8559-8563 Wyoming Ave S · Detroit, MI 48204

$154,900

12 bd · 1.5 ba · 1,714 sqft · MultiFamily public records · 36 Days on market

Built 1952 5,227 ac lot $90/sqft · 85% above area Est $125k · 24% over

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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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks MLS

Turnkey Income-Producing Duplex | Fully Updated | $2,300/mo Potential Clean, updated, and ready to perform. This duplex offers immediate income with one unit rented at $1,100/month and the second unit vacant and ready to lease at up to $1,200/month - bringing total projected rents to $2,300/month ($27,600/year). Renovated in 2021, this property is set up for low-maintenance ownership and strong cash flow from day one. Perfect for investors looking for a solid performing asset or an owner-occupant looking to live in one unit while the other offsets the mortgage. Highlights: - Strong rental income with upside - One unit occupied with A/C, one unit move-in/tenant ready - Updated interiors (2021) - High rental demand area Rental registration renewed April 2026, transferable and valid through 4/12/2026 - making this a seamless transition for the next owner. Whether you're building your portfolio or stepping into your first income property, this is a clean, straightforward deal with real numbers that make sense. Buyer to verify all information. Seller is a licensed agent

Key facts

• Fully updated
• Updated interiors
• Strong rental income

Tags

• INCOME PRODUCING DUPLEX
• FULLY UPDATED
• STRONG RENTAL INCOME
• UPDATED INTERIORS
• HIGH RENTAL DEMAND AREA

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Two parking spaces; Shared driveway
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Multi-family residential income property; Two-story building; Brick construction
• Construction: Brick/mortar foundation; Asphalt roof; Built with brick exterior
• Exterior features: Front porch; Back yard fencing; Paved road access; Sidewalks nearby

Interior

• Bedrooms: Two 2-bedroom units
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: Partially finished basement; Two levels

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive. Per door: $211/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% 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: 244 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 $2,415/mo this rent would consume 84% of the median local household income ($34k/yr) (locally 1418% 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 $17k of equity ($1k loan paydown + $15k 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 $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $80k; list at $155k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.56% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 5.3

CMA / ARV

• ARV (median comp): $124,979
• List price: $154,900
• Delta: 23.94%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.3%
• Equity multiple: 3.88×
• Total profit: $124,843
• Equity at exit: $139,546

10-year hold

• IRR: 32.2%
• Equity multiple: 8.75×
• Total profit: $336,259
• Equity at exit: $300,937

Cash invested: $43,372 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $2,415 high
• Mortgage (P&I): −$812
• Tax from tax record: −$398 /mo · $4,775/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $633

Break-even live

Break-even rent $1,614

Max offer price $154,900

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,415
Total (3 units)			$2,415

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $154,900 Active 36 DOM
2. 2026-06-17
   days on market $154,900 Active 35 DOM
3. 2026-06-15
   days on market $154,900 Active 33 DOM
4. 2026-06-13
   days on market $154,900 Active 31 DOM
5. 2026-06-13
   days on market $154,900 Active 30 DOM
6. 2026-06-09
   days on market $154,900 Active 27 DOM
7. 2026-06-08
   days on market $154,900 Active 26 DOM
8. 2026-06-07
   days on market $154,900 Active 25 DOM
9. 2026-06-04
   days on market $154,900 Active 22 DOM
10. 2026-06-03
    days on market $154,900 Active 21 DOM
11. 2026-06-02
    days on market $154,900 Active 20 DOM
12. 2026-06-01
    days on market $154,900 Active 19 DOM
13. 2026-05-31
    days on market $154,900 Active 18 DOM
14. 2026-05-13
    listed $154,900 Active 1105-char remark

    Show marketing remark (1081 chars)

    Turnkey Income-Producing Duplex | Fully Updated | $2,300/mo Potential Clean, updated, and ready to perform. This duplex offers immediate income with one unit rented at $1,100/month and the second unit vacant and ready to lease at up to $1,200/month - bringing total projected rents to $2,300/month ($27,600/year). Renovated in 2021, this property is set up for low-maintenance ownership and strong cash flow from day one. Perfect for investors looking for a solid performing asset or an owner-occupant looking to live in one unit while the other offsets the mortgage. Highlights: - Strong rental income with upside - One unit occupied with A/C, one unit move-in/tenant ready - Updated interiors (2021) - High rental demand area Rental registration renewed April 2026, transferable and valid through 4/12/2026 - making this a seamless transition for the next owner. Whether you're building your portfolio or stepping into your first income property, this is a clean, straightforward deal with real numbers that make sense. Buyer to verify all information. Seller is a licensed agent

15. 2026-05-13
    listed $154,900 Active 1081-char remark

    Show marketing remark (1081 chars)

    Turnkey Income-Producing Duplex | Fully Updated | $2,300/mo Potential Clean, updated, and ready to perform. This duplex offers immediate income with one unit rented at $1,100/month and the second unit vacant and ready to lease at up to $1,200/month - bringing total projected rents to $2,300/month ($27,600/year). Renovated in 2021, this property is set up for low-maintenance ownership and strong cash flow from day one. Perfect for investors looking for a solid performing asset or an owner-occupant looking to live in one unit while the other offsets the mortgage. Highlights: - Strong rental income with upside - One unit occupied with A/C, one unit move-in/tenant ready - Updated interiors (2021) - High rental demand area Rental registration renewed April 2026, transferable and valid through 4/12/2026 - making this a seamless transition for the next owner. Whether you're building your portfolio or stepping into your first income property, this is a clean, straightforward deal with real numbers that make sense. Buyer to verify all information. Seller is a licensed agent

16. 2021-06-14
    soldstatus $80,000
17. 2021-05-12
    soldstatus $80,000 Sold

    Show marketing remark (76 chars)

    Solid brick duplex tenant occupied producing $1300 per month ($650 per side)

18. 2021-05-12
    soldstatus $80,000 Closed

    Show marketing remark (76 chars)

    Solid brick duplex tenant occupied producing $1300 per month ($650 per side)

19. 2021-03-22
    status Pending

    Show marketing remark (76 chars)

    Solid brick duplex tenant occupied producing $1300 per month ($650 per side)

20. 2021-03-22
    status Pending

    Show marketing remark (76 chars)

    Solid brick duplex tenant occupied producing $1300 per month ($650 per side)

21. 2021-02-06
    price $99,000

    Show marketing remark (76 chars)

    Solid brick duplex tenant occupied producing $1300 per month ($650 per side)

22. 2021-02-06
    price $99,000

    Show marketing remark (76 chars)

    Solid brick duplex tenant occupied producing $1300 per month ($650 per side)

23. 2020-11-03
    listed $100,000 Active

    Show marketing remark (76 chars)

    Solid brick duplex tenant occupied producing $1300 per month ($650 per side)

24. 2020-11-03
    listed $100,000 Active

    Show marketing remark (76 chars)

    Solid brick duplex tenant occupied producing $1300 per month ($650 per side)

25. 2001-10-19
    soldstatus $73,500

ⓘ 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: $4,775 · $398/mo
• Projected year-2 tax: $4,775 · $398/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 ≥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: $28,980
• − Mortgage interest: −$8,677
• − Property taxes: −$4,775
• − Insurance: −$774
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − Depreciation: −$4,506
• Taxable income: $5,610
• Est. tax owed @ 24.0%: −$1,346
• After-tax cash flow: $6,250/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+110.7% since first listed

12 events — show timeline

• 2026-05-13 Listed $154,900 MiRealSource-MiMLS
• 2026-05-13 Listed $154,900 REALCOMP
• 2021-06-14 Sold (Public Records) $80,000 Public Records
• 2021-05-12 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2021-05-12 Sold (MLS) $80,000 REALCOMP
• 2021-03-22 Pending — MiRealSource-MiMLS
• 2021-03-22 Pending — REALCOMP
• 2021-02-06 Price Changed $99,000 MiRealSource-MiMLS
• 2021-02-06 Price Changed $99,000 REALCOMP
• 2020-11-03 Listed $100,000 MiRealSource-MiMLS
• 2020-11-03 Listed $100,000 REALCOMP
• 2001-10-19 Sold (Public Records) $73,500 Public Records

Property tax history

+13.9%/yr

Latest (2025): $4,775 · +90.2% YoY. Source: county tax records.