8304 Robson St · Detroit, MI 48228

$60,000

3 bd · 1.0 ba · 723 sqft · SingleFamily public records · 110 Days on market

Built 1941 4,356 sqft lot $83/sqft · at area comps Est $59k · at est. ↓ 13% since listing

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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
• ARV discount +7.1/15.0
• 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

Excellent investment opportunity with immediate cash flow. This tenant-occupied property is currently rented for $800 per month. The long-term tenant has a strong and consistent payment history and is currently on a month-to-month lease, offering flexibility for investors or future owner-occupants. Major update completed --the electrical system has been fully updated throughout the entire home, providing added value and peace of mind. The property offers a functional layout and solid structure, making it a great addition to any rental portfolio. Conveniently located near major roads, shopping, and local amenities, this home benefits from steady rental demand and long-term appreciation potential. Please do not disturb tenant. No showings without accepted offer.

Key facts

• Functional layout
• Solid structure
• Steady rental demand

Tags

• FUNCTIONAL LAYOUT
• SOLID STRUCTURE
• STEADY RENTAL DEMAND

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 10.2% 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); 363 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 44% 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 $415 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.87% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.47%
• DSCR: 2.31
• GRM: 4.5

CMA / ARV

• ARV (median comp): $59,432
• List price: $60,000
• Delta: 0.96%
• 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
8283 Sussex St	0.14mi	2/1.0 (-1)	777 (+8%)	4mo	$58,000	$75	73
8233 Lauder St	0.10mi	2/1.0 (-1)	744 (+3%)	20mo	$46,000	$62	69
9176 Winthrop St	0.60mi	3/1.0	730 (+1%)	2mo	$30,000	$41	68
8324 Coyle St	0.06mi	2/1.0 (-1)	800 (+11%)	8mo	$48,000	$60	68
8896 Coyle St	0.33mi	3/1.0	768 (+6%)	9mo	$45,000	$59	67
8296 Prest St	0.22mi	2/1.0 (-1)	703 (-3%)	20mo	$45,000	$64	64
7931 Payne St	0.32mi	2/1.0 (-1)	800 (+11%)	7mo	$135,000	$169	57
9425 Marlowe St	0.70mi	2/1.0 (-1)	712 (-2%)	10mo	$47,500	$67	51
8538 Prest St	0.24mi	3/2.0	828 (+14%)	12mo	$85,000	$103	51
9106 Winthrop St	0.52mi	2/1.0 (-1)	740 (+2%)	22mo	$29,000	$39	48
8075 Whitcomb St	0.27mi	2/1.0 (-1)	821 (+14%)	15mo	$60,000	$73	47
7782 Forrer St	0.58mi	2/1.0 (-1)	700 (-3%)	21mo	$36,000	$51	45

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: 20.3%
• Equity multiple: 1.79×
• Total profit: $13,329
• Equity at exit: $8,946

10-year hold

• IRR: 26.3%
• Equity multiple: 2.96×
• Total profit: $32,981
• Equity at exit: $5,188

Cash invested: $16,800 (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: 363
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$132 /mo · $1,583/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $413

Break-even live

Break-even rent $597

Max offer price $60,000

Occupancy floor 58%

Sensitivity live

Price	-10% $447	-5% $430	+0% $413	+5% $396	+10% $379
Rent	-10% $324	-5% $368	+0% $413	+5% $457	+10% $501
Rate	-1.0pp $443	-0.5pp $428	base $413	+0.5pp $397	+1.0pp $381

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	1.15mi
6225 Middlesex St Unit 5 Dearborn, MI	2.0	1.0	700	$950	$1.36	13d	1	1.44mi
6225 Middlesex St Unit 5 Dearborn, MI	2.0	1.0	700	$950	$1.36	5d	1	1.44mi

Listing history 25 events

1. 2026-06-18
   days on market $60,000 Active 110 DOM
2. 2026-06-17
   days on market $60,000 Active 109 DOM
3. 2026-06-16
   price $60,000 Active 107 DOM
4. 2026-06-15
   days on market $65,000 Active 107 DOM
5. 2026-06-13
   days on market $65,000 Active 105 DOM
6. 2026-06-13
   days on market $65,000 Active 104 DOM
7. 2026-06-09
   days on market $65,000 Active 101 DOM
8. 2026-06-08
   days on market $65,000 Active 100 DOM
9. 2026-06-07
   days on market $65,000 Active 99 DOM
10. 2026-06-04
    days on market $65,000 Active 96 DOM
11. 2026-06-03
    days on market $65,000 Active 95 DOM
12. 2026-06-01
    days on market $65,000 Active 93 DOM
13. 2026-05-31
    days on market $65,000 Active 92 DOM
14. 2026-05-12
    price $65,000 770-char remark

    Show marketing remark (770 chars)

    Excellent investment opportunity with immediate cash flow. This tenant-occupied property is currently rented for $800 per month. The long-term tenant has a strong and consistent payment history and is currently on a month-to-month lease, offering flexibility for investors or future owner-occupants. Major update completed --the electrical system has been fully updated throughout the entire home, providing added value and peace of mind. The property offers a functional layout and solid structure, making it a great addition to any rental portfolio. Conveniently located near major roads, shopping, and local amenities, this home benefits from steady rental demand and long-term appreciation potential. Please do not disturb tenant. No showings without accepted offer.

15. 2026-05-11
    price $65,000 770-char remark

    Show marketing remark (770 chars)

    Excellent investment opportunity with immediate cash flow. This tenant-occupied property is currently rented for $800 per month. The long-term tenant has a strong and consistent payment history and is currently on a month-to-month lease, offering flexibility for investors or future owner-occupants. Major update completed --the electrical system has been fully updated throughout the entire home, providing added value and peace of mind. The property offers a functional layout and solid structure, making it a great addition to any rental portfolio. Conveniently located near major roads, shopping, and local amenities, this home benefits from steady rental demand and long-term appreciation potential. Please do not disturb tenant. No showings without accepted offer.

16. 2026-05-11
    price $65,000

    Show marketing remark (770 chars)

    Excellent investment opportunity with immediate cash flow. This tenant-occupied property is currently rented for $800 per month. The long-term tenant has a strong and consistent payment history and is currently on a month-to-month lease, offering flexibility for investors or future owner-occupants. Major update completed --the electrical system has been fully updated throughout the entire home, providing added value and peace of mind. The property offers a functional layout and solid structure, making it a great addition to any rental portfolio. Conveniently located near major roads, shopping, and local amenities, this home benefits from steady rental demand and long-term appreciation potential. Please do not disturb tenant. No showings without accepted offer.

17. 2026-04-08
    price $68,000 770-char remark

    Show marketing remark (770 chars)

    Excellent investment opportunity with immediate cash flow. This tenant-occupied property is currently rented for $800 per month. The long-term tenant has a strong and consistent payment history and is currently on a month-to-month lease, offering flexibility for investors or future owner-occupants. Major update completed --the electrical system has been fully updated throughout the entire home, providing added value and peace of mind. The property offers a functional layout and solid structure, making it a great addition to any rental portfolio. Conveniently located near major roads, shopping, and local amenities, this home benefits from steady rental demand and long-term appreciation potential. Please do not disturb tenant. No showings without accepted offer.

18. 2026-04-07
    price $68,000 770-char remark

    Show marketing remark (770 chars)

    Excellent investment opportunity with immediate cash flow. This tenant-occupied property is currently rented for $800 per month. The long-term tenant has a strong and consistent payment history and is currently on a month-to-month lease, offering flexibility for investors or future owner-occupants. Major update completed --the electrical system has been fully updated throughout the entire home, providing added value and peace of mind. The property offers a functional layout and solid structure, making it a great addition to any rental portfolio. Conveniently located near major roads, shopping, and local amenities, this home benefits from steady rental demand and long-term appreciation potential. Please do not disturb tenant. No showings without accepted offer.

19. 2026-04-07
    price $68,000

    Show marketing remark (770 chars)

    Excellent investment opportunity with immediate cash flow. This tenant-occupied property is currently rented for $800 per month. The long-term tenant has a strong and consistent payment history and is currently on a month-to-month lease, offering flexibility for investors or future owner-occupants. Major update completed --the electrical system has been fully updated throughout the entire home, providing added value and peace of mind. The property offers a functional layout and solid structure, making it a great addition to any rental portfolio. Conveniently located near major roads, shopping, and local amenities, this home benefits from steady rental demand and long-term appreciation potential. Please do not disturb tenant. No showings without accepted offer.

20. 2026-03-20
    price $70,000 770-char remark

    Show marketing remark (770 chars)

    Excellent investment opportunity with immediate cash flow. This tenant-occupied property is currently rented for $800 per month. The long-term tenant has a strong and consistent payment history and is currently on a month-to-month lease, offering flexibility for investors or future owner-occupants. Major update completed --the electrical system has been fully updated throughout the entire home, providing added value and peace of mind. The property offers a functional layout and solid structure, making it a great addition to any rental portfolio. Conveniently located near major roads, shopping, and local amenities, this home benefits from steady rental demand and long-term appreciation potential. Please do not disturb tenant. No showings without accepted offer.

21. 2026-03-19
    price $70,000 770-char remark

    Show marketing remark (770 chars)

    Excellent investment opportunity with immediate cash flow. This tenant-occupied property is currently rented for $800 per month. The long-term tenant has a strong and consistent payment history and is currently on a month-to-month lease, offering flexibility for investors or future owner-occupants. Major update completed --the electrical system has been fully updated throughout the entire home, providing added value and peace of mind. The property offers a functional layout and solid structure, making it a great addition to any rental portfolio. Conveniently located near major roads, shopping, and local amenities, this home benefits from steady rental demand and long-term appreciation potential. Please do not disturb tenant. No showings without accepted offer.

22. 2026-03-19
    price $70,000

    Show marketing remark (770 chars)

    Excellent investment opportunity with immediate cash flow. This tenant-occupied property is currently rented for $800 per month. The long-term tenant has a strong and consistent payment history and is currently on a month-to-month lease, offering flexibility for investors or future owner-occupants. Major update completed --the electrical system has been fully updated throughout the entire home, providing added value and peace of mind. The property offers a functional layout and solid structure, making it a great addition to any rental portfolio. Conveniently located near major roads, shopping, and local amenities, this home benefits from steady rental demand and long-term appreciation potential. Please do not disturb tenant. No showings without accepted offer.

23. 2026-02-28
    listed $75,000 Active 770-char remark

    Show marketing remark (770 chars)

    Excellent investment opportunity with immediate cash flow. This tenant-occupied property is currently rented for $800 per month. The long-term tenant has a strong and consistent payment history and is currently on a month-to-month lease, offering flexibility for investors or future owner-occupants. Major update completed --the electrical system has been fully updated throughout the entire home, providing added value and peace of mind. The property offers a functional layout and solid structure, making it a great addition to any rental portfolio. Conveniently located near major roads, shopping, and local amenities, this home benefits from steady rental demand and long-term appreciation potential. Please do not disturb tenant. No showings without accepted offer.

24. 2026-02-28
    listed $75,000 Active 770-char remark

    Show marketing remark (770 chars)

    Excellent investment opportunity with immediate cash flow. This tenant-occupied property is currently rented for $800 per month. The long-term tenant has a strong and consistent payment history and is currently on a month-to-month lease, offering flexibility for investors or future owner-occupants. Major update completed --the electrical system has been fully updated throughout the entire home, providing added value and peace of mind. The property offers a functional layout and solid structure, making it a great addition to any rental portfolio. Conveniently located near major roads, shopping, and local amenities, this home benefits from steady rental demand and long-term appreciation potential. Please do not disturb tenant. No showings without accepted offer.

25. 2026-02-28
    listed $75,000 Active

    Show marketing remark (770 chars)

    Excellent investment opportunity with immediate cash flow. This tenant-occupied property is currently rented for $800 per month. The long-term tenant has a strong and consistent payment history and is currently on a month-to-month lease, offering flexibility for investors or future owner-occupants. Major update completed --the electrical system has been fully updated throughout the entire home, providing added value and peace of mind. The property offers a functional layout and solid structure, making it a great addition to any rental portfolio. Conveniently located near major roads, shopping, and local amenities, this home benefits from steady rental demand and long-term appreciation potential. Please do not disturb tenant. No showings without accepted offer.

ⓘ 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: $1,583 · $132/mo
• Projected year-2 tax: $1,583 · $132/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 · 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: $13,431
• − Mortgage interest: −$3,361
• − Property taxes: −$1,583
• − Insurance: −$300
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$1,745
• Taxable income: $4,292
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $3,921/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

-13.3% since first listed

12 events — show timeline

• 2026-05-12 Price Changed $65,000 MiRealSource-MiMLS
• 2026-05-11 Price Changed $65,000 REALCOMP
• 2026-05-11 Price Changed $65,000 SW Michigan MLS
• 2026-04-08 Price Changed $68,000 MiRealSource-MiMLS
• 2026-04-07 Price Changed $68,000 REALCOMP
• 2026-04-07 Price Changed $68,000 SW Michigan MLS
• 2026-03-20 Price Changed $70,000 MiRealSource-MiMLS
• 2026-03-19 Price Changed $70,000 REALCOMP
• 2026-03-19 Price Changed $70,000 SW Michigan MLS
• 2026-02-28 Listed $75,000 SW Michigan MLS
• 2026-02-28 Listed $75,000 REALCOMP
• 2026-02-28 Listed $75,000 MiRealSource-MiMLS

Property tax history

+12.3%/yr

Latest (2025): $1,583 · -54.1% YoY. Source: county tax records.