8833 Manor St · Detroit, MI 48204

$65,000

3 bd · 1.0 ba · 1,269 sqft · SingleFamily public records · 459 Days on market

Built 1928 4,356 sqft lot $51/sqft · 9% above area Est $60k · 9% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Here is an investment opportunity on Detroit's west side. Spacious 3 BR dwelling with full basement and detached garage. Living room with fireplace. Good candidate to flip or fix up and rent. Nice location near the Aviation Sub.

Key facts

• Full basement
• Detached garage
• 4,356 sq ft lot

Tags

• FULL BASEMENT
• DETACHED GARAGE
• LIVING ROOM WITH FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% 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: 248 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 459 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y 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 $52k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 459 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.92% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.54%
• DSCR: 2.54
• GRM: 4.3

CMA / ARV

• ARV (median comp): $59,501
• List price: $65,000
• Delta: 9.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10327 Kramer St	0.23mi	3/1.5	1,273 (+0%)	1mo	$133,770	$105	86
9145 Pinehurst St	0.18mi	3/1.5	1,240 (-2%)	5mo	$66,000	$53	81
9206 Pinehurst St	0.24mi	3/1.5	1,308 (+3%)	3mo	$45,000	$34	79
8130 Ward St	0.51mi	3/1.0	1,278 (+1%)	1mo	$157,000	$123	74
8999 Griggs St	0.28mi	3/2.0	1,196 (-6%)	0mo	$190,000	$159	73
9119 Littlefield St	0.46mi	3/1.0	1,298 (+2%)	2mo	$60,000	$46	73
8590 Littlefield St	0.42mi	3/1.5	1,218 (-4%)	1mo	$100,000	$82	71
9180 Hartwell St	0.51mi	3/1.5	1,174 (-8%)	5mo	$62,000	$53	58
10405 Orangelawn St	0.67mi	3/1.5	1,350 (+6%)	3mo	$7,000	$5	54
5801 Oakman Blvd	0.25mi	4/1.5 (+1)	1,451 (+14%)	5mo	$160,000	$110	53
8029 Hartwell St	0.71mi	3/1.5	1,389 (+10%)	2mo	$165,000	$119	48
10300 Orangelawn St	0.73mi	3/1.0	1,092 (-14%)	4mo	$52,000	$48	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 50.8%
• Equity multiple: 4.78×
• Total profit: $68,792
• Equity at exit: $58,557

10-year hold

• IRR: 44.4%
• Equity multiple: 10.69×
• Total profit: $176,393
• Equity at exit: $126,281

Cash invested: $18,200 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$341
• Tax from tax record: −$92 /mo · $1,110/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $524

Break-even live

Break-even rent $583

Max offer price $65,000

Occupancy floor 53%

Sensitivity live

Price	-10% $561	-5% $542	+0% $524	+5% $505	+10% $487
Rent	-10% $425	-5% $475	+0% $524	+5% $573	+10% $622
Rate	-1.0pp $557	-0.5pp $540	base $524	+0.5pp $507	+1.0pp $490

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	45d	1	0.26mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.27mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	45d	1	0.50mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	45d	1	0.55mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	45d	1	0.59mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	45d	1	0.60mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	45d	1	0.62mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	0d	1	0.74mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	0.78mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	45d	1	0.78mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	18d	1	0.79mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	25d	1	0.80mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	21d	1	0.81mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	45d	1	0.97mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	1.01mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	45d	1	1.15mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	45d	1	1.19mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	45d	1	1.22mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	1.24mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	45d	1	1.26mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	45d	1	1.35mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	1.36mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	1.37mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	45d	1	1.42mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	23d	1	1.45mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	18d	1	1.46mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	1.46mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	1.46mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	45d	1	1.46mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	1.49mi

Listing history 35 events

1. 2026-06-21
   days on market $65,000 Active 459 DOM
2. 2026-06-18
   days on market $65,000 Active 456 DOM
3. 2026-06-17
   days on market $65,000 Active 455 DOM
4. 2026-06-15
   days on market $65,000 Active 453 DOM
5. 2026-06-13
   days on market $65,000 Active 451 DOM
6. 2026-06-13
   days on market $65,000 Active 450 DOM
7. 2026-06-09
   days on market $65,000 Active 447 DOM
8. 2026-06-08
   days on market $65,000 Active 446 DOM
9. 2026-06-07
   days on market $65,000 Active 445 DOM
10. 2026-06-04
    days on market $65,000 Active 442 DOM
11. 2026-06-03
    days on market $65,000 Active 441 DOM
12. 2026-06-01
    days on market $65,000 Active 439 DOM
13. 2026-05-31
    days on market $65,000 Active 438 DOM
14. 2026-03-27
    status Active 228-char remark

    Show marketing remark (228 chars)

    Here is an investment opportunity on Detroit's west side. Spacious 3 BR dwelling with full basement and detached garage. Living room with fireplace. Good candidate to flip or fix up and rent. Nice location near the Aviation Sub.

15. 2026-03-27
    historical 228-char remark

    Show marketing remark (228 chars)

    Here is an investment opportunity on Detroit's west side. Spacious 3 BR dwelling with full basement and detached garage. Living room with fireplace. Good candidate to flip or fix up and rent. Nice location near the Aviation Sub.

16. 2025-06-19
    status Active 228-char remark

    Show marketing remark (228 chars)

    Here is an investment opportunity on Detroit's west side. Spacious 3 BR dwelling with full basement and detached garage. Living room with fireplace. Good candidate to flip or fix up and rent. Nice location near the Aviation Sub.

17. 2025-06-19
    historical 228-char remark

    Show marketing remark (228 chars)

    Here is an investment opportunity on Detroit's west side. Spacious 3 BR dwelling with full basement and detached garage. Living room with fireplace. Good candidate to flip or fix up and rent. Nice location near the Aviation Sub.

18. 2025-03-18
    listed $65,000 Active 228-char remark

    Show marketing remark (228 chars)

    Here is an investment opportunity on Detroit's west side. Spacious 3 BR dwelling with full basement and detached garage. Living room with fireplace. Good candidate to flip or fix up and rent. Nice location near the Aviation Sub.

19. 2025-03-18
    listed $65,000 Active 228-char remark

    Show marketing remark (228 chars)

    Here is an investment opportunity on Detroit's west side. Spacious 3 BR dwelling with full basement and detached garage. Living room with fireplace. Good candidate to flip or fix up and rent. Nice location near the Aviation Sub.

20. 2019-04-10
    soldstatus $52,500
21. 2017-11-28
    historical
22. 2017-11-13
    status Pending
23. 2017-11-13
    status Pending
24. 2017-11-13
    historical
25. 2017-10-02
    listed $29,900 Active
26. 2017-10-02
    listed $29,900 Active
27. 2007-12-30
    historical
28. 2007-08-28
    listed $8,900
29. 2007-08-18
    historical
30. 2007-05-18
    listed $14,900
31. 2005-02-22
    soldstatus $105,000
32. 2004-09-17
    soldstatus $42,000
33. 2004-08-18
    listed $49,900
34. 2004-07-20
    historical
35. 2004-04-20
    listed $55,000

ⓘ 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: $1,110 · $92/mo
• Projected year-2 tax: $1,110 · $92/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 · 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: $14,952
• − Mortgage interest: −$3,641
• − Property taxes: −$1,110
• − Insurance: −$325
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$1,891
• Taxable income: $5,592
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $4,944/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

+18.2% since first listed

22 events — show timeline

• 2026-03-27 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2025-06-19 Relisted — REALCOMP
• 2025-06-19 Listing Removed — REALCOMP
• 2025-03-18 Listed $65,000 MiRealSource-MiMLS
• 2025-03-18 Listed $65,000 REALCOMP
• 2019-04-10 Sold (Public Records) $52,500 Public Records
• 2017-11-28 Listing Removed — REALCOMP
• 2017-11-13 Pending — MiRealSource-MiMLS
• 2017-11-13 Pending — REALCOMP
• 2017-11-13 Listing Removed — MiRealSource-MiMLS
• 2017-10-02 Listed $29,900 MiRealSource-MiMLS
• 2017-10-02 Listed $29,900 REALCOMP
• 2007-12-30 Listing Removed — REALCOMP
• 2007-08-28 Listed $8,900 REALCOMP
• 2007-08-18 Listing Removed — REALCOMP
• 2007-05-18 Listed $14,900 REALCOMP
• 2005-02-22 Sold (Public Records) $105,000 Public Records
• 2004-09-17 Sold (MLS) $42,000 REALCOMP
• 2004-08-18 Listed $49,900 REALCOMP
• 2004-07-20 Listing Removed — REALCOMP
• 2004-04-20 Listed $55,000 REALCOMP

Property tax history

-3.4%/yr

Latest (2025): $1,110 · -53.8% YoY. Source: county tax records.