8227 Coyle St · Detroit, MI 48228

$81,000

2 bd · 1.0 ba · 915 sqft · SingleFamily public records · 388 Days on market

Built 1946 3,920 sqft lot $89/sqft · 18% above area Est $83k · at est. ↓ 2% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +8.8/15.0
• 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

Solid Investment Opportunity! This classic Detroit brick bungalow features 2 bedrooms, 1 full bathroom, a spacious living area with hardwood floors, a formal dining room, and a full basement for additional storage or future finishing. Located on a quiet block, this property is tenant occupied at $1,100/month, offering immediate cash flow for savvy investors. Property has newer windows and mechanicals. Please do not disturb the tenant. Showings granted with accepted offer.

Key facts

• Formal dining room
• Spacious living area
• Full basement

Tags

• DETROIT BRICK BUNGALOW
• SPACIOUS LIVING AREA
• FORMAL DINING ROOM
• FULL BASEMENT
• NEWER WINDOWS
• NEWER MECHANICALS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $71k (12.0% 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: Rents soft (-2.3%/yr); 369 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $1,196/mo this rent would consume 47% 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 $560 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 388 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 $81k implies a 56% 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 $71,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 388 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.48% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.20%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (median comp): $83,368
• List price: $81,000
• Delta: -2.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8160 Sussex St	0.05mi	3/1.0 (+1)	960 (+5%)	1mo	$58,000	$60	84
8255 Marlowe St	0.22mi	3/1.0 (+1)	915 (0%)	4mo	$27,400	$30	82
8348 Terry St	0.17mi	3/1.0 (+1)	932 (+2%)	4mo	$82,500	$89	80
8121 Hubbell ST St	0.29mi	3/1.0 (+1)	918 (+0%)	2mo	$48,500	$53	79
7733 Barrie St	0.37mi	2/1.0	909 (-1%)	4mo	$140,000	$154	78
8254 Sussex St	0.04mi	3/1.0 (+1)	1,006 (+10%)	3mo	$108,000	$107	74
8125 Hubbell St	0.29mi	3/1.0 (+1)	864 (-6%)	4mo	$52,500	$61	68
8283 Sussex St	0.08mi	2/1.0	777 (-15%)	4mo	$58,000	$75	68
8277 Sussex St	0.07mi	3/1.0 (+1)	1,038 (+13%)	4mo	$120,000	$116	66
8154 Decatur St	0.68mi	3/1.0 (+1)	864 (-6%)	1mo	$70,000	$81	53
8871 Sussex St	0.38mi	3/1.0 (+1)	1,049 (+15%)	1mo	$118,000	$112	52
9316 Whitcomb St	0.67mi	3/1.5 (+1)	1,029 (+12%)	4mo	$100,000	$97	38

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: 9.0%
• Equity multiple: 1.34×
• Total profit: $7,709
• Equity at exit: $12,077

10-year hold

• IRR: 15.5%
• Equity multiple: 2.08×
• Total profit: $24,566
• Equity at exit: $7,003

Cash invested: $22,680 (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: 369
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$425
• Tax from tax record: −$104 /mo · $1,250/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $382

Break-even live

Break-even rent $712

Max offer price $81,000

Occupancy floor 63%

Sensitivity live

Price	-10% $428	-5% $405	+0% $382	+5% $359	+10% $336
Rent	-10% $287	-5% $335	+0% $382	+5% $429	+10% $476
Rate	-1.0pp $423	-0.5pp $402	base $382	+0.5pp $361	+1.0pp $339

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	45d	1	0.20mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	45d	1	0.24mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	45d	1	0.28mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	16d	1	0.69mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	0.73mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	18d	1	0.73mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	0.82mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	0.85mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	0.87mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	45d	1	0.92mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	45d	1	0.92mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	45d	1	0.99mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	18d	1	1.05mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	45d	1	1.07mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	1.08mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	45d	1	1.12mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	1.19mi
6406 Mead St Dearborn, MI	2.0	1.0	904	$1,100	$1.22	25d	1	1.20mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	18d	1	1.23mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	18d	1	1.23mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.23mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	45d	1	1.29mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	1.30mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	1.31mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.33mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	1.34mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.35mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.41mi
6225 Middlesex St Unit 5 Dearborn, MI	2.0	1.0	700	$950	$1.36	13d	1	1.42mi
6225 Middlesex St Unit 5 Dearborn, MI	2.0	1.0	700	$950	$1.36	5d	1	1.42mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	45d	1	1.43mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.49mi
9415 Meyers Rd Detroit, MI	1.0	1.0	720	$897	$1.25	45d	1	1.50mi
9419 Meyers Rd Detroit, MI	1.0	1.0	720	$894	$1.24	45d	1	1.50mi

Listing history 27 events

1. 2026-06-21
   days on market $81,000 Active 388 DOM
2. 2026-06-18
   days on market $81,000 Active 385 DOM
3. 2026-06-17
   days on market $81,000 Active 384 DOM
4. 2026-06-15
   days on market $81,000 Active 382 DOM
5. 2026-06-13
   days on market $81,000 Active 380 DOM
6. 2026-06-13
   days on market $81,000 Active 379 DOM
7. 2026-06-09
   days on market $81,000 Active 376 DOM
8. 2026-06-08
   days on market $81,000 Active 375 DOM
9. 2026-06-07
   days on market $81,000 Active 374 DOM
10. 2026-06-04
    days on market $81,000 Active 371 DOM
11. 2026-06-03
    days on market $81,000 Active 370 DOM
12. 2026-06-01
    days on market $81,000 Active 368 DOM
13. 2026-05-31
    days on market $81,000 Active 367 DOM
14. 2026-02-12
    price $81,000 476-char remark

    Show marketing remark (476 chars)

    Solid Investment Opportunity! This classic Detroit brick bungalow features 2 bedrooms, 1 full bathroom, a spacious living area with hardwood floors, a formal dining room, and a full basement for additional storage or future finishing. Located on a quiet block, this property is tenant occupied at $1,100/month, offering immediate cash flow for savvy investors. Property has newer windows and mechanicals. Please do not disturb the tenant. Showings granted with accepted offer.

15. 2026-02-12
    price $81,000 476-char remark

    Show marketing remark (476 chars)

    Solid Investment Opportunity! This classic Detroit brick bungalow features 2 bedrooms, 1 full bathroom, a spacious living area with hardwood floors, a formal dining room, and a full basement for additional storage or future finishing. Located on a quiet block, this property is tenant occupied at $1,100/month, offering immediate cash flow for savvy investors. Property has newer windows and mechanicals. Please do not disturb the tenant. Showings granted with accepted offer.

16. 2026-02-10
    price $70,000 476-char remark

    Show marketing remark (476 chars)

    Solid Investment Opportunity! This classic Detroit brick bungalow features 2 bedrooms, 1 full bathroom, a spacious living area with hardwood floors, a formal dining room, and a full basement for additional storage or future finishing. Located on a quiet block, this property is tenant occupied at $1,100/month, offering immediate cash flow for savvy investors. Property has newer windows and mechanicals. Please do not disturb the tenant. Showings granted with accepted offer.

17. 2026-02-09
    price $70,000 476-char remark

    Show marketing remark (476 chars)

    Solid Investment Opportunity! This classic Detroit brick bungalow features 2 bedrooms, 1 full bathroom, a spacious living area with hardwood floors, a formal dining room, and a full basement for additional storage or future finishing. Located on a quiet block, this property is tenant occupied at $1,100/month, offering immediate cash flow for savvy investors. Property has newer windows and mechanicals. Please do not disturb the tenant. Showings granted with accepted offer.

18. 2025-05-29
    listed $81,000 Active 476-char remark

    Show marketing remark (476 chars)

    Solid Investment Opportunity! This classic Detroit brick bungalow features 2 bedrooms, 1 full bathroom, a spacious living area with hardwood floors, a formal dining room, and a full basement for additional storage or future finishing. Located on a quiet block, this property is tenant occupied at $1,100/month, offering immediate cash flow for savvy investors. Property has newer windows and mechanicals. Please do not disturb the tenant. Showings granted with accepted offer.

19. 2025-05-29
    listed $81,000 Active 476-char remark

    Show marketing remark (476 chars)

    Solid Investment Opportunity! This classic Detroit brick bungalow features 2 bedrooms, 1 full bathroom, a spacious living area with hardwood floors, a formal dining room, and a full basement for additional storage or future finishing. Located on a quiet block, this property is tenant occupied at $1,100/month, offering immediate cash flow for savvy investors. Property has newer windows and mechanicals. Please do not disturb the tenant. Showings granted with accepted offer.

20. 2021-03-04
    soldstatus $52,000
21. 2008-07-24
    soldstatus $9,900
22. 2008-07-24
    soldstatus $9,900
23. 2008-07-01
    historical
24. 2008-06-09
    listed $9,900
25. 2008-06-06
    listed $9,900
26. 2003-08-28
    soldstatus $95,000
27. 2002-10-31
    listed $82,500

ⓘ 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: $1,250 · $104/mo
• Projected year-2 tax: $1,250 · $104/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 2/10 Low 6 d/yr ≥97°F today · 13 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: $14,347
• − Mortgage interest: −$4,537
• − Property taxes: −$1,250
• − Insurance: −$405
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,356
• Taxable income: $3,503
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $3,741/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

-1.8% since first listed

14 events — show timeline

• 2026-02-12 Price Changed $81,000 MiRealSource-MiMLS
• 2026-02-12 Price Changed $81,000 REALCOMP
• 2026-02-10 Price Changed $70,000 MiRealSource-MiMLS
• 2026-02-09 Price Changed $70,000 REALCOMP
• 2025-05-29 Listed $81,000 REALCOMP
• 2025-05-29 Listed $81,000 MiRealSource-MiMLS
• 2021-03-04 Sold (Public Records) $52,000 Public Records
• 2008-07-24 Sold (MLS) $9,900 MiRealSource-MiMLS
• 2008-07-24 Sold (MLS) $9,900 REALCOMP
• 2008-07-01 Listing Removed — MiRealSource-MiMLS
• 2008-06-09 Listed $9,900 REALCOMP
• 2008-06-06 Listed $9,900 MiRealSource-MiMLS
• 2003-08-28 Sold (MLS) $95,000 REALCOMP
• 2002-10-31 Listed $82,500 REALCOMP

Property tax history

+7.3%/yr

Latest (2025): $1,250 · -53.9% YoY. Source: county tax records.