8810 Farmbrook St · Detroit, MI 48224

$48,900

2 bd · 1.0 ba · 758 sqft · SingleFamily public records · 16 Days on market

Built 1941 4,356 sqft lot $65/sqft · 24% below area Est $64k · 24% under ↓ 56% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment-ready opportunity: a solid 2-bedroom ranch that's currently rented, offering immediate income for the right buyer. Located close to Ascension Hospital, shopping, and a major expressway for an easy commute, this property sits in a convenient, in-demand area that appeals to renters. * * * * * Please do not disturb the tenants. Showings will not be allowed until an offer is accepted, with no exceptions. * * * * * Owner will provide property vacant at closing with acceptable terms if buyer wants. Owner has other rentals properties to sell and this can be bought individually or as a package deal. The other addresses are 4102 Somerset, and 6334 Hereford all in Detroit. All information deemed reliable but not guaranteed. Buyers or buyer's agent to verify all information.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1941

Property features AI

Finance

• Other: Property located in the GREEN OAKS subdivision
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached garage (approximately 1.5 car capacity)
• Security: No security features specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Aluminum siding and stone exterior; Block foundation; Asphalt roof; Originally constructed (year not specified)
• Exterior features: Back yard fencing; Paved road access; Lot dimensions approximately 35 x 120 (0.1 acre)

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: No laundry appliances specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.2% 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 flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 33% of the median local income ($45k/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 $338 of loan paydown is wiped out by about $1k 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 + 0.7% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y 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 $21k; list at $49k implies a 133% 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 $48,166 (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: 2.55% ✓
• Cap rate: 22.22%
• Cash-on-cash: 56.87%
• DSCR: 3.53
• GRM: 3.3

CMA / ARV

• ARV (median comp): $63,996
• List price: $48,900
• Delta: -22.03%
• 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
6183 Woodhall St	0.41mi	3/1.0 (+1)	720 (-5%)	1mo	$32,000	$44	66
20515 Moross Rd	0.32mi	2/1.0	844 (+11%)	6mo	$55,000	$65	61
21719 Moross Rd	0.49mi	2/1.0	810 (+7%)	10mo	$65,000	$80	57
10704 Duprey St	0.35mi	3/1.0 (+1)	845 (+12%)	6mo	$104,000	$123	55
5955 Guilford St	0.55mi	3/1.0 (+1)	802 (+6%)	6mo	$43,000	$54	55
5290 University Pl	0.74mi	2/1.0	721 (-5%)	5mo	$60,000	$83	53
5745 Marseilles St	0.53mi	2/1.0	835 (+10%)	10mo	$46,000	$55	50
10878 Balfour Rd	0.74mi	3/1.0 (+1)	784 (+3%)	6mo	$70,000	$89	50
11035 Worden St	0.56mi	3/1.0 (+1)	834 (+10%)	3mo	$55,000	$66	50
5558 Radnor St	0.65mi	2/1.0	660 (-13%)	6mo	$18,000	$27	43
19835 Moross Rd	0.70mi	2/1.0	844 (+11%)	12mo	$20,000	$24	38
11290 Mckinney St	0.59mi	3/1.0 (+1)	871 (+15%)	10mo	$103,000	$118	34

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 52.7%
• Equity multiple: 3.24×
• Total profit: $30,630
• Equity at exit: $7,291

10-year hold

• IRR: 57.1%
• Equity multiple: 6.04×
• Total profit: $69,023
• Equity at exit: $4,228

Cash invested: $13,692 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$256
• Tax est. 1.5%: −$61 /mo · $734/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $649

Break-even live

Break-even rent $428

Max offer price $48,900

Occupancy floor 43%

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: $12,225
• Closing costs: $1,467
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17720 Chester St Detroit, MI	2.0	1.0	986	$1,250	$1.27	43d	1	0.14mi
17710 Chester St Detroit, MI	2.0	1.0	984	$1,250	$1.27	43d	1	0.14mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	12d	1	0.20mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.26mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	0.27mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	24d	1	0.31mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	2d	1	0.32mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	17d	1	0.37mi
21301 Kingsville St Apt 108 Harper Woods, MI	1.0	1.0	700	$900	$1.29	3d	1	0.37mi
21401 Kingsville St Harper Woods, MI	2.0	1.0	944	$1,200	$1.27	24d	1	0.41mi
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	24d	1	0.44mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	0.45mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	4d	1	0.49mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	16d	1	0.55mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	17d	1	0.55mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	0.60mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.62mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.66mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.68mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	0.77mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.79mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	17d	1	0.79mi
22144 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,350	$1.65	2d	1	0.79mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.80mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	2d	1	0.80mi
22148 Moross Rd Grosse Pointe, MI	2.0	1.0	819	$1,250	$1.53	17d	1	0.80mi
16927 Chandler Park Dr Unit 3_ Detroit, MI	1.0	1.0	600	$900	$1.50	14d	1	0.84mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.86mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.91mi
5783 Yorkshire Rd Detroit, MI	2.0	1.0	1040	$1,200	$1.15	43d	1	0.92mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.93mi
9140 Whittier Ave Unit 1 Detroit, MI	1.0	1.0	550	$700	$1.27	43d	1	0.97mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	1.02mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	1.02mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	1.02mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	1.03mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	14d	1	1.03mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	1.06mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.09mi
4865 Cadieux Rd Unit 11 Detroit, MI	2.0	1.0	630	$1,200	$1.90	43d	1	1.17mi

Listing history 36 events

1. 2026-06-18
   days on market $48,900 Active 16 DOM
2. 2026-06-17
   days on market $48,900 Active 15 DOM
3. 2026-06-16
   days on market $48,900 Active 14 DOM
4. 2026-06-15
   days on market $48,900 Active 13 DOM
5. 2026-06-13
   days on market $48,900 Active 11 DOM
6. 2026-06-13
   days on market $48,900 Active 10 DOM
7. 2026-06-09
   days on market $48,900 Active 7 DOM
8. 2026-06-08
   days on market $48,900 Active 6 DOM
9. 2026-06-07
   days on market $48,900 Active 5 DOM
10. 2026-06-04
    days on market $48,900 Active 2 DOM
11. 2026-06-02
    pricedays on marketlisting id $48,900 Active 1 DOM

    Show marketing remark (794 chars)

    Investment-ready opportunity: a solid 2-bedroom ranch that's currently rented, offering immediate income for the right buyer. Located close to Ascension Hospital, shopping, and a major expressway for an easy commute, this property sits in a convenient, in-demand area that appeals to renters. * * * * * Please do not disturb the tenants. Showings will not be allowed until an offer is accepted, with no exceptions. * * * * * Owner will provide property vacant at closing with acceptable terms if buyer wants. Owner has other rentals properties to sell and this can be bought individually or as a package deal. The other addresses are 4102 Somerset, and 6334 Hereford all in Detroit. All information deemed reliable but not guaranteed. Buyers or buyer's agent to verify all information.

12. 2026-06-01
    days on market $49,900 Active 34 DOM
13. 2026-05-31
    days on market $49,900 Active 33 DOM
14. 2026-04-28
    historical
15. 2026-04-28
    listed $49,900 Active 809-char remark
16. 2026-04-28
    listed $49,900 Active
17. 2026-04-28
    historical
18. 2026-04-16
    listed $52,000 Active
19. 2026-04-16
    listed $52,000 Active
20. 2026-04-16
    historical
21. 2026-04-16
    historical
22. 2026-03-22
    listed $53,000 Active
23. 2026-03-22
    listed $53,000 Active
24. 2025-10-01
    historical
25. 2025-10-01
    historical
26. 2025-08-08
    price $45,000
27. 2025-08-08
    price $45,000
28. 2025-07-16
    price $49,900
29. 2025-07-15
    price $49,900
30. 2025-06-25
    price $54,900
31. 2025-06-24
    price $54,900
32. 2025-06-02
    listed $59,900 Active
33. 2025-06-02
    listed $59,900 Active
34. 2007-12-10
    soldstatus $21,000
35. 2007-10-15
    listed $23,900
36. 2005-02-17
    soldstatus $110,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,989
• − Mortgage interest: −$2,739
• − Property taxes: −$734
• − Insurance: −$244
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$1,423
• Taxable income: $7,451
• Est. tax owed @ 24.0%: −$1,788
• After-tax cash flow: $5,998/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

-55.5% since first listed

27 events — show timeline

• 2026-06-02 Listing Removed — MiRealSource-MiMLS
• 2026-06-02 Listed $48,900 REALCOMP
• 2026-06-02 Listing Removed — REALCOMP
• 2026-06-02 Listed $48,900 MiRealSource-MiMLS
• 2026-04-28 Listing Removed — MiRealSource-MiMLS
• 2026-04-28 Listing Removed — REALCOMP
• 2026-04-28 Listed $49,900 MiRealSource-MiMLS
• 2026-04-28 Listed $49,900 REALCOMP
• 2026-04-16 Listed $52,000 REALCOMP
• 2026-04-16 Listing Removed — MiRealSource-MiMLS
• 2026-04-16 Listing Removed — REALCOMP
• 2026-04-16 Listed $52,000 MiRealSource-MiMLS
• 2026-03-22 Listed $53,000 REALCOMP
• 2026-03-22 Listed $53,000 MiRealSource-MiMLS
• 2025-10-01 Listing Removed — REALCOMP
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-08-08 Price Changed $45,000 MiRealSource-MiMLS
• 2025-08-08 Price Changed $45,000 REALCOMP
• 2025-07-16 Price Changed $49,900 MiRealSource-MiMLS
• 2025-07-15 Price Changed $49,900 REALCOMP
• 2025-06-25 Price Changed $54,900 MiRealSource-MiMLS
• 2025-06-24 Price Changed $54,900 REALCOMP
• 2025-06-02 Listed $59,900 REALCOMP
• 2025-06-02 Listed $59,900 MiRealSource-MiMLS
• 2007-12-10 Sold (MLS) $21,000 MiRealSource-MiMLS
• 2007-10-15 Listed $23,900 MiRealSource-MiMLS
• 2005-02-17 Sold (Public Records) $110,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,875 · +0.8% YoY. Source: county tax records.