8127 E Hildale St · Detroit, MI 48234

$21,500

2 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 18 Days on market

Built 1926 3,049 sqft lot $18/sqft · 60% below area ↓ 46% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Awesome deal on this 2-bedroom bungalow! Classic layout with a living room, formal dining room, nicely sized kitchen, and basement. Unfinished second floor that can easily be converted into a 3rd bedroom, adding even more value and potential. Great opportunity for an investor ready to add value and take advantage of the strong demand for renovated rentals in the area. Sold As-Is.

Key facts

• Nicely sized kitchen
• Formal dining room
• Solid foundation

Tags

• CLASSIC LAYOUT
• FORMAL DINING ROOM
• NICELY SIZED KITCHEN
• UNFINISHED SECOND FLOOR
• SOLID FOUNDATION

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.07 acres (35 x 86.97)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $21k (1.5% below list) — sets the bar for market timing.
• Cap rate 50.7% vs local median 10.1% in Detroit — 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 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 rising fast (+6.7%/yr); 227 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 41% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $149 of loan paydown is wiped out by about $645 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 + 6.7% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($21k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $1k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,177 (1.5% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
7. 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.
8. 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.
9. 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: 5.56% ✓
• Cap rate: 50.71%
• Cash-on-cash: 158.62%
• DSCR: 8.06
• GRM: 1.5

CMA / ARV

• ARV (median comp): $53,350
• List price: $21,500
• Delta: -55.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8175 House St	0.32mi	3/1.0 (+1)	1,160 (-5%)	1mo	$100,000	$86	71
6721 Buhr St	0.73mi	2/2.0	1,212 (-1%)	1mo	$95,000	$78	60
19466 Packard St	0.61mi	3/1.0 (+1)	1,179 (-3%)	6mo	$62,000	$53	56
18665 Helen St	0.52mi	3/2.0 (+1)	1,248 (+2%)	9mo	$98,000	$79	56
18946 Beland St	0.66mi	2/1.0	1,306 (+7%)	4mo	$43,000	$33	54
18009 Beland St	0.66mi	3/2.0 (+1)	1,200 (-2%)	5mo	$102,000	$85	53
8078 Rolyat St	0.61mi	3/1.0 (+1)	1,317 (+8%)	2mo	$40,000	$30	52
19487 Spencer St	0.61mi	3/1.0 (+1)	1,285 (+5%)	8mo	$53,000	$41	51
19610 Cliff St	0.68mi	3/1.0 (+1)	1,183 (-3%)	8mo	$45,000	$38	51
18515 Gruebner St	0.49mi	3/2.0 (+1)	1,336 (+9%)	4mo	$142,000	$106	49
19363 Packard St	0.54mi	3/1.5 (+1)	1,368 (+12%)	8mo	$60,000	$44	42
19178 Sherwood St	0.69mi	3/2.5 (+1)	1,381 (+13%)	8mo	$149,000	$108	28

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.03×
• Total profit: $48,352
• Equity at exit: $3,206

10-year hold

• IRR: —
• Equity multiple: 21.53×
• Total profit: $123,582
• Equity at exit: $1,859

Cash invested: $6,020 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 227
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,195 high
• Mortgage (P&I): −$113
• Tax est. 1.5%: −$27 /mo · $322/yr
• Insurance: −$9
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $740

Break-even live

Break-even rent $258

Max offer price $21,500

Occupancy floor 33%

Sensitivity live

Price	-10% $755	-5% $748	+0% $740	+5% $733	+10% $725
Rent	-10% $646	-5% $693	+0% $740	+5% $787	+10% $835
Rate	-1.0pp $751	-0.5pp $746	base $740	+0.5pp $735	+1.0pp $729

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: $5,375
• Closing costs: $645
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	45d	1	0.24mi
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.44mi
19691 Cliff St #1 Detroit, MI	2.0	1.0	850	$1,050	$1.24	6d	1	0.72mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	45d	1	0.90mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	18d	1	1.04mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	1.13mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	25d	1	1.18mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	45d	1	1.18mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	1.24mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	25d	1	1.28mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	45d	1	1.31mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	1.32mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	45d	1	1.38mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	23d	1	1.38mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	45d	1	1.38mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	45d	1	1.40mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	5d	1	1.42mi
18677 Moenart St Detroit, MI	2.0	1.0	1470	$1,200	$0.82	45d	1	1.45mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	3d	1	1.46mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	18d	1	1.46mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	1.46mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	18d	1	1.47mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	1.48mi

Listing history 23 events

1. 2026-06-21
   days on market $21,500 Active 18 DOM
2. 2026-06-18
   days on market $21,500 Active 15 DOM
3. 2026-06-17
   price $21,500 Active 14 DOM

   Show marketing remark (382 chars)

   Awesome deal on this 2-bedroom bungalow! Classic layout with a living room, formal dining room, nicely sized kitchen, and basement. Unfinished second floor that can easily be converted into a 3rd bedroom, adding even more value and potential. Great opportunity for an investor ready to add value and take advantage of the strong demand for renovated rentals in the area. Sold As-Is.

4. 2026-06-17
   days on market $22,900 Active 14 DOM

   Show marketing remark (382 chars)

   Awesome deal on this 2-bedroom bungalow! Classic layout with a living room, formal dining room, nicely sized kitchen, and basement. Unfinished second floor that can easily be converted into a 3rd bedroom, adding even more value and potential. Great opportunity for an investor ready to add value and take advantage of the strong demand for renovated rentals in the area. Sold As-Is.

5. 2026-06-16
   days on market $22,900 Active 13 DOM
6. 2026-06-15
   days on market $22,900 Active 12 DOM
7. 2026-06-13
   days on market $22,900 Active 10 DOM
8. 2026-06-13
   days on market $22,900 Active 9 DOM
9. 2026-06-09
   days on market $22,900 Active 6 DOM
10. 2026-06-08
    days on market $22,900 Active 5 DOM
11. 2026-06-07
    days on market $22,900 Active 4 DOM
12. 2026-06-04
    pricedays on marketlisting id $22,900 Active 1 DOM
13. 2026-06-02
    days on market $23,900 Active 21 DOM
14. 2026-06-01
    days on market $23,900 Active 20 DOM
15. 2026-05-31
    days on market $23,900 Active 19 DOM
16. 2026-05-12
    listed $27,000 Active 523-char remark
17. 2026-05-12
    listed $27,000 Active 529-char remark
18. 2022-10-26
    historical
19. 2022-10-25
    historical
20. 2022-05-10
    price $35,000
21. 2022-05-10
    price $35,000
22. 2022-04-28
    listed $40,000 Active
23. 2022-04-28
    listed $40,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,344
• − Mortgage interest: −$1,204
• − Property taxes: −$322
• − Insurance: −$774
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$625
• Taxable income: $9,123
• Est. tax owed @ 24.0%: −$2,189
• After-tax cash flow: $6,693/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · French/Haitian/Cajun 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

-46.2% since first listed

18 events — show timeline

• 2026-06-17 Price Changed $21,500 MiRealSource-MiMLS
• 2026-06-17 Price Changed $21,500 REALCOMP
• 2026-06-03 Listed $22,900 REALCOMP
• 2026-06-03 Listing Removed — MiRealSource-MiMLS
• 2026-06-03 Listing Removed — REALCOMP
• 2026-06-03 Listed $22,900 MiRealSource-MiMLS
• 2026-05-26 Price Changed $23,900 MiRealSource-MiMLS
• 2026-05-26 Price Changed $23,900 REALCOMP
• 2026-05-19 Price Changed $24,900 MiRealSource-MiMLS
• 2026-05-19 Price Changed $24,900 REALCOMP
• 2026-05-12 Listed $27,000 MiRealSource-MiMLS
• 2026-05-12 Listed $27,000 REALCOMP
• 2022-10-26 Listing Removed — MiRealSource-MiMLS
• 2022-10-25 Listing Removed — REALCOMP
• 2022-05-10 Price Changed $35,000 MiRealSource-MiMLS
• 2022-05-10 Price Changed $35,000 REALCOMP
• 2022-04-28 Listed $40,000 MiRealSource-MiMLS
• 2022-04-28 Listed $40,000 REALCOMP

Property tax history

+2.1%/yr

Latest (2025): $1,423 · +0.2% YoY. Source: county tax records.