8501 Allen Rd · Allen Park, MI 48101

$175,000

3 bd · 1.0 ba · 999 sqft · SingleFamily public records · 26 Days on market

Built 1956 7,841 sqft lot Est $195k · 10% under

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Why this score? — see what drove the D 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 +12.5/30.0
• ARV discount +12.1/15.0
• Livability +4.5/5.0
• 1% rule +4.0/10.0
• DSCR +3.7/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 8501 Allen Rd in the heart of Allen Park! This charming home is the perfect opportunity for first-time home buyers looking to build equity or investors seeking a solid addition to their portfolio. Featuring a functional layout, spacious living areas, and great potential, this property offers endless possibilities to make it your own. Conveniently located near shopping, restaurants, schools, parks, and major freeways for an easy commute. Whether you're looking for a place to call home or your next investment opportunity, this property is full of value and potential. Don't miss your chance to schedule your private showing today!

Key facts

• 7,841 sq ft lot
• Built 1956
• Listed 26 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Brick construction
• Exterior features: Paved road access; Lot dimensions approximately 86.46 x 141.53 feet; Lot around 0.18 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: 6 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-24 ($-292/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (9.7% below list).
• Recommended offer: $158k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.5% in Allen Park — 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 89/100 on livability (#9 in MI, #128 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools C-.
• Allen Park Public Schools (suburban): math 24% / reading 46% proficiency, ranked #254 of 540 in MI (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 26 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 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 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,109 (9.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $194,805
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15792 Oceana Ave	0.46mi	3/1.0	1,000 (+0%)	5mo	$193,000	$193	75
15591 Aster Ave	0.22mi	3/1.0	1,071 (+7%)	9mo	$239,000	$223	70
15044 Oceana Ave	0.69mi	3/1.0	1,000 (+0%)	2mo	$195,000	$195	66
9290 Allen Rd	0.44mi	3/1.5	1,073 (+7%)	3mo	$242,000	$226	62
8054 Robinson Ave	0.63mi	3/1.0	1,053 (+5%)	4mo	$215,000	$204	58
9616 Colwell Ave	0.67mi	3/1.0	1,031 (+3%)	6mo	$175,000	$170	58
9840 Carter Ave	0.71mi	3/1.0	1,020 (+2%)	10mo	$146,000	$143	55
9250 Rosedale Blvd	0.75mi	3/1.0	1,031 (+3%)	8mo	$200,000	$194	53
18765 Dale Ave	0.63mi	3/2.0	1,104 (+10%)	1mo	$275,000	$249	48
15022 Jonas Ave	0.64mi	2/1.0 (-1)	910 (-9%)	5mo	$176,000	$193	46
20150 Wick Rd	0.74mi	3/1.0	921 (-8%)	9mo	$145,000	$157	45
9687 Seavitt Dr	0.74mi	3/1.5	1,120 (+12%)	4mo	$232,500	$208	40

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-29,846
• Equity at exit: $26,093

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-27,732
• Equity at exit: $15,131

Cash invested: $49,000 (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 48101

• Active inventory: 79
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,581 high
• Mortgage (P&I): −$918
• Tax from tax record: −$283 /mo · $3,394/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-24

Break-even live

Break-even rent $1,612

Max offer price $170,695

Occupancy floor 97%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9725 Ruth Allen Park, MI	3.0	1.5	1110	$1,800	$1.62	3d	1	0.30mi
9814 Quandt Ave Allen Park, MI	3.0	2.0	1050	$1,800	$1.71	44d	1	0.71mi
9725 Fox Ave Allen Park, MI	3.0	1.5	940	$1,850	$1.97	44d	1	0.89mi
9918 Allen Pointe Dr Allen Park, MI	1.0–2.0	1.0–2.0	678	$1,125	$1.66	12d	1	0.91mi
10019 Allen Pointe Dr Allen Park, MI	2.0	1.5	796	$1,055	$1.33	12d	1	0.96mi
2235 Moore Rd Unit 1 Lincoln Park, MI	2.0	1.0	800	$1,000	$1.25	24d	1	1.04mi
15806 Meyer Ave Allen Park, MI	3.0	2.0	1100	$1,650	$1.50	2d	1	1.17mi

Listing history 15 events

1. 2026-06-16
   statusdays on market $175,000 Pending 26 DOM
2. 2026-06-15
   days on market $175,000 Active 25 DOM
3. 2026-06-13
   days on market $175,000 Active 23 DOM
4. 2026-06-13
   days on market $175,000 Active 22 DOM
5. 2026-06-09
   days on market $175,000 Active 19 DOM
6. 2026-06-08
   days on market $175,000 Active 18 DOM
7. 2026-06-07
   days on market $175,000 Active 17 DOM
8. 2026-06-04
   days on market $175,000 Active 14 DOM
9. 2026-06-03
   days on market $175,000 Active 13 DOM
10. 2026-06-02
    days on market $175,000 Active 12 DOM
11. 2026-06-01
    days on market $175,000 Active 11 DOM
12. 2026-05-31
    days on market $175,000 Active 10 DOM
13. 2026-05-22
    listed $175,000 Active 645-char remark

    Show marketing remark (645 chars)

    Welcome to 8501 Allen Rd in the heart of Allen Park! This charming home is the perfect opportunity for first-time home buyers looking to build equity or investors seeking a solid addition to their portfolio. Featuring a functional layout, spacious living areas, and great potential, this property offers endless possibilities to make it your own. Conveniently located near shopping, restaurants, schools, parks, and major freeways for an easy commute. Whether you're looking for a place to call home or your next investment opportunity, this property is full of value and potential. Don't miss your chance to schedule your private showing today!

14. 2026-05-22
    listed $175,000 Active

    Show marketing remark (645 chars)

    Welcome to 8501 Allen Rd in the heart of Allen Park! This charming home is the perfect opportunity for first-time home buyers looking to build equity or investors seeking a solid addition to their portfolio. Featuring a functional layout, spacious living areas, and great potential, this property offers endless possibilities to make it your own. Conveniently located near shopping, restaurants, schools, parks, and major freeways for an easy commute. Whether you're looking for a place to call home or your next investment opportunity, this property is full of value and potential. Don't miss your chance to schedule your private showing today!

15. 2026-05-19
    historical $175,000 645-char remark

    Show marketing remark (645 chars)

    Welcome to 8501 Allen Rd in the heart of Allen Park! This charming home is the perfect opportunity for first-time home buyers looking to build equity or investors seeking a solid addition to their portfolio. Featuring a functional layout, spacious living areas, and great potential, this property offers endless possibilities to make it your own. Conveniently located near shopping, restaurants, schools, parks, and major freeways for an easy commute. Whether you're looking for a place to call home or your next investment opportunity, this property is full of value and potential. Don't miss your chance to schedule your private showing today!

ⓘ 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: $3,394 · $283/mo
• Projected year-2 tax: $3,394 · $283/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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,973
• − Mortgage interest: −$9,803
• − Property taxes: −$3,394
• − Insurance: −$875
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$5,091
• Taxable loss: −$3,225
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $482/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: Allen Park Public Schools
• NCES district ID: 2602520
• Math proficiency: 24% ▼ -14.00%
• Reading proficiency: 46% ▼ -4.00%
• Median HH income: $64,196
• Composite: 31.62/100
• National rank: #5941
• State rank: #254 of 540 in MI

Livability — Allen Park

• Score: 89/100
• State rank: #9
• US rank: #128

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime B- Employment B+ Housing A+ Health & safety B- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allen Park, MI
• County: Wayne County · 1,562,939 people
• City population: 27,925
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 27,925
• Household income: $81,655
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 142.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 8% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Romanian 14% Lithuanian 3% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 7% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -170.93%
• Current HPI: 215.3923
• Rent YoY: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-22 Listed $175,000 MiRealSource-MiMLS
• 2026-05-22 Listed $175,000 REALCOMP
• 2026-05-19 Coming Soon $175,000 MiRealSource-MiMLS

Property tax history

+1.2%/yr

Latest (2025): $3,394 · -13.9% YoY. Source: county tax records.