8053 Roselawn St · Detroit, MI 48204

$95,000

3 bd · 1.0 ba · 872 sqft · SingleFamily public records · 39 Days on market

Built 1946

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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 +24.2/30.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Great investment opportunity, this 3 bedroom ranch has hardwood floors throughout the main living area with the exception of the kitchen, bathroom, & hallway which currently have ceramic tiles. Newly installed vinyl windows and glass block basement windows. The two-car garage has been rebuild and is completely brand new. The sewer lines has been replaced from the house to the city connect. This house is need of a cosmetic touch up. Don't miss out on this wonderful real estate investment opportunity. Utilities are currently disconnected, seller will not reconnect service, buyer will be responsible for connecting utilities for their inspections. This house is being sold in As-Is condition. No site unseen offers will be reviewed, buyer's must physically walk the property before submitting their offer. Agents to be present for all showings and inspections.

Key facts

• Built 1946
• Listed 38 days

Property features AI

Exterior

• Home design: Built in 1946
• Construction: Single-family residence (built 1946)
• Exterior features: Located in the Barton - McFarland subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (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: 248 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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).
• This rent runs 37% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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 $45k; list at $95k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.54%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $62,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8136 Roselawn St	0.08mi	3/1.5	919 (+5%)	10mo	$65,000	$71	77
8131 Greenlawn St	0.09mi	3/1.0	960 (+10%)	6mo	$26,000	$27	74
8088 Ohio St	0.14mi	3/1.0	1,002 (+15%)	1mo	$83,000	$83	68
8294 Northlawn St	0.22mi	3/1.0	998 (+14%)	4mo	$52,000	$52	62
8566 Cloverlawn St	0.35mi	3/1.0	929 (+6%)	20mo	$78,000	$84	56
6404 Belfast St	0.66mi	3/1.0	890 (+2%)	16mo	$85,000	$96	53
9030 Cloverlawn St	0.60mi	3/1.0	899 (+3%)	20mo	$34,000	$38	50
9020 Ohio St	0.60mi	2/1.0 (-1)	849 (-3%)	18mo	$61,100	$72	48
8099 Wyoming St	0.41mi	3/1.0	995 (+14%)	16mo	$130,000	$131	44
6608 Majestic St	0.69mi	2/1.0 (-1)	792 (-9%)	5mo	$50,000	$63	43
8245 Carbondale St	0.72mi	3/2.0	960 (+10%)	4mo	$25,000	$26	42
6402 Majestic St	0.75mi	4/1.5 (+1)	887 (+2%)	16mo	$142,000	$160	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 30.5%
• Equity multiple: 3.40×
• Total profit: $63,816
• Equity at exit: $85,584

10-year hold

• IRR: 26.4%
• Equity multiple: 7.71×
• Total profit: $178,476
• Equity at exit: $184,564

Cash invested: $26,600 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 248
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,071 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $189

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 77%

Sensitivity live

Price	-10% $255	-5% $222	+0% $189	+5% $157	+10% $124
Rent	-10% $105	-5% $147	+0% $189	+5% $232	+10% $274
Rate	-1.0pp $237	-0.5pp $214	base $189	+0.5pp $165	+1.0pp $140

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.25mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	18d	1	0.31mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	25d	1	0.58mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.81mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	18d	1	0.90mi
8762 Epworth St Unit 8768 Detroit, MI	2.0	1.0	900	$1,000	$1.11	25d	1	0.91mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	44d	1	1.12mi
5398 Allendale St Detroit, MI	2.0	1.0	1100	$1,200	$1.09	24d	1	1.21mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	1.22mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	44d	1	1.32mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	1.32mi
5101 Oregon St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	1.36mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	5d	1	1.37mi
5440 Milford St Unit 1 Detroit, MI	2.0	1.0	850	$1,150	$1.35	44d	1	1.38mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.47mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	1.47mi

Listing history 29 events

1. 2026-06-21
   days on market $95,000 Active 39 DOM
2. 2026-06-18
   days on market $95,000 Active 36 DOM
3. 2026-06-17
   days on market $95,000 Active 35 DOM
4. 2026-06-15
   days on market $95,000 Active 33 DOM
5. 2026-06-13
   days on market $95,000 Active 31 DOM
6. 2026-06-13
   days on market $95,000 Active 30 DOM
7. 2026-06-09
   days on market $95,000 Active 27 DOM
8. 2026-06-08
   days on market $95,000 Active 26 DOM
9. 2026-06-07
   days on market $95,000 Active 25 DOM
10. 2026-06-04
    days on market $95,000 Active 22 DOM
11. 2026-06-03
    days on market $95,000 Active 21 DOM
12. 2026-06-01
    days on market $95,000 Active 19 DOM
13. 2026-05-31
    days on market $95,000 Active 18 DOM
14. 2026-05-14
    listed $95,000 Active 263-char remark
15. 2024-10-02
    soldstatus $45,000
16. 2024-09-24
    soldstatus $45,000 Sold 869-char remark

    Show marketing remark (869 chars)

    Great investment opportunity, this 3 bedroom ranch has hardwood floors throughout the main living area with the exception of the kitchen, bathroom, & hallway which currently have ceramic tiles. Newly installed vinyl windows and glass block basement windows. The two-car garage has been rebuild and is completely brand new. The sewer lines has been replaced from the house to the city connect. This house is need of a cosmetic touch up. Don't miss out on this wonderful real estate investment opportunity. Utilities are currently disconnected, seller will not reconnect service, buyer will be responsible for connecting utilities for their inspections. This house is being sold in As-Is condition. No site unseen offers will be reviewed, buyer's must physically walk the property before submitting their offer. Agents to be present for all showings and inspections.

17. 2024-09-24
    soldstatus $45,000 Closed

    Show marketing remark (869 chars)

    Great investment opportunity, this 3 bedroom ranch has hardwood floors throughout the main living area with the exception of the kitchen, bathroom, & hallway which currently have ceramic tiles. Newly installed vinyl windows and glass block basement windows. The two-car garage has been rebuild and is completely brand new. The sewer lines has been replaced from the house to the city connect. This house is need of a cosmetic touch up. Don't miss out on this wonderful real estate investment opportunity. Utilities are currently disconnected, seller will not reconnect service, buyer will be responsible for connecting utilities for their inspections. This house is being sold in As-Is condition. No site unseen offers will be reviewed, buyer's must physically walk the property before submitting their offer. Agents to be present for all showings and inspections.

18. 2024-09-13
    status Pending

    Show marketing remark (869 chars)

    Great investment opportunity, this 3 bedroom ranch has hardwood floors throughout the main living area with the exception of the kitchen, bathroom, & hallway which currently have ceramic tiles. Newly installed vinyl windows and glass block basement windows. The two-car garage has been rebuild and is completely brand new. The sewer lines has been replaced from the house to the city connect. This house is need of a cosmetic touch up. Don't miss out on this wonderful real estate investment opportunity. Utilities are currently disconnected, seller will not reconnect service, buyer will be responsible for connecting utilities for their inspections. This house is being sold in As-Is condition. No site unseen offers will be reviewed, buyer's must physically walk the property before submitting their offer. Agents to be present for all showings and inspections.

19. 2024-09-13
    status Pending 869-char remark

    Show marketing remark (869 chars)

    Great investment opportunity, this 3 bedroom ranch has hardwood floors throughout the main living area with the exception of the kitchen, bathroom, & hallway which currently have ceramic tiles. Newly installed vinyl windows and glass block basement windows. The two-car garage has been rebuild and is completely brand new. The sewer lines has been replaced from the house to the city connect. This house is need of a cosmetic touch up. Don't miss out on this wonderful real estate investment opportunity. Utilities are currently disconnected, seller will not reconnect service, buyer will be responsible for connecting utilities for their inspections. This house is being sold in As-Is condition. No site unseen offers will be reviewed, buyer's must physically walk the property before submitting their offer. Agents to be present for all showings and inspections.

20. 2024-09-10
    listed $50,000 Active 869-char remark

    Show marketing remark (869 chars)

    Great investment opportunity, this 3 bedroom ranch has hardwood floors throughout the main living area with the exception of the kitchen, bathroom, & hallway which currently have ceramic tiles. Newly installed vinyl windows and glass block basement windows. The two-car garage has been rebuild and is completely brand new. The sewer lines has been replaced from the house to the city connect. This house is need of a cosmetic touch up. Don't miss out on this wonderful real estate investment opportunity. Utilities are currently disconnected, seller will not reconnect service, buyer will be responsible for connecting utilities for their inspections. This house is being sold in As-Is condition. No site unseen offers will be reviewed, buyer's must physically walk the property before submitting their offer. Agents to be present for all showings and inspections.

21. 2024-09-10
    listed $50,000 Active

    Show marketing remark (869 chars)

    Great investment opportunity, this 3 bedroom ranch has hardwood floors throughout the main living area with the exception of the kitchen, bathroom, & hallway which currently have ceramic tiles. Newly installed vinyl windows and glass block basement windows. The two-car garage has been rebuild and is completely brand new. The sewer lines has been replaced from the house to the city connect. This house is need of a cosmetic touch up. Don't miss out on this wonderful real estate investment opportunity. Utilities are currently disconnected, seller will not reconnect service, buyer will be responsible for connecting utilities for their inspections. This house is being sold in As-Is condition. No site unseen offers will be reviewed, buyer's must physically walk the property before submitting their offer. Agents to be present for all showings and inspections.

22. 2016-10-14
    historical
23. 2016-09-29
    status Pending
24. 2016-09-29
    status Pending
25. 2016-09-29
    historical
26. 2016-09-20
    price $3,500
27. 2016-09-20
    price $3,500
28. 2016-08-23
    listed $5,900 Active
29. 2016-08-23
    listed $5,900 Active

ⓘ 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) · 21% 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,849
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$2,764
• Taxable income: $808
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $2,078/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

+1510.2% since first listed

16 events — show timeline

• 2026-05-14 Listed $95,000 FSBO.com
• 2024-10-02 Sold (Public Records) $45,000 Public Records
• 2024-09-24 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2024-09-24 Sold (MLS) $45,000 REALCOMP
• 2024-09-13 Pending — MiRealSource-MiMLS
• 2024-09-13 Pending — REALCOMP
• 2024-09-10 Listed $50,000 MiRealSource-MiMLS
• 2024-09-10 Listed $50,000 REALCOMP
• 2016-10-14 Listing Removed — REALCOMP
• 2016-09-29 Pending — MiRealSource-MiMLS
• 2016-09-29 Pending — REALCOMP
• 2016-09-29 Listing Removed — MiRealSource-MiMLS
• 2016-09-20 Price Changed $3,500 MiRealSource-MiMLS
• 2016-09-20 Price Changed $3,500 REALCOMP
• 2016-08-23 Listed $5,900 MiRealSource-MiMLS
• 2016-08-23 Listed $5,900 REALCOMP

Property tax history

+9.8%/yr

Latest (2025): $4,804 · +480.9% YoY. Source: county tax records.