9077 Fielding St · Detroit, MI 48228

$90,000

3 bd · 1.0 ba · 826 sqft · SingleFamily public records · 59 Days on market

Built 1949 5,663 sqft lot $109/sqft · 93% above area Est $86k · at est.

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Why this score? — see what drove the C 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 +26.5/30.0
• DSCR +9.1/10.0
• 1% rule +7.8/10.0
• ARV discount +5.5/15.0
• 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

Charming 3-bedroom bungalow in a convenient Detroit location featuring a functional layout with two bedrooms on the main floor and a spacious primary bedroom upstairs. The partially finished basement offers additional living space and includes a built-in bar, perfect for entertaining or relaxing. Enjoy a fenced backyard, detached 1-car garage, and patio for outdoor enjoyment. Ideal for homeowners or investors alike. Located near major roads, shopping, and everyday amenities. Schedule your showing today!

Key facts

• 5,663 sq ft lot
• Garage
• Built 1949

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (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: Rents soft (-2.3%/yr); 363 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 $1,151/mo this rent would consume 45% 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 $622 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1949 — 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: 1.28% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.35%
• DSCR: 1.51
• GRM: 6.5

CMA / ARV

• ARV (median comp): $86,253
• List price: $90,000
• Delta: 4.34%
• 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
9252 Fielding St	0.13mi	4/1.0 (+1)	807 (-2%)	3mo	$50,000	$62	83
8848 Heyden St	0.21mi	3/1.0	813 (-2%)	7mo	$65,000	$80	82
8863 Vaughan St	0.22mi	3/1.0	800 (-3%)	4mo	$58,500	$73	81
9244 Heyden	0.19mi	2/1.0 (-1)	801 (-3%)	0mo	$35,000	$44	81
9012 Pierson St	0.17mi	3/1.0	910 (+10%)	0mo	$60,000	$66	75
9072 Burt Rd	0.22mi	3/1.0	906 (+10%)	2mo	$57,000	$63	72
8685 Vaughan St	0.30mi	3/1.0	900 (+9%)	5mo	$50,000	$56	67
8277 Stout St	0.50mi	3/1.0	879 (+6%)	0mo	$45,000	$51	66
9253 Pierson St	0.23mi	3/1.0	936 (+13%)	5mo	$35,000	$37	63
8669 Burt Rd	0.36mi	3/1.0	913 (+10%)	7mo	$72,750	$80	60
9634 Evergreen Ave	0.52mi	3/1.0	912 (+10%)	3mo	$23,000	$25	56
8084 Evergreen Ave	0.67mi	3/1.0	909 (+10%)	3mo	$77,000	$85	50

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-2,723
• Equity at exit: $13,419

10-year hold

• IRR: 2.8%
• Equity multiple: 1.17×
• Total profit: $4,339
• Equity at exit: $7,782

Cash invested: $25,200 (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: 363
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,151 high
• Mortgage (P&I): −$472
• Tax from tax record: −$162 /mo · $1,939/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $238

Break-even live

Break-even rent $849

Max offer price $90,000

Occupancy floor 74%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	0.25mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.30mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.30mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.30mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.31mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.31mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.31mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.31mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.32mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.33mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.34mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.41mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.42mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.42mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.43mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.43mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	0.50mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.55mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	0.56mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.59mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	0.69mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.75mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.83mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	44d	1	0.88mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	0.91mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	0.96mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.07mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	1.07mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	1.15mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.17mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.24mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	1.33mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	1.33mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	1.43mi

Listing history 27 events

1. 2026-06-15
   statusdays on market $90,000 Pending 59 DOM
2. 2026-06-13
   days on market $90,000 Active Under Contract 58 DOM
3. 2026-06-13
   days on market $90,000 Active Under Contract 57 DOM
4. 2026-06-09
   days on market $90,000 Active Under Contract 54 DOM
5. 2026-06-08
   days on market $90,000 Active Under Contract 53 DOM
6. 2026-06-07
   days on market $90,000 Active Under Contract 52 DOM
7. 2026-06-04
   days on market $90,000 Active Under Contract 49 DOM
8. 2026-06-03
   days on market $90,000 Active Under Contract 48 DOM
9. 2026-06-02
   days on market $90,000 Active Under Contract 47 DOM
10. 2026-06-01
    days on market $90,000 Active Under Contract 46 DOM
11. 2026-05-31
    days on market $90,000 Active Under Contract 45 DOM
12. 2026-05-15
    historical Accepting Backup Offers 508-char remark

    Show marketing remark (508 chars)

    Charming 3-bedroom bungalow in a convenient Detroit location featuring a functional layout with two bedrooms on the main floor and a spacious primary bedroom upstairs. The partially finished basement offers additional living space and includes a built-in bar, perfect for entertaining or relaxing. Enjoy a fenced backyard, detached 1-car garage, and patio for outdoor enjoyment. Ideal for homeowners or investors alike. Located near major roads, shopping, and everyday amenities. Schedule your showing today!

13. 2026-05-15
    historical Active Under Contract 508-char remark

    Show marketing remark (508 chars)

    Charming 3-bedroom bungalow in a convenient Detroit location featuring a functional layout with two bedrooms on the main floor and a spacious primary bedroom upstairs. The partially finished basement offers additional living space and includes a built-in bar, perfect for entertaining or relaxing. Enjoy a fenced backyard, detached 1-car garage, and patio for outdoor enjoyment. Ideal for homeowners or investors alike. Located near major roads, shopping, and everyday amenities. Schedule your showing today!

14. 2026-05-14
    price $90,000 508-char remark

    Show marketing remark (508 chars)

    Charming 3-bedroom bungalow in a convenient Detroit location featuring a functional layout with two bedrooms on the main floor and a spacious primary bedroom upstairs. The partially finished basement offers additional living space and includes a built-in bar, perfect for entertaining or relaxing. Enjoy a fenced backyard, detached 1-car garage, and patio for outdoor enjoyment. Ideal for homeowners or investors alike. Located near major roads, shopping, and everyday amenities. Schedule your showing today!

15. 2026-05-13
    price $90,000 508-char remark

    Show marketing remark (508 chars)

    Charming 3-bedroom bungalow in a convenient Detroit location featuring a functional layout with two bedrooms on the main floor and a spacious primary bedroom upstairs. The partially finished basement offers additional living space and includes a built-in bar, perfect for entertaining or relaxing. Enjoy a fenced backyard, detached 1-car garage, and patio for outdoor enjoyment. Ideal for homeowners or investors alike. Located near major roads, shopping, and everyday amenities. Schedule your showing today!

16. 2026-04-17
    listed $95,000 Active 508-char remark

    Show marketing remark (508 chars)

    Charming 3-bedroom bungalow in a convenient Detroit location featuring a functional layout with two bedrooms on the main floor and a spacious primary bedroom upstairs. The partially finished basement offers additional living space and includes a built-in bar, perfect for entertaining or relaxing. Enjoy a fenced backyard, detached 1-car garage, and patio for outdoor enjoyment. Ideal for homeowners or investors alike. Located near major roads, shopping, and everyday amenities. Schedule your showing today!

17. 2026-04-17
    listed $95,000 Active 508-char remark

    Show marketing remark (508 chars)

    Charming 3-bedroom bungalow in a convenient Detroit location featuring a functional layout with two bedrooms on the main floor and a spacious primary bedroom upstairs. The partially finished basement offers additional living space and includes a built-in bar, perfect for entertaining or relaxing. Enjoy a fenced backyard, detached 1-car garage, and patio for outdoor enjoyment. Ideal for homeowners or investors alike. Located near major roads, shopping, and everyday amenities. Schedule your showing today!

18. 2026-04-14
    historical $95,000 508-char remark

    Show marketing remark (508 chars)

    Charming 3-bedroom bungalow in a convenient Detroit location featuring a functional layout with two bedrooms on the main floor and a spacious primary bedroom upstairs. The partially finished basement offers additional living space and includes a built-in bar, perfect for entertaining or relaxing. Enjoy a fenced backyard, detached 1-car garage, and patio for outdoor enjoyment. Ideal for homeowners or investors alike. Located near major roads, shopping, and everyday amenities. Schedule your showing today!

19. 2023-03-06
    soldstatus $80,000
20. 2023-02-24
    soldstatus $80,000 Sold
21. 2023-02-24
    soldstatus $80,000 Closed
22. 2023-01-30
    status Pending
23. 2023-01-30
    status Pending
24. 2023-01-26
    price $80,000
25. 2023-01-26
    price $80,000
26. 2023-01-17
    listed $90,000 Active
27. 2023-01-17
    listed $90,000 Active

ⓘ 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: $1,939 · $162/mo
• Projected year-2 tax: $1,939 · $162/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 ≥99°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: $13,815
• − Mortgage interest: −$5,041
• − Property taxes: −$1,939
• − Insurance: −$450
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,618
• Taxable income: $1,556
• Est. tax owed @ 24.0%: −$373
• After-tax cash flow: $2,488/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

+0.0% since first listed

16 events — show timeline

• 2026-05-15 Contingent — MiRealSource-MiMLS
• 2026-05-15 Contingent — REALCOMP
• 2026-05-14 Price Changed $90,000 MiRealSource-MiMLS
• 2026-05-13 Price Changed $90,000 REALCOMP
• 2026-04-17 Listed $95,000 MiRealSource-MiMLS
• 2026-04-17 Listed $95,000 REALCOMP
• 2026-04-14 Coming Soon $95,000 MiRealSource-MiMLS
• 2023-03-06 Sold (Public Records) $80,000 Public Records
• 2023-02-24 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2023-02-24 Sold (MLS) $80,000 REALCOMP
• 2023-01-30 Pending — MiRealSource-MiMLS
• 2023-01-30 Pending — REALCOMP
• 2023-01-26 Price Changed $80,000 MiRealSource-MiMLS
• 2023-01-26 Price Changed $80,000 REALCOMP
• 2023-01-17 Listed $90,000 MiRealSource-MiMLS
• 2023-01-17 Listed $90,000 REALCOMP

Property tax history

+3.7%/yr

Latest (2025): $1,939 · -37.7% YoY. Source: county tax records.