8052-8056 Whittaker St · Detroit, MI 48209

$185,000

12 bd · 6.0 ba · 3,200 sqft · MultiFamily · 40 Days on market

Built 1916 Good condition 3,049 sqft lot $58/sqft · at area comps Est $184k · at est.

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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
• Appreciation +10.0/10.0
• ARV discount +7.2/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Turnkey investment opportunity in a PRIME Southwest Detroit location! Fully renovated duplex situated near the highly sought-after Vernor & Springwells corridor. Both 2 bed / 1 bath units are tenant occupied and generating a combined $2,400/month in rental income, offering immediate cash flow from day one. Renovations have already been completed, with everything brand new, making this a low-maintenance, income-producing asset ideal for any investor's portfolio. Certificate of Compliance is complete for added peace of mind. Located in a strong rental market with ongoing area growth and future upside potential, including room for rental increases. Please do not disturb tenants.

Key facts

• Ongoing area growth
• Strong rental market
• 3,049 sq ft lot

Tags

• FULLY RENOVATED DUPLEX
• HIGHLY SOUGHT-AFTER LOCATION
• STRONG RENTAL MARKET
• ONGOING AREA GROWTH
• FUTURE UPSIDE POTENTIAL

Property features AI

Finance

• Financial info: Two identical 2-bedroom units historically rented at $1,200 each (actual rent listed)

Exterior

• Parking: On-street parking; Paved parking pad; Lighted parking
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Gas service (natural gas for heating and gas water heater)
• Home design: Multifamily residential income property; Two-story building; Above-grade finished area approximately 3,200 square feet
• Construction: Aluminum siding, brick, and vinyl siding exterior; Asphalt roof; Block and stone foundation; Built with multi-family construction materials
• Exterior features: Porch and terrace; Back yard with fencing (fenced); Paved road access; Lighting; Private entrances

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms (overall); Each unit has 1 bathroom
• Heating & cooling: Central air conditioning; Forced air heating fueled by natural gas
• Interior features: Gas water heater; Full unfinished basement; Private entrance; Lighting (exterior lighting noted)
• Laundry & utility: Laundry room with washer hookup and gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive. Per door: $494/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 10.1% 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: 69 active listings in the ZIP; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $3,496/mo this rent would consume 97% of the median local household income ($43k/yr) (locally 831% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.89% ✓
• Cap rate: 15.91%
• Cash-on-cash: 34.36%
• DSCR: 2.53
• GRM: 4.4

CMA / ARV

• ARV (median comp): $183,837
• List price: $185,000
• Delta: 0.63%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.6%
• Equity multiple: 4.77×
• Total profit: $195,284
• Equity at exit: $166,663

10-year hold

• IRR: 44.3%
• Equity multiple: 10.67×
• Total profit: $500,889
• Equity at exit: $359,414

Cash invested: $51,800 (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 48209

• Home prices YoY: 21.8%
• Active inventory: 69
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $3,496 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $1,483

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 53%

Sensitivity live

Price	-10% $1,611	-5% $1,547	+0% $1,483	+5% $1,419	+10% $1,355
Rent	-10% $1,207	-5% $1,345	+0% $1,483	+5% $1,621	+10% $1,760
Rate	-1.0pp $1,577	-0.5pp $1,530	base $1,483	+0.5pp $1,435	+1.0pp $1,387

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,495
Total (3 units)			$3,496

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $185,000 Active 40 DOM
2. 2026-06-18
   days on market $185,000 Active 37 DOM
3. 2026-06-17
   days on market $185,000 Active 36 DOM
4. 2026-06-15
   days on market $185,000 Active 34 DOM
5. 2026-06-13
   days on market $185,000 Active 32 DOM
6. 2026-06-13
   days on market $185,000 Active 31 DOM
7. 2026-06-09
   days on market $185,000 Active 28 DOM
8. 2026-06-08
   days on market $185,000 Active 27 DOM
9. 2026-06-07
   days on market $185,000 Active 26 DOM
10. 2026-06-04
    days on market $185,000 Active 23 DOM
11. 2026-06-03
    days on market $185,000 Active 22 DOM
12. 2026-06-02
    days on market $185,000 Active 21 DOM
13. 2026-06-01
    days on market $185,000 Active 20 DOM
14. 2026-05-31
    days on market $185,000 Active 19 DOM
15. 2026-05-11
    listed $185,000 Active 696-char remark

    Show marketing remark (690 chars)

    Turnkey investment opportunity in a PRIME Southwest Detroit location! Fully renovated duplex situated near the highly sought-after Vernor & Springwells corridor. Both 2 bed / 1 bath units are tenant occupied and generating a combined $2,400/month in rental income, offering immediate cash flow from day one. Renovations have already been completed, with everything brand new, making this a low-maintenance, income-producing asset ideal for any investor's portfolio. Certificate of Compliance is complete for added peace of mind. Located in a strong rental market with ongoing area growth and future upside potential, including room for rental increases. Please do not disturb tenants.

16. 2026-05-11
    listed $185,000 Active 690-char remark

    Show marketing remark (690 chars)

    Turnkey investment opportunity in a PRIME Southwest Detroit location! Fully renovated duplex situated near the highly sought-after Vernor & Springwells corridor. Both 2 bed / 1 bath units are tenant occupied and generating a combined $2,400/month in rental income, offering immediate cash flow from day one. Renovations have already been completed, with everything brand new, making this a low-maintenance, income-producing asset ideal for any investor's portfolio. Certificate of Compliance is complete for added peace of mind. Located in a strong rental market with ongoing area growth and future upside potential, including room for rental increases. Please do not disturb tenants.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,952
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$3,356
• − Management: −$3,356
• − Depreciation: −$5,382
• Taxable income: $15,795
• Est. tax owed @ 24.0%: −$3,791
• After-tax cash flow: $14,009/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.

Condition & rehab AI · 21 photos

Good 80/100 Cosmetic rehab

This fully renovated duplex in a prime Southwest Detroit location is move-in ready with no major repairs needed. The property offers immediate cash flow and is ideal for investors looking to add to their rental portfolio.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 27,184
• Household income: $43,161
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 831.0

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 Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% White 17% Two or more races 14% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 58% Puerto Rican 7% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 0%
• Foreign-born: 26% · Canada
• Languages at home: 38% English-only · Spanish 62%

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: ▲ 73.77%
• Current HPI: 412.9753
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-11 Listed $185,000 MiRealSource-MiMLS
• 2026-05-11 Listed $185,000 REALCOMP