8411 Fielding St · Detroit, MI 48228

$56,900

2 bd · 1.0 ba · 693 sqft · SingleFamily public records · 28 Days on market

Built 1949 5,663 sqft lot Est $62k · 8% under

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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 +30.0/30.0
• ARV discount +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

Investor or First-Time Homebuyer Special! Don't miss this great opportunity at 8411 Fielding, Detroit - a partially refinished home with plenty of potential. Many updates have already been completed to this turn key property. This home could be a fantastic addition to a rental portfolio or a perfect starter home with built-in equity. Conveniently located near schools, parks, and major freeways. Solid structure, great layout, and excellent upside potential. Ideal for investors or first-time buyers looking for a value opportunity.

Key facts

• Great layout
• Solid structure
• Turn key property

Tags

• PARTIALLY REFINISHED HOME
• TURN KEY PROPERTY
• SOLID STRUCTURE
• GREAT LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $56k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 10.0% 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 soft (-2.3%/yr); 367 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 43% of the median local income ($31k/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 $393 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 20y 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 $40k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,046 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — 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: 1.93% ✓
• Cap rate: 14.97%
• Cash-on-cash: 31.00%
• DSCR: 2.38
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $61,677
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8411 Fielding St	0.00mi	2/1.0	693 (0%)	1mo	$47,000	$68	100
8645 Fielding St	0.15mi	2/1.0	693 (0%)	2mo	$39,000	$56	91
8499 Braile St	0.15mi	2/1.0	726 (+5%)	8mo	$55,000	$76	78
8257 Minock St	0.44mi	2/1.0	737 (+6%)	8mo	$32,000	$43	62
7730 Braile St	0.39mi	3/1.0 (+1)	768 (+11%)	2mo	$68,000	$89	57
9107 Vaughan St	0.50mi	2/1.0	732 (+6%)	12mo	$47,000	$64	57
8062 Grandville Ave	0.62mi	2/1.0	732 (+6%)	7mo	$60,000	$82	56
7280 Heyden St	0.69mi	2/1.5	739 (+7%)	4mo	$75,000	$101	51
7260 Pierson St	0.70mi	3/1.0 (+1)	747 (+8%)	10mo	$102,000	$137	41
9271 Minock St	0.73mi	3/1.0 (+1)	736 (+6%)	12mo	$85,714	$116	41
7315 Fielding St	0.65mi	3/1.0 (+1)	768 (+11%)	11mo	$119,900	$156	38
9046 Grandville Ave	0.72mi	2/1.0	787 (+14%)	11mo	$72,000	$91	35

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: 22.1%
• Equity multiple: 1.87×
• Total profit: $13,829
• Equity at exit: $8,484

10-year hold

• IRR: 28.0%
• Equity multiple: 3.11×
• Total profit: $33,571
• Equity at exit: $4,920

Cash invested: $15,932 (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: 367
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,100 high
• Mortgage (P&I): −$298
• Tax from tax record: −$135 /mo · $1,624/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $412

Break-even live

Break-even rent $579

Max offer price $56,900

Occupancy floor 58%

Sensitivity live

Price	-10% $444	-5% $428	+0% $412	+5% $396	+10% $379
Rent	-10% $325	-5% $368	+0% $412	+5% $455	+10% $499
Rate	-1.0pp $440	-0.5pp $426	base $412	+0.5pp $397	+1.0pp $382

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: $14,225
• Closing costs: $1,707
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	45d	1	0.53mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	0.61mi
20237 W Chicago Detroit, MI	1.0	1.0	650	$850	$1.31	0d	2	0.73mi
6980 Town Ln Dearborn Heights, MI	1.0	1.0	600	$895	$1.49	19d	1	0.97mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	45d	1	1.08mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	45d	1	1.20mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	1.27mi
7466 W Parkway St Redford, MI	2.0	1.5	672	$1,200	$1.79	4d	1	1.30mi

Listing history 38 events

1. 2026-03-12
   status Pending 536-char remark

   Show marketing remark (536 chars)

   Investor or First-Time Homebuyer Special! Don't miss this great opportunity at 8411 Fielding, Detroit - a partially refinished home with plenty of potential. Many updates have already been completed to this turn key property. This home could be a fantastic addition to a rental portfolio or a perfect starter home with built-in equity. Conveniently located near schools, parks, and major freeways. Solid structure, great layout, and excellent upside potential. Ideal for investors or first-time buyers looking for a value opportunity.

2. 2026-03-12
   status Pending

   Show marketing remark (536 chars)

   Investor or First-Time Homebuyer Special! Don't miss this great opportunity at 8411 Fielding, Detroit - a partially refinished home with plenty of potential. Many updates have already been completed to this turn key property. This home could be a fantastic addition to a rental portfolio or a perfect starter home with built-in equity. Conveniently located near schools, parks, and major freeways. Solid structure, great layout, and excellent upside potential. Ideal for investors or first-time buyers looking for a value opportunity.

3. 2026-02-12
   listed $56,900 Active 536-char remark

   Show marketing remark (536 chars)

   Investor or First-Time Homebuyer Special! Don't miss this great opportunity at 8411 Fielding, Detroit - a partially refinished home with plenty of potential. Many updates have already been completed to this turn key property. This home could be a fantastic addition to a rental portfolio or a perfect starter home with built-in equity. Conveniently located near schools, parks, and major freeways. Solid structure, great layout, and excellent upside potential. Ideal for investors or first-time buyers looking for a value opportunity.

4. 2026-02-12
   listed $56,900 Active

   Show marketing remark (536 chars)

   Investor or First-Time Homebuyer Special! Don't miss this great opportunity at 8411 Fielding, Detroit - a partially refinished home with plenty of potential. Many updates have already been completed to this turn key property. This home could be a fantastic addition to a rental portfolio or a perfect starter home with built-in equity. Conveniently located near schools, parks, and major freeways. Solid structure, great layout, and excellent upside potential. Ideal for investors or first-time buyers looking for a value opportunity.

5. 2026-01-07
   historical
6. 2025-12-03
   price $44,900
7. 2025-12-02
   price $44,900
8. 2025-11-13
   listed $49,900 Active
9. 2025-11-13
   listed $49,900 Active
10. 2025-05-15
    historical
11. 2025-04-30
    price $51,500
12. 2025-04-29
    price $51,500
13. 2025-03-04
    status Active
14. 2025-03-04
    status Active
15. 2025-02-26
    status Pending
16. 2025-02-26
    status Pending
17. 2025-02-04
    listed $55,000 Active
18. 2025-02-04
    listed $55,000 Active
19. 2022-07-14
    soldstatus $40,000 Sold
20. 2022-07-14
    soldstatus $40,000 Closed
21. 2022-06-17
    status Pending
22. 2022-06-17
    status Pending
23. 2022-06-15
    listed $44,999 Active
24. 2022-06-15
    listed $44,999 Active
25. 2022-06-14
    historical $44,999
26. 2022-06-14
    historical $44,999
27. 2010-06-30
    historical
28. 2009-06-30
    listed $12,000
29. 2008-03-04
    historical
30. 2008-01-13
    listed $38,000
31. 2007-06-27
    soldstatus $3,100
32. 2007-04-20
    listed $26,500
33. 2007-04-09
    historical
34. 2007-02-09
    listed $31,800
35. 2007-01-26
    historical
36. 2006-10-06
    listed $42,400
37. 2002-06-17
    soldstatus $77,000
38. 2001-08-31
    soldstatus $39,000

ⓘ 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: $1,624 · $135/mo
• Projected year-2 tax: $1,624 · $135/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 ≥99°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: $13,201
• − Mortgage interest: −$3,187
• − Property taxes: −$1,624
• − Insurance: −$284
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,655
• Taxable income: $4,338
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $3,899/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

+45.9% since first listed

38 events — show timeline

• 2026-03-12 Pending — MiRealSource-MiMLS
• 2026-03-12 Pending — REALCOMP
• 2026-02-12 Listed $56,900 REALCOMP
• 2026-02-12 Listed $56,900 MiRealSource-MiMLS
• 2026-01-07 Listing Removed — MiRealSource-MiMLS
• 2025-12-03 Price Changed $44,900 MiRealSource-MiMLS
• 2025-12-02 Price Changed $44,900 REALCOMP
• 2025-11-13 Listed $49,900 REALCOMP
• 2025-11-13 Listed $49,900 MiRealSource-MiMLS
• 2025-05-15 Listing Removed — MiRealSource-MiMLS
• 2025-04-30 Price Changed $51,500 MiRealSource-MiMLS
• 2025-04-29 Price Changed $51,500 REALCOMP
• 2025-03-04 Relisted — MiRealSource-MiMLS
• 2025-03-04 Relisted — REALCOMP
• 2025-02-26 Pending — MiRealSource-MiMLS
• 2025-02-26 Pending — REALCOMP
• 2025-02-04 Listed $55,000 REALCOMP
• 2025-02-04 Listed $55,000 MiRealSource-MiMLS
• 2022-07-14 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2022-07-14 Sold (MLS) $40,000 REALCOMP
• 2022-06-17 Pending — MiRealSource-MiMLS
• 2022-06-17 Pending — REALCOMP
• 2022-06-15 Listed $44,999 MiRealSource-MiMLS
• 2022-06-15 Listed $44,999 REALCOMP
• 2022-06-14 Coming Soon $44,999 MiRealSource-MiMLS
• 2022-06-14 Coming Soon $44,999 REALCOMP
• 2010-06-30 Listing Removed — REALCOMP
• 2009-06-30 Listed $12,000 REALCOMP
• 2008-03-04 Listing Removed — REALCOMP
• 2008-01-13 Listed $38,000 REALCOMP
• 2007-06-27 Sold (MLS) $3,100 REALCOMP
• 2007-04-20 Listed $26,500 REALCOMP
• 2007-04-09 Listing Removed — REALCOMP
• 2007-02-09 Listed $31,800 REALCOMP
• 2007-01-26 Listing Removed — REALCOMP
• 2006-10-06 Listed $42,400 REALCOMP
• 2002-06-17 Sold (Public Records) $77,000 Public Records
• 2001-08-31 Sold (Public Records) $39,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,624 · -54.2% YoY. Source: county tax records.