8849 Whitcomb St · Detroit, MI 48228

$115,000

3 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 18 Days on market

Built 1941 3,485 sqft lot

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Welcome to this beautifully updated Detroit home conveniently located with easy access to freeway I-96 and Greenfield Rd, featuring a long list of modern upgrades! Step inside to find new flooring throughout the first floor, a remodeled kitchen with brand-new cabinets and granite countertop, and a fully refreshed bathroom with new tile, new toilet, and new vanity. The home also offers new light fixtures, new baseboards, new outlets, and new heating vents throughout, new drywall on the first floor, and new carpet on the second floor for a fresh, move-in–ready feel. Exterior improvements include a redone front porch with a new handrail, new storm door, new gutters, and a new front door for added curb appeal. The basement has been freshly painted with durable epoxy. Perfect for first-time home buyers or investors. Property is under a surveillance system!! All measurements are estimated. Floor plan available!

Key facts

• Modern upgrades
• Remodeled kitchen
• Refreshed bathroom

Tags

• UPDATED HOME
• MODERN UPGRADES
• REMODELED KITCHEN
• GRANITE COUNTERTOP
• REFRESHED BATHROOM
• NEW LIGHT FIXTURES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Brick construction
• Construction: Brick exterior; Asphalt roof; Unfinished basement
• Exterior features: Asphalt roof; Paved road access; Lot approximately 0.08 acres (35 x 105)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

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; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $1,324/mo this rent would consume 52% 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 $795 of loan paydown is wiped out by about $3k 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

• It's been on market 18 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 21y 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; list at $115k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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: 1.15% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.85%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $76,254
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8871 Sussex St	0.06mi	3/1.0	1,049 (-2%)	1mo	$118,000	$112	92
9316 Whitcomb St	0.31mi	3/1.5	1,029 (-4%)	4mo	$100,000	$97	73
8254 Sussex St	0.33mi	3/1.0	1,006 (-6%)	3mo	$108,000	$107	72
9599 Whitcomb St	0.55mi	3/1.0	1,060 (-1%)	1mo	$55,000	$52	71
9930 Whitcomb St	0.65mi	3/1.0	1,078 (+0%)	2mo	$35,000	$32	68
9606 Sussex St	0.56mi	3/2.0	1,060 (-1%)	4mo	$76,000	$72	65
8160 Sussex St	0.41mi	3/1.0	960 (-11%)	1mo	$58,000	$60	63
9555 Montrose St	0.56mi	3/1.0	999 (-7%)	3mo	$45,000	$45	60
8348 Terry St	0.34mi	3/1.0	932 (-13%)	4mo	$82,500	$89	59
9220 Rutherford St	0.46mi	3/1.5	1,199 (+12%)	1mo	$85,000	$71	57
8255 Marlowe St	0.46mi	3/1.0	915 (-15%)	4mo	$27,400	$30	51
8121 Hubbell ST St	0.58mi	3/1.0	918 (-14%)	2mo	$48,500	$53	47

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,666
• Equity at exit: $17,147

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $1,802
• Equity at exit: $9,943

Cash invested: $32,200 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$603
• Tax from tax record: −$130 /mo · $1,565/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $264

Break-even live

Break-even rent $989

Max offer price $115,000

Occupancy floor 75%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	0.12mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	0.25mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	0.39mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	0.40mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	0.47mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	0.50mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	44d	1	0.51mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	44d	1	0.53mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	0.53mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	0.54mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.54mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	0.57mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	0.64mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	0.64mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	5d	1	0.69mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	0.69mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	0.71mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	0.75mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	0.83mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	0.87mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	0.88mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	0.94mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	0.97mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.99mi
7312 Mansfield St Detroit, MI	4.0	1.0	1300	$1,400	$1.08	17d	1	1.02mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	1.03mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	1.04mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	1.07mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	1.08mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	44d	1	1.09mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	44d	1	1.14mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.17mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	1.19mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	1.21mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	1.24mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.26mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.26mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	1.41mi
6474 Saint Marys St Detroit, MI	3.0	1.0	1237	$1,350	$1.09	44d	1	1.45mi

Listing history 41 events

1. 2026-06-15
   statusdays on market $115,000 Pending 18 DOM
2. 2026-06-13
   days on market $115,000 Active 17 DOM
3. 2026-06-13
   days on market $115,000 Active 16 DOM
4. 2026-06-09
   days on market $115,000 Active 13 DOM
5. 2026-06-08
   days on market $115,000 Active 12 DOM
6. 2026-06-07
   days on market $115,000 Active 11 DOM
7. 2026-06-04
   days on market $115,000 Active 8 DOM
8. 2026-06-03
   days on market $115,000 Active 7 DOM
9. 2026-06-02
   days on market $115,000 Active 6 DOM
10. 2026-06-01
    days on market $115,000 Active 5 DOM
11. 2026-05-31
    days on market $115,000 Active 4 DOM
12. 2026-05-27
    listed $115,000 Active

    Show marketing remark (937 chars)

    Welcome to this beautifully updated Detroit home conveniently located with easy access to freeway I-96 and Greenfield Rd, featuring a long list of modern upgrades! Step inside to find new flooring throughout the first floor, a remodeled kitchen with brand-new cabinets and granite countertop, and a fully refreshed bathroom with new tile, new toilet, and new vanity. The home also offers new light fixtures, new baseboards, new outlets, and new heating vents throughout, new drywall on the first floor, and new carpet on the second floor for a fresh, move-in–ready feel. Exterior improvements include a redone front porch with a new handrail, new storm door, new gutters, and a new front door for added curb appeal. The basement has been freshly painted with durable epoxy. Perfect for first-time home buyers or investors. Property is under a surveillance system!! All measurements are estimated. Floor plan available!

13. 2026-05-27
    listed $115,000 Active 937-char remark

    Show marketing remark (937 chars)

    Welcome to this beautifully updated Detroit home conveniently located with easy access to freeway I-96 and Greenfield Rd, featuring a long list of modern upgrades! Step inside to find new flooring throughout the first floor, a remodeled kitchen with brand-new cabinets and granite countertop, and a fully refreshed bathroom with new tile, new toilet, and new vanity. The home also offers new light fixtures, new baseboards, new outlets, and new heating vents throughout, new drywall on the first floor, and new carpet on the second floor for a fresh, move-in–ready feel. Exterior improvements include a redone front porch with a new handrail, new storm door, new gutters, and a new front door for added curb appeal. The basement has been freshly painted with durable epoxy. Perfect for first-time home buyers or investors. Property is under a surveillance system!! All measurements are estimated. Floor plan available!

14. 2026-04-22
    historical
15. 2026-02-27
    listed $115,000 Active
16. 2026-02-27
    listed $115,000 Active
17. 2026-02-13
    historical
18. 2026-02-13
    historical
19. 2026-01-09
    price $118,000
20. 2026-01-08
    price $118,000
21. 2025-11-14
    listed $125,000 Active
22. 2025-11-14
    listed $125,000 Active
23. 2018-07-06
    soldstatus $52,250
24. 2017-11-16
    soldstatus $1,091,500
25. 2010-09-02
    soldstatus $940,807
26. 2008-08-04
    soldstatus $7,000
27. 2008-07-15
    listed $12,900
28. 2008-06-30
    historical
29. 2008-01-15
    listed $12,900
30. 2008-01-14
    historical
31. 2007-11-05
    listed $32,900
32. 2007-11-05
    historical
33. 2007-11-05
    historical
34. 2007-04-16
    listed $32,900
35. 2007-04-13
    listed $32,900
36. 2005-11-03
    soldstatus $92,500
37. 2005-08-11
    soldstatus $92,500
38. 2005-03-23
    listed $85,000
39. 2002-01-07
    soldstatus $67,000
40. 2002-01-07
    soldstatus $89,000
41. 1993-10-06
    soldstatus $51,552

ⓘ 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: $1,565 · $130/mo
• Projected year-2 tax: $1,668 · $139/mo
• Expected delta: +$103/yr (+$9/mo · 6.6%)

ⓘ 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 ≥98°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: $15,885
• − Mortgage interest: −$6,442
• − Property taxes: −$1,565
• − Insurance: −$575
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$3,345
• Taxable income: $1,416
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $2,832/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

+123.1% since first listed

30 events — show timeline

• 2026-05-27 Listed $115,000 REALCOMP
• 2026-05-27 Listed $115,000 MiRealSource-MiMLS
• 2026-04-22 Listing Removed — MiRealSource-MiMLS
• 2026-02-27 Listed $115,000 REALCOMP
• 2026-02-27 Listed $115,000 MiRealSource-MiMLS
• 2026-02-13 Listing Removed — MiRealSource-MiMLS
• 2026-02-13 Listing Removed — REALCOMP
• 2026-01-09 Price Changed $118,000 MiRealSource-MiMLS
• 2026-01-08 Price Changed $118,000 REALCOMP
• 2025-11-14 Listed $125,000 MiRealSource-MiMLS
• 2025-11-14 Listed $125,000 REALCOMP
• 2018-07-06 Sold (Public Records) $52,250 Public Records
• 2017-11-16 Sold (Public Records) $1,091,500 Public Records
• 2010-09-02 Sold (Public Records) $940,807 Public Records
• 2008-08-04 Sold (MLS) $7,000 REALCOMP
• 2008-07-15 Listed $12,900 REALCOMP
• 2008-06-30 Listing Removed — REALCOMP
• 2008-01-15 Listed $12,900 REALCOMP
• 2008-01-14 Listing Removed — REALCOMP
• 2007-11-05 Listing Removed — REALCOMP
• 2007-11-05 Listing Removed — MiRealSource-MiMLS
• 2007-11-05 Listed $32,900 REALCOMP
• 2007-04-16 Listed $32,900 MiRealSource-MiMLS
• 2007-04-13 Listed $32,900 REALCOMP
• 2005-11-03 Sold (Public Records) $92,500 Public Records
• 2005-08-11 Sold (MLS) $92,500 REALCOMP
• 2005-03-23 Listed $85,000 REALCOMP
• 2002-01-07 Sold (Public Records) $89,000 Public Records
• 2002-01-07 Sold (Public Records) $67,000 Public Records
• 1993-10-06 Sold (Public Records) $51,552 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,565 · +1.3% YoY. Source: county tax records.