8088 Wisconsin St · Detroit, MI 48204

$139,000

4 bd · 2.0 ba · 1,920 sqft · Townhouse public records · 41 Days on market

Built 1927 3,920 sqft lot $72/sqft · 12% above area Est $124k · 12% over

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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 +23.5/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Schools +1.3/10.0

Listing remarks MLS

Excellent investment opportunity! This spacious duplex at 8088 Wisconsin Street is being offered as a package sale with the adjacent vacant lot, providing additional value and endless potential. Each unit offers generous living space, making this property ideal for owner-occupants or investors looking to generate rental income. The extra lot offers room for expansion, additional parking, outdoor amenities, or future development possibilities. Located in a desirable area near major freeways, shopping, dining, and just minutes from Dearborn and downtown Detroit. A rare chance to own an income-producing property with added land in one convenient package. All measurements and information are approximate; buyer's agent to verify all information.

Key facts

• 3,920 sq ft lot
• Parking
• Built 1927

Property features AI

Exterior

• Parking: 1 parking space
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Two-story building
• Construction: Brick construction; Block foundation; Built above grade finished area of 1,920 (square feet)
• Exterior features: Paved road access; Pets allowed (call for details)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $139k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% 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: 248 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $1,546/mo this rent would consume 54% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $15k of equity ($961 loan paydown + $14k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 7y 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 $53k; list at $139k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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: 1.11% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $123,920
• List price: $139,000
• Delta: 12.17%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.1%
• Equity multiple: 3.37×
• Total profit: $92,325
• Equity at exit: $125,222

10-year hold

• IRR: 26.1%
• Equity multiple: 7.65×
• Total profit: $258,875
• Equity at exit: $270,046

Cash invested: $38,920 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 248
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$729
• Tax est. 1.5%: −$174 /mo · $2,085/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $261

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 78%

Sensitivity live

Price	-10% $357	-5% $309	+0% $261	+5% $213	+10% $165
Rent	-10% $138	-5% $200	+0% $261	+5% $322	+10% $383
Rate	-1.0pp $331	-0.5pp $296	base $261	+0.5pp $225	+1.0pp $188

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	0d	1	0.06mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	18d	1	0.14mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	21d	1	0.24mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	45d	1	0.89mi
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	18d	1	1.39mi

Listing history 50 events

1. 2026-06-21
   days on market $139,000 Active 41 DOM
2. 2026-06-18
   days on market $139,000 Active 38 DOM
3. 2026-06-17
   days on market $139,000 Active 37 DOM
4. 2026-06-15
   days on market $139,000 Active 35 DOM
5. 2026-06-13
   days on market $139,000 Active 33 DOM
6. 2026-06-13
   pricedays on market $139,000 Active 32 DOM
7. 2026-06-09
   days on market $139,900 Active 29 DOM
8. 2026-06-08
   days on market $139,900 Active 28 DOM
9. 2026-06-07
   days on market $139,900 Active 27 DOM
10. 2026-06-04
    days on market $139,900 Active 24 DOM
11. 2026-06-03
    days on market $139,900 Active 23 DOM
12. 2026-06-02
    days on market $139,900 Active 22 DOM
13. 2026-06-01
    days on market $139,900 Active 21 DOM
14. 2026-05-31
    days on market $139,900 Active 20 DOM
15. 2026-05-12
    listed $139,900 Active 750-char remark

    Show marketing remark (750 chars)

    Excellent investment opportunity! This spacious duplex at 8088 Wisconsin Street is being offered as a package sale with the adjacent vacant lot, providing additional value and endless potential. Each unit offers generous living space, making this property ideal for owner-occupants or investors looking to generate rental income. The extra lot offers room for expansion, additional parking, outdoor amenities, or future development possibilities. Located in a desirable area near major freeways, shopping, dining, and just minutes from Dearborn and downtown Detroit. A rare chance to own an income-producing property with added land in one convenient package. All measurements and information are approximate; buyer's agent to verify all information.

16. 2026-05-12
    listed $139,900 Active 756-char remark

    Show marketing remark (750 chars)

    Excellent investment opportunity! This spacious duplex at 8088 Wisconsin Street is being offered as a package sale with the adjacent vacant lot, providing additional value and endless potential. Each unit offers generous living space, making this property ideal for owner-occupants or investors looking to generate rental income. The extra lot offers room for expansion, additional parking, outdoor amenities, or future development possibilities. Located in a desirable area near major freeways, shopping, dining, and just minutes from Dearborn and downtown Detroit. A rare chance to own an income-producing property with added land in one convenient package. All measurements and information are approximate; buyer's agent to verify all information.

17. 2026-05-11
    historical $139,900 750-char remark

    Show marketing remark (750 chars)

    Excellent investment opportunity! This spacious duplex at 8088 Wisconsin Street is being offered as a package sale with the adjacent vacant lot, providing additional value and endless potential. Each unit offers generous living space, making this property ideal for owner-occupants or investors looking to generate rental income. The extra lot offers room for expansion, additional parking, outdoor amenities, or future development possibilities. Located in a desirable area near major freeways, shopping, dining, and just minutes from Dearborn and downtown Detroit. A rare chance to own an income-producing property with added land in one convenient package. All measurements and information are approximate; buyer's agent to verify all information.

18. 2026-05-11
    historical

    Show marketing remark (750 chars)

    Excellent investment opportunity! This spacious duplex at 8088 Wisconsin Street is being offered as a package sale with the adjacent vacant lot, providing additional value and endless potential. Each unit offers generous living space, making this property ideal for owner-occupants or investors looking to generate rental income. The extra lot offers room for expansion, additional parking, outdoor amenities, or future development possibilities. Located in a desirable area near major freeways, shopping, dining, and just minutes from Dearborn and downtown Detroit. A rare chance to own an income-producing property with added land in one convenient package. All measurements and information are approximate; buyer's agent to verify all information.

19. 2026-05-11
    historical

    Show marketing remark (750 chars)

    Excellent investment opportunity! This spacious duplex at 8088 Wisconsin Street is being offered as a package sale with the adjacent vacant lot, providing additional value and endless potential. Each unit offers generous living space, making this property ideal for owner-occupants or investors looking to generate rental income. The extra lot offers room for expansion, additional parking, outdoor amenities, or future development possibilities. Located in a desirable area near major freeways, shopping, dining, and just minutes from Dearborn and downtown Detroit. A rare chance to own an income-producing property with added land in one convenient package. All measurements and information are approximate; buyer's agent to verify all information.

20. 2026-05-07
    price $129,900
21. 2026-05-06
    price $129,900
22. 2026-03-31
    price $129,000
23. 2026-03-31
    price $129,000
24. 2026-02-01
    price $129,500
25. 2026-01-31
    price $129,500
26. 2025-10-18
    listed $129,900 Active
27. 2025-10-18
    listed $129,900 Active
28. 2025-10-17
    historical
29. 2025-09-24
    historical
30. 2025-09-24
    historical
31. 2025-09-22
    price $130,000
32. 2025-09-21
    price $130,000
33. 2025-04-27
    listed $150,000 Active
34. 2025-04-27
    listed $150,000 Active
35. 2025-04-23
    historical
36. 2022-11-15
    soldstatus $53,000
37. 2022-09-29
    historical
38. 2022-09-29
    historical
39. 2022-08-31
    price $59,900
40. 2022-08-30
    price $59,900
41. 2022-04-10
    price $69,900
42. 2022-04-10
    price $69,900
43. 2022-03-31
    listed $85,000 Active
44. 2022-03-31
    listed $85,000 Active
45. 2020-07-01
    soldstatus $28,900 Sold
46. 2020-07-01
    soldstatus $28,900 Closed
47. 2020-06-11
    status Pending
48. 2020-06-11
    status Pending
49. 2020-05-28
    price $34,900
50. 2020-05-28
    price $34,900

ⓘ 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 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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,550
• − Mortgage interest: −$7,786
• − Property taxes: −$2,085
• − Insurance: −$695
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$4,044
• Taxable income: $972
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,894/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+73.8% since first listed

41 events — show timeline

• 2026-06-12 Price Changed $139,000 MiRealSource-MiMLS
• 2026-06-11 Price Changed $139,000 REALCOMP
• 2026-05-12 Listed $139,900 MiRealSource-MiMLS
• 2026-05-12 Listed $139,900 REALCOMP
• 2026-05-11 Coming Soon $139,900 MiRealSource-MiMLS
• 2026-05-11 Listing Removed — MiRealSource-MiMLS
• 2026-05-11 Listing Removed — REALCOMP
• 2026-05-07 Price Changed $129,900 MiRealSource-MiMLS
• 2026-05-06 Price Changed $129,900 REALCOMP
• 2026-03-31 Price Changed $129,000 MiRealSource-MiMLS
• 2026-03-31 Price Changed $129,000 REALCOMP
• 2026-02-01 Price Changed $129,500 MiRealSource-MiMLS
• 2026-01-31 Price Changed $129,500 REALCOMP
• 2025-10-18 Listed $129,900 MiRealSource-MiMLS
• 2025-10-18 Listed $129,900 REALCOMP
• 2025-10-17 Coming Soon — MiRealSource-MiMLS
• 2025-09-24 Listing Removed — REALCOMP
• 2025-09-24 Listing Removed — MiRealSource-MiMLS
• 2025-09-22 Price Changed $130,000 MiRealSource-MiMLS
• 2025-09-21 Price Changed $130,000 REALCOMP
• 2025-04-27 Listed $150,000 MiRealSource-MiMLS
• 2025-04-27 Listed $150,000 REALCOMP
• 2025-04-23 Coming Soon — MiRealSource-MiMLS
• 2022-11-15 Sold (Public Records) $53,000 Public Records
• 2022-09-29 Listing Removed — MiRealSource-MiMLS
• 2022-09-29 Listing Removed — REALCOMP
• 2022-08-31 Price Changed $59,900 MiRealSource-MiMLS
• 2022-08-30 Price Changed $59,900 REALCOMP
• 2022-04-10 Price Changed $69,900 MiRealSource-MiMLS
• 2022-04-10 Price Changed $69,900 REALCOMP
• 2022-03-31 Listed $85,000 MiRealSource-MiMLS
• 2022-03-31 Listed $85,000 REALCOMP
• 2020-07-01 Sold (MLS) $28,900 MiRealSource-MiMLS
• 2020-07-01 Sold (MLS) $28,900 REALCOMP
• 2020-06-11 Pending — MiRealSource-MiMLS
• 2020-06-11 Pending — REALCOMP
• 2020-05-28 Price Changed $34,900 MiRealSource-MiMLS
• 2020-05-28 Price Changed $34,900 REALCOMP
• 2019-08-06 Listed $42,900 MiRealSource-MiMLS
• 2019-08-06 Listed $42,900 REALCOMP
• 2004-03-29 Sold (Public Records) $80,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $7,400 · +33.0% YoY. Source: county tax records.