8442 Central St · Center Line, MI 48015

$105,000

3 bd · 1.0 ba · 780 sqft · SingleFamily public records · 2 Days on market

Built 1925 0.31 ac lot $135/sqft · 32% below area Est $155k · 32% under ↓ 22% since listing

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +7.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

5000.00 PRICE REDUCTION. Great Bones, Extra Large Lot 90-154. Attention Flippers, Landlords, Renovators, this is a great opportunity in Center Line. Buyer Must assume All City Certification Responsibility attached in Disclosures. Home needs TLC much of the work has already been started, but has Great Potential. Blank Canvas with quality materials in original home construction. Extra large Detached Garage, Basement, Some New Windows, Exterior Painted.

Key facts

• Some new windows
• Basement
• Extra large lot

Tags

• EXTRA LARGE LOT
• DETACHED GARAGE
• BASEMENT
• SOME NEW WINDOWS
• EXTERIOR PAINTED

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: Detached garage with approximately 2.5 car capacity
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Residential zoning
• Construction: Aluminum siding; Block foundation; Built as residential single-family
• Exterior features: Patio; Fenced yard; Public maintained road

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Gas water heater; Oven; Refrigerator; Range; Hardwood floors; Block basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 8.8% vs local median 5.9% in Center Line — 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 74/100 on livability (#190 in MI, #4,835 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, health & safety D.
• Center Line Public Schools (suburban): math 14% / reading 29% proficiency, ranked #459 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1925 — 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 D-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 D 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: 1.21% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.41
• GRM: 6.9

CMA / ARV

• ARV (median comp): $154,925
• List price: $105,000
• Delta: -32.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25034 Comfort	0.34mi	2/1.0 (-1)	804 (+3%)	2mo	$136,200	$169	72
8137 Helen St	0.26mi	2/1.0 (-1)	800 (+3%)	12mo	$130,000	$163	69
7399 Gronow	0.40mi	2/1.0 (-1)	700 (-10%)	2mo	$134,250	$192	58
7377 Bernice	0.60mi	2/1.0 (-1)	816 (+5%)	2mo	$105,000	$129	57
24894 Marigold Ave	0.48mi	3/1.0	888 (+14%)	2mo	$105,000	$118	53
8328 Theisen St	0.54mi	3/1.0	884 (+13%)	14mo	$144,500	$163	41
24700 Tallman Ave	0.66mi	3/1.0	864 (+11%)	15mo	$143,000	$166	39

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-2,759
• Equity at exit: $15,656

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $16,098
• Equity at exit: $9,078

Cash invested: $29,400 (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 48015

• Home prices YoY: -20.6%
• Active inventory: 34
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,268 high
• Mortgage (P&I): −$551
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $223

Break-even live

Break-even rent $986

Max offer price $105,000

Occupancy floor 77%

Sensitivity live

Price	-10% $282	-5% $253	+0% $223	+5% $193	+10% $164
Rent	-10% $123	-5% $173	+0% $223	+5% $273	+10% $323
Rate	-1.0pp $276	-0.5pp $250	base $223	+0.5pp $196	+1.0pp $168

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25005 Lawrence Ave Center Line, MI	1.0–2.0	1.0–1.5	1000	$955	$0.95	44d	1	0.66mi
11404 Warren Blvd Unit 102 Warren, MI	2.0	1.0	900	$1,250	$1.39	24d	1	0.67mi
25108 Hoover Rd Warren, MI	1.0–2.0	1.0	702	$1,324	$1.88	2d	65	0.78mi
27107 Seyburn Ave Warren, MI	2.0	1.0	750	$1,300	$1.73	22d	1	0.85mi
11130 Stephens Rd Warren, MI	2.0	1.0	750	$1,300	$1.73	44d	1	0.89mi
8125 Timken Ave Warren, MI	3.0	1.0	948	$1,270	$1.34	5d	1	1.03mi
11076 Essex Ave Warren, MI	4.0	1.0	1072	$1,400	$1.31	44d	1	1.04mi
8428 Timken Ave Warren, MI	3.0	1.0	860	$1,250	$1.45	24d	1	1.04mi
8212 Timken Ave Warren, MI	2.0	1.0	756	$1,320	$1.75	24d	1	1.05mi
25146 Wagner Ave Warren, MI	3.0	1.0	906	$1,900	$2.10	24d	1	1.06mi
8716 Timken Ave Warren, MI	3.0	1.0	1008	$1,400	$1.39	24d	1	1.06mi
27239 Hoover Rd Warren, MI	1.0–2.0	1.0	670	$945	$1.41	44d	1	1.13mi
8636 Republic Ave Warren, MI	2.0	1.0	800	$1,250	$1.56	15d	1	1.15mi
8707 Continental Ave Warren, MI	3.0	1.0	1100	$1,200	$1.09	5d	1	1.19mi
8707 Continental Ave Warren, MI	3.0	1.0	968	$1,200	$1.24	18d	1	1.19mi
8509 Paige Ave Warren, MI	3.0	1.0	950	$1,300	$1.37	24d	1	1.23mi
8693 Paige Ave Warren, MI	3.0	1.0	900	$1,300	$1.44	24d	1	1.24mi
11331 Continental Ave Warren, MI	2.0	1.0	765	$1,250	$1.63	24d	1	1.27mi
11359 Maxwell Ave Unit 11359 Warren, MI	2.0	1.0	900	$1,000	$1.11	4d	1	1.49mi

Listing history 33 events

1. 2026-06-18
   days on market $105,000 Active 2 DOM
2. 2026-06-16
   days on marketlisting id $105,000 Active 1 DOM

   Show marketing remark (454 chars)

   5000.00 PRICE REDUCTION. Great Bones, Extra Large Lot 90-154. Attention Flippers, Landlords, Renovators, this is a great opportunity in Center Line. Buyer Must assume All City Certification Responsibility attached in Disclosures. Home needs TLC much of the work has already been started, but has Great Potential. Blank Canvas with quality materials in original home construction. Extra large Detached Garage, Basement, Some New Windows, Exterior Painted.

3. 2026-06-15
   statusdays on market $105,000 Active 20 DOM
4. 2026-05-06
   historical
5. 2026-05-06
   historical
6. 2026-05-05
   price $105,000
7. 2026-05-05
   price $105,000
8. 2026-05-05
   listed $105,000 Active
9. 2026-05-05
   listed $105,000 Active
10. 2026-04-08
    historical
11. 2026-04-08
    historical
12. 2026-04-07
    listed $110,000 Active
13. 2026-04-07
    listed $110,000 Active
14. 2026-04-06
    price $110,000
15. 2026-04-06
    price $110,000
16. 2026-03-21
    historical
17. 2026-03-21
    historical
18. 2026-03-20
    price $115,000
19. 2026-03-20
    price $115,000
20. 2026-03-20
    listed $115,000 Active
21. 2026-03-20
    listed $115,000 Active
22. 2026-02-11
    historical
23. 2026-02-11
    historical
24. 2026-02-10
    listed $120,000 Active
25. 2026-02-10
    listed $120,000 Active
26. 2026-01-31
    historical
27. 2026-01-31
    historical
28. 2026-01-30
    price $125,000
29. 2026-01-30
    price $125,000
30. 2026-01-30
    listed $125,000 Active
31. 2026-01-30
    listed $125,000 Active
32. 2026-01-21
    listed $135,000 Active
33. 2026-01-21
    listed $135,000 Active

ⓘ 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: $2,216 · $185/mo
• Projected year-2 tax: $2,216 · $185/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 · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,221
• − Mortgage interest: −$5,882
• − Property taxes: −$2,216
• − Insurance: −$525
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$3,055
• Taxable income: $1,109
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $2,410/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: Center Line Public Schools
• NCES district ID: 2608580
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $38,011
• Composite: 17.95/100
• National rank: #8992
• State rank: #459 of 540 in MI

Livability — Center Line

• Score: 74/100
• State rank: #190
• US rank: #4835

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Center Line, MI
• City population: 8,448
• Population (ZIP): 8,448

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 51% Black 30% Asian 11% Two or more races 4% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 7% Lithuanian 3% German 2%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 81% English-only · Other Indo-European 9% Russian/Polish/Slavic 5% Spanish 1%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.73%
• Current HPI: 256.7842
• 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

-22.2% since first listed

38 events — show timeline

• 2026-06-17 Listing Removed — MiRealSource-MiMLS
• 2026-06-16 Listed $105,000 REALCOMP
• 2026-06-16 Listed $105,000 MiRealSource-MiMLS
• 2026-06-14 Relisted — REALCOMP
• 2026-06-13 Relisted — MiRealSource-MiMLS
• 2026-05-25 Listing Removed — REALCOMP
• 2026-05-25 Pending — REALCOMP
• 2026-05-25 Pending — MiRealSource-MiMLS
• 2026-05-06 Listing Removed — MiRealSource-MiMLS
• 2026-05-06 Listing Removed — REALCOMP
• 2026-05-05 Price Changed $105,000 MiRealSource-MiMLS
• 2026-05-05 Price Changed $105,000 REALCOMP
• 2026-05-05 Listed $105,000 REALCOMP
• 2026-05-05 Listed $105,000 MiRealSource-MiMLS
• 2026-04-08 Listing Removed — REALCOMP
• 2026-04-08 Listing Removed — MiRealSource-MiMLS
• 2026-04-07 Listed $110,000 REALCOMP
• 2026-04-07 Listed $110,000 MiRealSource-MiMLS
• 2026-04-06 Price Changed $110,000 MiRealSource-MiMLS
• 2026-04-06 Price Changed $110,000 REALCOMP
• 2026-03-21 Listing Removed — REALCOMP
• 2026-03-21 Listing Removed — MiRealSource-MiMLS
• 2026-03-20 Price Changed $115,000 MiRealSource-MiMLS
• 2026-03-20 Price Changed $115,000 REALCOMP
• 2026-03-20 Listed $115,000 REALCOMP
• 2026-03-20 Listed $115,000 MiRealSource-MiMLS
• 2026-02-11 Listing Removed — REALCOMP
• 2026-02-11 Listing Removed — MiRealSource-MiMLS
• 2026-02-10 Listed $120,000 REALCOMP
• 2026-02-10 Listed $120,000 MiRealSource-MiMLS
• 2026-01-31 Listing Removed — REALCOMP
• 2026-01-31 Listing Removed — MiRealSource-MiMLS
• 2026-01-30 Price Changed $125,000 MiRealSource-MiMLS
• 2026-01-30 Price Changed $125,000 REALCOMP
• 2026-01-30 Listed $125,000 MiRealSource-MiMLS
• 2026-01-30 Listed $125,000 REALCOMP
• 2026-01-21 Listed $135,000 REALCOMP
• 2026-01-21 Listed $135,000 MiRealSource-MiMLS

Property tax history

+2.1%/yr

Latest (2025): $2,216 · +2.0% YoY. Source: county tax records.