2625 W 8 Mile Rd · Detroit, MI 48221

$139,900

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 17 Days on market

Built 1939 3,920 sqft lot Est $250k · 44% under

---

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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into charm and comfort with this beautifully updated all-brick colonial! Inside, you'll find two spacious bedrooms, a generous living room, and a stunning brand-new kitchen - perfect for both everyday living and entertaining. The main level features all-new vinyl flooring, while the upper level features warm wood floors that add a classic touch. Downstairs, the full basement houses a new furnace and water heater, with plenty of room for storage or future finishing. Outside, enjoy a private backyard patio ideal for relaxing or hosting. Conveniently located near major freeways for a smooth and easy commute.

Key facts

• 3,920 sq ft lot
• Built 1939
• Listed 16 days

Property features AI

Exterior

• Utilities: Public water; Natural gas
• Home design: Residential 2-story home built in 1939; Frontage approximately 50 feet
• Construction: Basement foundation; Below-grade area approximately 506
• Exterior features: Brick exterior; Paved street access

Interior

• Bedrooms: Two bedrooms located on the second floor (17 x 11; 10 x 11)
• Bathrooms: One full bathroom (located on the second floor)
• Heating & cooling: Forced air heating; Central A/C; Gas water heater
• Interior features: Total of 3 rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (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: 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.
• Zoned schools: Pasteur Elementary School (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 312 students, 88% FRL); Mumford High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 889 students, 86% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: Rents rising (+3.4%/yr); 349 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 32% of the median local income ($58k/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 $967 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 9y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $115k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — 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: 1.12% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $250,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Saint Louis St	0.20mi	3/2.0 (+1)	1,014 (-3%)	2mo	$255,000	$251	74
808 Laprairie St	0.56mi	2/1.0	1,050 (+0%)	2mo	$210,000	$200	72
321 E Webster St	0.40mi	3/2.0 (+1)	1,057 (+1%)	1mo	$315,000	$298	70
186 Jewell St	0.39mi	3/1.0 (+1)	1,100 (+5%)	1mo	$250,000	$227	68
774 Gardendale St	0.67mi	2/1.0	1,058 (+1%)	2mo	$221,000	$209	66
918 Saint Louis St	0.57mi	2/1.0	1,007 (-4%)	3mo	$140,000	$139	64
384 E Chesterfield St	0.47mi	3/2.0 (+1)	1,006 (-4%)	2mo	$252,500	$251	61
486 University St	0.74mi	3/2.0 (+1)	1,054 (+1%)	1mo	$307,000	$291	54
791 Wordsworth St	0.71mi	3/1.0 (+1)	1,006 (-4%)	2mo	$240,000	$239	54
201 E Bennett Ave	0.33mi	3/2.0 (+1)	1,200 (+14%)	3mo	$199,900	$167	49
448 Wordsworth St	0.61mi	3/1.0 (+1)	1,182 (+13%)	1mo	$255,000	$216	44
718 Meadowdale St	0.60mi	3/1.0 (+1)	1,200 (+14%)	2mo	$290,000	$242	41

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 · 3.44% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-4,717
• Equity at exit: $20,860

10-year hold

• IRR: 7.0%
• Equity multiple: 1.54×
• Total profit: $21,062
• Equity at exit: $12,096

Cash invested: $39,172 (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 48221

• Rents YoY: 3.4%
• Active inventory: 349
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $271

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 78%

Sensitivity live

Price	-10% $367	-5% $319	+0% $271	+5% $222	+10% $174
Rent	-10% $147	-5% $209	+0% $271	+5% $332	+10% $394
Rate	-1.0pp $341	-0.5pp $306	base $271	+0.5pp $234	+1.0pp $197

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
353 W Webster St Ferndale, MI	2.0	1.0	900	$1,525	$1.69	18d	1	0.19mi
226 Fielding St Ferndale, MI	2.0	1.0	1000	$1,500	$1.50	26d	1	0.27mi
224 Fielding St Ferndale, MI	2.0	1.0	1000	$1,800	$1.80	26d	1	0.28mi
20643 Stratford Rd Unit 1 Detroit, MI	2.0	1.5	1000	$1,250	$1.25	45d	1	0.35mi
20129 Stratford Rd Unit 2 Detroit, MI	2.0	1.0	1100	$1,223	$1.11	26d	1	0.44mi
901 Saint Louis St Ferndale, MI	2.0	1.0	800	$1,395	$1.74	45d	1	0.59mi
901 Saint Louis St Unit 901-02 Ferndale, MI	2.0	1.0	800	$1,395	$1.74	26d	1	0.59mi
900 Laprairie St Ferndale, MI	1.0	1.0	700	$1,015	$1.45	45d	1	0.61mi
790 Jewell St Ferndale, MI	2.0	1.0	800	$1,445	$1.81	26d	1	0.67mi
22111 Woodward Ave Ferndale, MI	2.0	1.0	816	$3,355	$4.11	18d	1	0.69mi
690 E Marshall St Unit Lower Ferndale, MI	1.0	1.0	700	$1,295	$1.85	12d	1	0.70mi
851 Gardendale St Ferndale, MI	2.0	1.0	933	$1,625	$1.74	26d	1	0.74mi
1291 W State Fair Ave Detroit, MI	1.0–2.0	1.0	700	$950	$1.36	14d	2	0.74mi
510 Stratford Rd Ferndale, MI	2.0	1.0	965	$1,750	$1.81	45d	1	0.74mi
695 Livernois St Unit 2 Ferndale, MI	2.0	1.0	950	$2,350	$2.47	6d	1	0.78mi
695 Livernois St Unit 1 Ferndale, MI	2.0	2.0	1500	$2,750	$1.83	14d	1	0.78mi
695 Livernois St Unit 3 Ferndale, MI	1.0	1.0	830	$2,150	$2.59	14d	1	0.78mi
20038 Santa Rosa Dr Detroit, MI	3.0	1.0	927	$1,300	$1.40	19d	1	0.79mi
578 Kensington Ave Ferndale, MI	2.0	1.0	860	$1,600	$1.86	7d	1	0.82mi
631 Shasta Pl Ferndale, MI	3.0	2.0	1317	$2,100	$1.59	45d	1	0.91mi
552 E Saratoga St Unit Upper Unit Ferndale, MI	2.0	1.0	700	$1,300	$1.86	26d	1	0.92mi
1561 E Webster St Ferndale, MI	2.0	1.0	939	$1,600	$1.70	26d	1	1.02mi
413 W Nine Mile Rd Ste B Ferndale, MI	1.0	1.0	897	$1,850	$2.06	20d	1	1.10mi
415 W Nine Mile Rd Ferndale, MI	1.0	1.0	912	$2,500	$2.74	20d	1	1.10mi
430 W 9 Mile Rd Ferndale, MI	1.0–2.0	2.0	826	$2,827	$3.42	0d	2	1.13mi
226 Withington St Apt 10 Ferndale, MI	1.0	1.0	800	$1,325	$1.66	20d	1	1.14mi
501 E Breckenridge St Ferndale, MI	3.0	1.0	946	$1,800	$1.90	26d	1	1.17mi
19031 Livernois Unit F Detroit, MI	2.0	2.0	1100	$2,135	$1.94	45d	1	1.19mi
400 E Cambourne St Unit 1 Ferndale, MI	2.0	1.0	1000	$1,400	$1.40	12d	1	1.19mi
20045 Greenlawn St Detroit, MI	3.0	1.0	925	$1,350	$1.46	45d	1	1.20mi
453 E Cambourne St Unit 1 Ferndale, MI	2.0	1.0	1000	$2,500	$2.50	5d	1	1.22mi
455 E Cambourne St Unit 2 Ferndale, MI	2.0	1.0	900	$2,400	$2.67	5d	1	1.22mi
155 W George Ave Hazel Park, MI	2.0	1.0	725	$1,000	$1.38	26d	1	1.24mi
20110 Northlawn St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	19d	1	1.29mi
1820 E Troy St Ferndale, MI	3.0	1.0	1167	$1,500	$1.29	6d	1	1.32mi
2023 Ardmore Dr Ferndale, MI	2.0	1.0	771	$1,250	$1.62	26d	1	1.34mi
1557 Leroy St Ferndale, MI	3.0	2.0	1380	$2,523	$1.83	7d	1	1.40mi
90 W Meyers Ave Hazel Park, MI	2.0	1.0	831	$1,800	$2.17	26d	1	1.41mi
150 E Woodland St Unit 2 Ferndale, MI	1.0	1.0	700	$1,500	$2.14	45d	1	1.41mi
150 E Woodland St Unit 1 Ferndale, MI	1.0	1.0	700	$1,600	$2.29	45d	1	1.41mi

Listing history 13 events

1. 2026-06-21
   days on market $139,900 Active 17 DOM
2. 2026-06-18
   days on market $139,900 Active 14 DOM
3. 2026-06-17
   days on market $139,900 Active 13 DOM
4. 2026-06-16
   days on market $139,900 Active 12 DOM
5. 2026-06-15
   days on market $139,900 Active 11 DOM
6. 2026-06-13
   days on market $139,900 Active 9 DOM
7. 2026-06-13
   days on market $139,900 Active 8 DOM
8. 2026-06-09
   days on market $139,900 Active 5 DOM
9. 2026-06-08
   days on market $139,900 Active 4 DOM
10. 2026-06-07
    statusdays on marketlisting id $139,900 Active 3 DOM
11. 2026-06-04
    days on market $139,900 Coming Soon 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $139,900 Coming Soon 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,796
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$4,070
• Taxable income: $1,084
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $2,987/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): 41,392
• Household income: $57,878
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1646.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 4% Asian 1%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Indo-European 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: ▼ -433.14%
• Current HPI: 280.5434
• Rent YoY: ▲ 3.44%
• 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

+258.7% since first listed

53 events — show timeline

• 2026-06-02 Coming Soon $139,900 MiRealSource-MiMLS
• 2025-05-28 Sold (Public Records) $115,000 Public Records
• 2025-05-15 Sold (MLS) $115,000 REALCOMP
• 2025-05-15 Sold (MLS) $115,000 MiRealSource-MiMLS
• 2025-05-07 Pending — MiRealSource-MiMLS
• 2025-05-07 Pending — REALCOMP
• 2025-04-10 Listed $125,000 REALCOMP
• 2025-04-10 Listed $125,000 MiRealSource-MiMLS
• 2025-02-05 Listing Removed — MiRealSource-MiMLS
• 2025-02-05 Listing Removed — REALCOMP
• 2024-10-21 Price Changed $125,000 MiRealSource-MiMLS
• 2024-10-21 Price Changed $125,000 REALCOMP
• 2024-07-04 Listed $139,900 REALCOMP
• 2024-07-04 Listed $139,900 MiRealSource-MiMLS
• 2022-05-31 Sold (Public Records) $125,500 Public Records
• 2022-05-20 Sold (MLS) $125,500 MiRealSource-MiMLS
• 2022-05-20 Sold (MLS) $125,500 REALCOMP
• 2022-04-26 Pending — MiRealSource-MiMLS
• 2022-04-26 Pending — REALCOMP
• 2022-04-09 Price Changed $123,000 MiRealSource-MiMLS
• 2022-04-08 Price Changed $123,000 REALCOMP
• 2022-04-08 Relisted — MiRealSource-MiMLS
• 2022-04-08 Relisted — REALCOMP
• 2022-02-18 Pending — MiRealSource-MiMLS
• 2022-02-18 Pending — REALCOMP
• 2022-02-10 Contingent — MiRealSource-MiMLS
• 2022-02-10 Contingent — REALCOMP
• 2022-01-31 Relisted — MiRealSource-MiMLS
• 2022-01-31 Relisted — REALCOMP
• 2022-01-24 Contingent — MiRealSource-MiMLS
• 2022-01-24 Contingent — REALCOMP
• 2022-01-11 Price Changed $119,850 MiRealSource-MiMLS
• 2022-01-10 Price Changed $119,850 REALCOMP
• 2021-12-15 Relisted — MiRealSource-MiMLS
• 2021-12-15 Relisted — REALCOMP
• 2021-12-08 Listing Removed — REALCOMP
• 2021-12-08 Listing Removed — MiRealSource-MiMLS
• 2021-12-07 Listed $129,850 MiRealSource-MiMLS
• 2021-12-07 Listed $129,850 REALCOMP
• 2021-12-02 Coming Soon $129,850 MiRealSource-MiMLS
• 2021-12-02 Coming Soon $129,850 REALCOMP
• 2017-09-22 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2017-09-22 Sold (MLS) $30,000 REALCOMP
• 2017-09-18 Pending — MiRealSource-MiMLS
• 2017-09-18 Pending — REALCOMP
• 2017-09-12 Price Changed $30,000 MiRealSource-MiMLS
• 2017-09-12 Price Changed $30,000 REALCOMP
• 2017-09-02 Price Changed $34,500 MiRealSource-MiMLS
• 2017-09-01 Price Changed $34,500 REALCOMP
• 2017-08-30 Price Changed $37,000 MiRealSource-MiMLS
• 2017-08-30 Price Changed $37,000 REALCOMP
• 2017-08-18 Listed $39,000 MiRealSource-MiMLS
• 2017-08-18 Listed $39,000 REALCOMP

Property tax history

+12.7%/yr

Latest (2025): $7,201 · +33.7% YoY. Source: county tax records.