8205 Appoline St · Detroit, MI 48228

$119,999

3 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 14 Days on market

Built 1948 4,792 sqft lot $102/sqft · 8% above area Est $148k · 19% under ↓ 20% since listing

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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 +19.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• 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

8205 Appoline Street is now vacant and available for showings. This property is a great opportunity for investors or owner-occupants looking to renovate and build equity. Bring your vision and make this property shine. BATVAI

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (0.8% below list).
• Recommended offer: $119k (0.8% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 369 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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).
• At $1,190/mo this rent would consume 47% of the median local household income ($31k/yr) (locally 4144% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 2y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,990 (0.8% below list)

Questions for the listing agent

1. Built in 1948 — 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: 0.99% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (median comp): $148,337
• List price: $119,999
• Delta: -19.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8130 Ward St	0.19mi	3/1.0	1,278 (+8%)	1mo	$157,000	$123	76
8590 Littlefield St	0.38mi	3/1.5	1,218 (+3%)	1mo	$100,000	$82	74
8234 Meyers Rd	0.09mi	3/1.5	1,087 (-8%)	8mo	$78,000	$72	74
8875 Manor St	0.42mi	3/1.0	1,176 (-0%)	8mo	$125,000	$106	73
8999 Griggs St	0.60mi	3/2.0	1,196 (+1%)	0mo	$190,000	$159	65
9180 Hartwell St	0.67mi	3/1.5	1,174 (-0%)	5mo	$62,000	$53	62
10327 Kramer St	0.51mi	3/1.5	1,273 (+8%)	1mo	$133,770	$105	61
9145 Pinehurst St	0.56mi	3/1.5	1,240 (+5%)	5mo	$66,000	$53	59
9119 Littlefield St	0.60mi	3/1.0	1,298 (+10%)	2mo	$60,000	$46	53
8908 Birwood St	0.52mi	3/1.5	1,300 (+10%)	8mo	$71,000	$55	50
9206 Pinehurst St	0.62mi	3/1.5	1,308 (+11%)	3mo	$45,000	$34	48
8938 Hartwell St	0.59mi	3/1.5	1,042 (-12%)	7mo	$100,000	$96	46

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: -11.8%
• Equity multiple: 0.58×
• Total profit: $-13,967
• Equity at exit: $17,892

10-year hold

• IRR: -7.7%
• Equity multiple: 0.58×
• Total profit: $-14,096
• Equity at exit: $10,375

Cash invested: $33,600 (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: 369
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,190 high
• Mortgage (P&I): −$629
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $141

Break-even live

Break-even rent $1,012

Max offer price $119,999

Occupancy floor 83%

Sensitivity live

Price	-10% $209	-5% $175	+0% $141	+5% $107	+10% $73
Rent	-10% $47	-5% $94	+0% $141	+5% $188	+10% $235
Rate	-1.0pp $201	-0.5pp $171	base $141	+0.5pp $110	+1.0pp $78

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.20mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	0d	1	0.75mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	0.76mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	0.80mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	17d	1	0.84mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	0.90mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	44d	1	0.95mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	18d	1	0.96mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	18d	1	0.97mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	0.97mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	44d	1	0.98mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	25d	1	1.01mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	1.02mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	1.03mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.11mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	1.14mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.14mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	44d	1	1.16mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	44d	1	1.21mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	1.31mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	1.32mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	1.33mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	1.33mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	1.33mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	1.34mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	1.42mi
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
7424 Wykes St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	44d	1	1.47mi

Listing history 31 events

1. 2026-05-05
   status Pending 225-char remark

   Show marketing remark (225 chars)

   8205 Appoline Street is now vacant and available for showings. This property is a great opportunity for investors or owner-occupants looking to renovate and build equity. Bring your vision and make this property shine. BATVAI

2. 2026-05-05
   status Pending 225-char remark

   Show marketing remark (225 chars)

   8205 Appoline Street is now vacant and available for showings. This property is a great opportunity for investors or owner-occupants looking to renovate and build equity. Bring your vision and make this property shine. BATVAI

3. 2026-05-02
   price $119,999 225-char remark

   Show marketing remark (225 chars)

   8205 Appoline Street is now vacant and available for showings. This property is a great opportunity for investors or owner-occupants looking to renovate and build equity. Bring your vision and make this property shine. BATVAI

4. 2026-05-01
   price $119,999 225-char remark

   Show marketing remark (225 chars)

   8205 Appoline Street is now vacant and available for showings. This property is a great opportunity for investors or owner-occupants looking to renovate and build equity. Bring your vision and make this property shine. BATVAI

5. 2026-04-30
   price $123,000 225-char remark

   Show marketing remark (225 chars)

   8205 Appoline Street is now vacant and available for showings. This property is a great opportunity for investors or owner-occupants looking to renovate and build equity. Bring your vision and make this property shine. BATVAI

6. 2026-04-30
   price $123,000 225-char remark

   Show marketing remark (225 chars)

   8205 Appoline Street is now vacant and available for showings. This property is a great opportunity for investors or owner-occupants looking to renovate and build equity. Bring your vision and make this property shine. BATVAI

7. 2026-04-29
   price $125,000 225-char remark

   Show marketing remark (225 chars)

   8205 Appoline Street is now vacant and available for showings. This property is a great opportunity for investors or owner-occupants looking to renovate and build equity. Bring your vision and make this property shine. BATVAI

8. 2026-04-29
   price $125,000 225-char remark

   Show marketing remark (225 chars)

   8205 Appoline Street is now vacant and available for showings. This property is a great opportunity for investors or owner-occupants looking to renovate and build equity. Bring your vision and make this property shine. BATVAI

9. 2026-04-20
   listed $135,000 Active 225-char remark

   Show marketing remark (225 chars)

   8205 Appoline Street is now vacant and available for showings. This property is a great opportunity for investors or owner-occupants looking to renovate and build equity. Bring your vision and make this property shine. BATVAI

10. 2026-04-20
    listed $135,000 Active 225-char remark

    Show marketing remark (225 chars)

    8205 Appoline Street is now vacant and available for showings. This property is a great opportunity for investors or owner-occupants looking to renovate and build equity. Bring your vision and make this property shine. BATVAI

11. 2026-03-16
    historical
12. 2026-03-16
    historical
13. 2026-03-12
    price $150,000
14. 2026-03-12
    price $150,000
15. 2026-03-11
    price $118,000
16. 2026-03-11
    price $118,000
17. 2026-03-06
    price $160,000
18. 2026-03-06
    listed $160,000 Active
19. 2026-03-06
    listed $160,000 Active
20. 2026-03-06
    price $160,000
21. 2026-03-06
    historical
22. 2026-03-05
    price $118,999
23. 2026-03-05
    price $118,999
24. 2026-03-04
    listed $124,000 Active
25. 2026-03-04
    listed $124,000 Active
26. 2024-09-30
    historical
27. 2024-09-30
    historical
28. 2024-08-02
    listed $149,999 Active
29. 2024-08-02
    listed $149,999 Active
30. 2024-07-29
    historical
31. 2024-07-29
    historical

ⓘ 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: $1,440 · $120/mo
• Projected year-2 tax: $1,644 · $137/mo
• Expected delta: +$204/yr (+$17/mo · 14.2%)

ⓘ 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 ≥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: $14,279
• − Mortgage interest: −$6,722
• − Property taxes: −$1,440
• − Insurance: −$600
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$3,491
• Taxable loss: −$258
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $1,751/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

-20.0% since first listed

31 events — show timeline

• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-05-02 Price Changed $119,999 MiRealSource-MiMLS
• 2026-05-01 Price Changed $119,999 REALCOMP
• 2026-04-30 Price Changed $123,000 MiRealSource-MiMLS
• 2026-04-30 Price Changed $123,000 REALCOMP
• 2026-04-29 Price Changed $125,000 MiRealSource-MiMLS
• 2026-04-29 Price Changed $125,000 REALCOMP
• 2026-04-20 Listed $135,000 REALCOMP
• 2026-04-20 Listed $135,000 MiRealSource-MiMLS
• 2026-03-16 Listing Removed — MiRealSource-MiMLS
• 2026-03-16 Listing Removed — REALCOMP
• 2026-03-12 Price Changed $150,000 MiRealSource-MiMLS
• 2026-03-12 Price Changed $150,000 REALCOMP
• 2026-03-11 Price Changed $118,000 MiRealSource-MiMLS
• 2026-03-11 Price Changed $118,000 REALCOMP
• 2026-03-06 Listing Removed — MiRealSource-MiMLS
• 2026-03-06 Price Changed $160,000 MiRealSource-MiMLS
• 2026-03-06 Listed $160,000 MiRealSource-MiMLS
• 2026-03-06 Listed $160,000 REALCOMP
• 2026-03-06 Price Changed $160,000 REALCOMP
• 2026-03-05 Price Changed $118,999 MiRealSource-MiMLS
• 2026-03-05 Price Changed $118,999 REALCOMP
• 2026-03-04 Listed $124,000 MiRealSource-MiMLS
• 2026-03-04 Listed $124,000 REALCOMP
• 2024-09-30 Listing Removed — MiRealSource-MiMLS
• 2024-09-30 Listing Removed — REALCOMP
• 2024-08-02 Listed $149,999 MiRealSource-MiMLS
• 2024-08-02 Listed $149,999 REALCOMP
• 2024-07-29 Coming Soon — REALCOMP
• 2024-07-29 Coming Soon — MiRealSource-MiMLS

Property tax history

-4.2%/yr

Latest (2025): $1,440 · -54.1% YoY. Source: county tax records.