8690 Fielding St · Detroit, MI 48228

$70,000

3 bd · 1.0 ba · 914 sqft · SingleFamily public records · 93 Days on market

Built 1951 4,792 sqft lot $77/sqft · 48% above area Est $47k · 48% 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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautifully updated 2-bedroom, 1-bath home !!!!, nestled in a friendly, family-oriented neighborhood. Ideal for first-time homebuyers or savvy investors, . The spacious layout offers plenty of room for comfortable living or rental potential, making it a fantastic opportunity for generating strong rental income. Located just minutes from schools, parks, and local amenities, this home combines convenience with charm in a vibrant Detroit community. Don’t miss out on this affordable, high-potential property—schedule a showing today!

Key facts

• Updated home
• Local amenities
• Minutes from schools

Tags

• UPDATED HOME
• SPACIOUS LAYOUT
• STRONG RENTAL INCOME
• MINUTES FROM SCHOOLS
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.6% 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; 35 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $1,188/mo this rent would consume 46% 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 $484 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $56k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 1951 — 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: 1.70% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.17%
• DSCR: 2.16
• GRM: 4.9

CMA / ARV

• ARV (median comp): $47,396
• List price: $70,000
• Delta: 47.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9012 Pierson St	0.25mi	3/1.0	910 (-0%)	0mo	$60,000	$66	87
9072 Burt Rd	0.34mi	3/1.0	906 (-1%)	2mo	$57,000	$63	81
8277 Stout St	0.26mi	3/1.0	879 (-4%)	0mo	$45,000	$51	81
8854 Stout St	0.11mi	3/1.0	989 (+8%)	2mo	$66,250	$67	79
8234 Patton St	0.31mi	3/1.0	1,010 (+10%)	2mo	$60,000	$59	67
9116 Patton St	0.28mi	3/1.0	1,029 (+13%)	1mo	$45,000	$44	65
8225 Grandville Ave	0.62mi	2/1.0 (-1)	906 (-1%)	2mo	$36,500	$40	63
9221 Grandville Ave	0.63mi	3/1.0	971 (+6%)	2mo	$135,000	$139	59
9244 Heyden	0.37mi	2/1.0 (-1)	801 (-12%)	0mo	$35,000	$44	57
7756 Westwood St	0.75mi	3/1.0	871 (-5%)	2mo	$90,000	$103	56
7816 Fielding St	0.50mi	3/1.0	1,022 (+12%)	2mo	$57,000	$56	55
7690 Heyden St	0.63mi	3/1.0	1,019 (+12%)	1mo	$73,000	$72	51

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: 16.4%
• Equity multiple: 1.63×
• Total profit: $12,438
• Equity at exit: $10,437

10-year hold

• IRR: 22.6%
• Equity multiple: 2.66×
• Total profit: $32,580
• Equity at exit: $6,052

Cash invested: $19,600 (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: 363
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,188 high
• Mortgage (P&I): −$367
• Tax from tax record: −$114 /mo · $1,374/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $427

Break-even live

Break-even rent $646

Max offer price $70,000

Occupancy floor 59%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	4d	1	0.32mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	43d	1	0.33mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	43d	1	0.39mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	0.48mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.51mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.51mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.51mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.51mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.51mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.51mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.51mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	0.52mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.54mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.54mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	16d	1	0.56mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	0.56mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.58mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.59mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.59mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.59mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.59mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	0.69mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	43d	1	0.71mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	0.76mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	0.87mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	43d	1	1.09mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	1.13mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	17d	1	1.15mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	1.16mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	4d	1	1.18mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.28mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	43d	1	1.35mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	4d	1	1.36mi
7466 W Parkway St Redford, MI	2.0	1.5	672	$1,200	$1.79	2d	1	1.41mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	1.49mi

Listing history 11 events

1. 2026-02-25
   listed $70,000 Active 560-char remark

   Show marketing remark (550 chars)

   Discover this beautifully updated 2-bedroom, 1-bath home !!!!, nestled in a friendly, family-oriented neighborhood. Ideal for first-time homebuyers or savvy investors, . The spacious layout offers plenty of room for comfortable living or rental potential, making it a fantastic opportunity for generating strong rental income. Located just minutes from schools, parks, and local amenities, this home combines convenience with charm in a vibrant Detroit community. Don't miss out on this affordable, high-potential property - schedule a showing today!

2. 2026-02-25
   listed $70,000 Active 550-char remark

   Show marketing remark (550 chars)

   Discover this beautifully updated 2-bedroom, 1-bath home !!!!, nestled in a friendly, family-oriented neighborhood. Ideal for first-time homebuyers or savvy investors, . The spacious layout offers plenty of room for comfortable living or rental potential, making it a fantastic opportunity for generating strong rental income. Located just minutes from schools, parks, and local amenities, this home combines convenience with charm in a vibrant Detroit community. Don't miss out on this affordable, high-potential property - schedule a showing today!

3. 2020-01-10
   soldstatus $56,000
4. 2008-10-30
   historical
5. 2008-01-25
   listed $69,900
6. 2003-02-28
   historical
7. 2002-02-01
   listed $65,900
8. 2000-11-28
   soldstatus $39,000
9. 1997-06-27
   soldstatus $22,566
10. 1993-02-10
    soldstatus $28,500
11. 1992-05-29
    soldstatus $14,700

ⓘ 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: $1,374 · $114/mo
• Projected year-2 tax: $1,374 · $114/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: $14,252
• − Mortgage interest: −$3,921
• − Property taxes: −$1,374
• − Insurance: −$350
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$2,036
• Taxable income: $4,290
• Est. tax owed @ 24.0%: −$1,030
• After-tax cash flow: $4,100/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

+376.2% since first listed

11 events — show timeline

• 2026-02-25 Listed $70,000 REALCOMP
• 2026-02-25 Listed $70,000 MiRealSource-MiMLS
• 2020-01-10 Sold (Public Records) $56,000 Public Records
• 2008-10-30 Listing Removed — REALCOMP
• 2008-01-25 Listed $69,900 REALCOMP
• 2003-02-28 Listing Removed — REALCOMP
• 2002-02-01 Listed $65,900 REALCOMP
• 2000-11-28 Sold (Public Records) $39,000 Public Records
• 1997-06-27 Sold (Public Records) $22,566 Public Records
• 1993-02-10 Sold (Public Records) $28,500 Public Records
• 1992-05-29 Sold (Public Records) $14,700 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,374 · -9.2% YoY. Source: county tax records.