716 (+13%)	24mo	$70,000	$41	39
5475 Cecil St	0.69mi	4/1.5 (-1)	1,440 (-6%)	22mo	$135,000	$94	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.29×
• Total profit: $11,052
• Equity at exit: $20,129

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $52,051
• Equity at exit: $11,672

Cash invested: $37,800 (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 48210

• Home prices YoY: -22.3%
• Active inventory: 94
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$141 /mo · $1,692/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $517

Break-even live

Break-even rent $1,146

Max offer price $135,000

Occupancy floor 66%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	2d	1	1.05mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark

   Show marketing remark (762 chars)

   Located in the heart of Detroit, this well-maintained multifamily property offers excellent flexibility for both owner-occupants and investors. The lower unit features 3 bedrooms and 1 full bathroom, while the upper unit offers 2 bedrooms and 1 full bathroom. Shared laundry is conveniently located in the basement, along with an additional storage room for tenant or owner use. Whether you're looking to live in one unit and rent the other to help offset your mortgage, or lease both units for strong income potential, this property presents a fantastic investment opportunity. Conveniently located near local amenities, major roads, shopping, dining, and neighborhood services, this multifamily home combines value, versatility, and income-producing potential.

2. 2026-06-18
   listed $135,000 Active 1 DOM

   Show marketing remark (762 chars)

   Located in the heart of Detroit, this well-maintained multifamily property offers excellent flexibility for both owner-occupants and investors. The lower unit features 3 bedrooms and 1 full bathroom, while the upper unit offers 2 bedrooms and 1 full bathroom. Shared laundry is conveniently located in the basement, along with an additional storage room for tenant or owner use. Whether you're looking to live in one unit and rent the other to help offset your mortgage, or lease both units for strong income potential, this property presents a fantastic investment opportunity. Conveniently located near local amenities, major roads, shopping, dining, and neighborhood services, this multifamily home combines value, versatility, and income-producing potential.

ⓘ 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: $1,692 · $141/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$194/yr (+$16/mo · 11.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$7,562
• − Property taxes: −$1,692
• − Insurance: −$675
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,927
• Taxable income: $4,288
• Est. tax owed @ 24.0%: −$1,029
• After-tax cash flow: $5,173/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
• City population: 572,865
• Population (ZIP): 26,925

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 59% White 20% Black 17% Two or more races 16% Native American 1%
• Hispanic origin (detail): Mexican 44% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 2% Danish 1%
• Foreign-born: 27% · Canada, Jamaica
• Languages at home: 39% English-only · Spanish 50% Arabic 10%

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: ▼ -85.82%
• Current HPI: 299.5909
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-18 Listed $135,000 MiRealSource-MiMLS
• 2026-06-18 Listed $135,000 REALCOMP

Property tax history

+4.3%/yr

Latest (2025): $1,692 · -2.3% YoY. Source: county tax records.