8510 Lauder St · Detroit, MI 48228

$84,999

3 bd · 1.0 ba · 914 sqft · SingleFamily public records · 23 Days on market

Built 1942 3,920 sqft lot Est $81k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.5/15.0
• 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

Key facts

• 3,920 sq ft lot
• Built 1942
• Listed 23 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Residential property
• Construction: Built in 1942; Brick construction
• Exterior features: Lot size approximately 0.09 acres; Public water

Interior

• Kitchen: Kitchen
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 4
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Three total rooms; Full basement (other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1,280/mo this rent would consume 50% 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 $587 of loan paydown is wiped out by about $3k 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 23 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 23 sale attempts since 5y 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 $55k; list at $85k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,724 (1.5% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.51% ✓
• Cap rate: 11.05%
• Cash-on-cash: 16.99%
• DSCR: 1.76
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $81,346
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8255 Marlowe St	0.13mi	3/1.0	915 (+0%)	4mo	$27,400	$30	91
8348 Terry St	0.06mi	3/1.0	932 (+2%)	4mo	$82,500	$89	90
8121 Hubbell ST St	0.25mi	3/1.0	918 (+0%)	2mo	$48,500	$53	86
8160 Sussex St	0.29mi	3/1.0	960 (+5%)	1mo	$58,000	$60	78
8125 Hubbell St	0.24mi	3/1.0	864 (-6%)	4mo	$52,500	$61	76
8254 Sussex St	0.25mi	3/1.0	1,006 (+10%)	3mo	$108,000	$107	70
8154 Decatur St	0.53mi	3/1.0	864 (-6%)	1mo	$70,000	$81	65
7733 Barrie St	0.56mi	2/1.0 (-1)	909 (-0%)	4mo	$140,000	$154	64
8277 Sussex St	0.26mi	3/1.0	1,038 (+14%)	4mo	$120,000	$116	62
8871 Sussex St	0.33mi	3/1.0	1,049 (+15%)	1mo	$118,000	$112	59
8283 Sussex St	0.26mi	2/1.0 (-1)	777 (-15%)	4mo	$58,000	$75	54
9316 Whitcomb St	0.58mi	3/1.5	1,029 (+13%)	4mo	$100,000	$97	47

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: 4.5%
• Equity multiple: 1.17×
• Total profit: $4,007
• Equity at exit: $12,674

10-year hold

• IRR: 10.7%
• Equity multiple: 1.71×
• Total profit: $16,919
• Equity at exit: $7,349

Cash invested: $23,800 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,280 high
• Mortgage (P&I): −$446
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $337

Break-even live

Break-even rent $854

Max offer price $84,999

Occupancy floor 69%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	43d	1	0.15mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	43d	1	0.23mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	0.30mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	0.62mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	0.67mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	0.75mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	0.75mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	0.76mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	0.87mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	0.89mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.91mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	0.93mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	0.96mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	1.01mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	1.02mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	43d	1	1.07mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	1.12mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	1.14mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	1.15mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.21mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.22mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	1.33mi
6406 Mead St Dearborn, MI	2.0	1.0	904	$1,100	$1.22	24d	1	1.33mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.35mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	1.38mi
6225 Middlesex St Unit 5 Dearborn, MI	2.0	1.0	700	$950	$1.36	4d	1	1.48mi
6225 Middlesex St Unit 5 Dearborn, MI	2.0	1.0	700	$950	$1.36	12d	1	1.48mi

Listing history 50 events

1. 2026-06-18
   days on market $84,999 Active 23 DOM
2. 2026-06-17
   days on market $84,999 Active 22 DOM
3. 2026-06-15
   days on market $84,999 Active 20 DOM
4. 2026-06-13
   days on market $84,999 Active 18 DOM
5. 2026-06-13
   days on market $84,999 Active 17 DOM
6. 2026-06-09
   days on market $84,999 Active 14 DOM
7. 2026-06-08
   days on market $84,999 Active 13 DOM
8. 2026-06-07
   days on market $84,999 Active 12 DOM
9. 2026-06-04
   days on market $84,999 Active 9 DOM
10. 2026-06-03
    days on market $84,999 Active 8 DOM
11. 2026-06-02
    days on market $84,999 Active 7 DOM
12. 2026-06-01
    days on market $84,999 Active 6 DOM
13. 2026-05-31
    days on market $84,999 Active 5 DOM
14. 2026-05-26
    listed $84,999 Active
15. 2026-05-26
    listed $84,999 Active
16. 2026-05-26
    listed $84,999 Active
17. 2026-05-01
    historical
18. 2026-04-30
    historical
19. 2026-04-29
    price $84,999
20. 2026-04-29
    price $84,999
21. 2026-04-29
    price $84,999
22. 2026-04-23
    price $74,999
23. 2026-04-22
    price $74,999
24. 2026-04-22
    price $74,999
25. 2026-04-20
    price $69,999
26. 2026-04-20
    price $69,999
27. 2026-04-20
    price $69,999
28. 2026-03-30
    price $74,999
29. 2026-03-30
    price $74,999
30. 2026-03-30
    price $74,999
31. 2026-03-10
    price $79,999
32. 2026-03-10
    price $79,999
33. 2026-03-10
    price $79,999
34. 2026-03-03
    price $84,999
35. 2026-03-03
    price $84,999
36. 2026-03-03
    price $84,999
37. 2026-03-03
    price $89,000
38. 2026-03-03
    price $89,000
39. 2026-02-16
    listed $99,000 Active
40. 2026-02-16
    listed $99,000 Active
41. 2024-08-01
    historical
42. 2024-07-31
    historical
43. 2024-02-08
    listed $74,999 Active
44. 2024-02-08
    listed $74,999 Active
45. 2024-01-01
    historical
46. 2024-01-01
    historical
47. 2023-10-13
    listed $64,999 Active
48. 2023-10-13
    listed $64,999 Active
49. 2023-10-06
    historical
50. 2023-10-06
    historical

ⓘ 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: $2,318 · $193/mo
• Projected year-2 tax: $2,318 · $193/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 ≥97°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: $15,360
• − Mortgage interest: −$4,761
• − Property taxes: −$2,318
• − Insurance: −$425
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$2,473
• Taxable income: $2,926
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $3,341/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

+6.6% since first listed

78 events — show timeline

• 2026-05-26 Listed $84,999 REALCOMP
• 2026-05-26 Listed $84,999 SW Michigan MLS
• 2026-05-26 Listed $84,999 MiRealSource-MiMLS
• 2026-05-01 Listing Removed — MiRealSource-MiMLS
• 2026-04-30 Listing Removed — REALCOMP
• 2026-04-29 Price Changed $84,999 MiRealSource-MiMLS
• 2026-04-29 Price Changed $84,999 REALCOMP
• 2026-04-29 Price Changed $84,999 SW Michigan MLS
• 2026-04-23 Price Changed $74,999 MiRealSource-MiMLS
• 2026-04-22 Price Changed $74,999 REALCOMP
• 2026-04-22 Price Changed $74,999 SW Michigan MLS
• 2026-04-20 Price Changed $69,999 MiRealSource-MiMLS
• 2026-04-20 Price Changed $69,999 REALCOMP
• 2026-04-20 Price Changed $69,999 SW Michigan MLS
• 2026-03-30 Price Changed $74,999 MiRealSource-MiMLS
• 2026-03-30 Price Changed $74,999 REALCOMP
• 2026-03-30 Price Changed $74,999 SW Michigan MLS
• 2026-03-10 Price Changed $79,999 MiRealSource-MiMLS
• 2026-03-10 Price Changed $79,999 REALCOMP
• 2026-03-10 Price Changed $79,999 SW Michigan MLS
• 2026-03-03 Price Changed $84,999 MiRealSource-MiMLS
• 2026-03-03 Price Changed $84,999 REALCOMP
• 2026-03-03 Price Changed $84,999 SW Michigan MLS
• 2026-03-03 Price Changed $89,000 REALCOMP
• 2026-03-03 Price Changed $89,000 SW Michigan MLS
• 2026-02-16 Listed $99,000 MiRealSource-MiMLS
• 2026-02-16 Listed $99,000 REALCOMP
• 2024-08-01 Listing Removed — MiRealSource-MiMLS
• 2024-07-31 Listing Removed — REALCOMP
• 2024-02-08 Listed $74,999 MiRealSource-MiMLS
• 2024-02-08 Listed $74,999 REALCOMP
• 2024-01-01 Listing Removed — MiRealSource-MiMLS
• 2024-01-01 Listing Removed — REALCOMP
• 2023-10-13 Listed $64,999 MiRealSource-MiMLS
• 2023-10-13 Listed $64,999 REALCOMP
• 2023-10-06 Coming Soon — MiRealSource-MiMLS
• 2023-10-06 Coming Soon — REALCOMP
• 2023-08-31 Listing Removed — MiRealSource-MiMLS
• 2023-08-31 Listing Removed — REALCOMP
• 2023-05-06 Price Changed $63,999 MiRealSource-MiMLS
• 2023-05-06 Price Changed $63,999 REALCOMP
• 2023-04-14 Price Changed $64,999 MiRealSource-MiMLS
• 2023-04-14 Price Changed $64,999 REALCOMP
• 2023-04-06 Listed $67,999 MiRealSource-MiMLS
• 2023-04-06 Listed $67,999 REALCOMP
• 2022-06-27 Sold (Public Records) $55,000 Public Records
• 2022-06-17 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2022-06-17 Sold (MLS) $55,000 REALCOMP
• 2022-06-11 Pending — MiRealSource-MiMLS
• 2022-06-11 Pending — REALCOMP
• 2022-05-20 Listed $59,750 MiRealSource-MiMLS
• 2022-05-20 Listed $59,750 REALCOMP
• 2022-03-01 Listing Removed — MiRealSource-MiMLS
• 2022-03-01 Listing Removed — REALCOMP
• 2022-02-01 Relisted — MiRealSource-MiMLS
• 2022-02-01 Relisted — REALCOMP
• 2022-01-12 Pending — MiRealSource-MiMLS
• 2022-01-12 Pending — REALCOMP
• 2022-01-05 Listed $59,750 MiRealSource-MiMLS
• 2022-01-05 Listed $59,750 REALCOMP
• 2021-12-01 Listing Removed — MiRealSource-MiMLS
• 2021-12-01 Listing Removed — REALCOMP
• 2021-11-04 Relisted — MiRealSource-MiMLS
• 2021-11-04 Relisted — REALCOMP
• 2021-10-30 Contingent — MiRealSource-MiMLS
• 2021-10-30 Contingent — REALCOMP
• 2021-10-20 Listed $59,750 MiRealSource-MiMLS
• 2021-10-20 Listed $59,750 REALCOMP
• 2021-10-16 Listing Removed — REALCOMP
• 2021-10-15 Listing Removed — MiRealSource-MiMLS
• 2021-10-06 Price Changed $59,750 MiRealSource-MiMLS
• 2021-10-05 Price Changed $59,750 REALCOMP
• 2021-09-29 Price Changed $69,750 MiRealSource-MiMLS
• 2021-09-29 Price Changed $69,750 REALCOMP
• 2021-09-18 Price Changed $74,750 MiRealSource-MiMLS
• 2021-09-17 Price Changed $74,750 REALCOMP
• 2021-09-10 Listed $79,750 MiRealSource-MiMLS
• 2021-09-10 Listed $79,750 REALCOMP

Property tax history

+1.8%/yr

Latest (2025): $2,318 · -54.4% YoY. Source: county tax records.