8111 Warwick St · Detroit, MI 48228

$75,000

3 bd · 1.0 ba · 789 sqft · SingleFamily public records · 5 Days on market

Built 1951 5,227 sqft lot $95/sqft · 46% above area Est $68k · 10% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• ARV discount +3.1/15.0
• 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

Welcome to this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

Key facts

• Functional kitchen
• Immediate cash flow
• Easy access to i-96

Tags

• INCOME PRODUCING OPPORTUNITY
• FUNCTIONAL KITCHEN
• COMFORTABLE BEDROOMS
• IMMEDIATE CASH FLOW
• PRIME LOCATION
• EASY ACCESS TO I-96

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 14.2% 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: Rents soft (-2.3%/yr); 369 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $1,225/mo this rent would consume 48% 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 $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 20y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.63% ✓
• Cap rate: 14.21%
• Cash-on-cash: 28.29%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

• ARV (median comp): $68,370
• List price: $75,000
• Delta: 9.70%
• 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
8309 Brace St	0.23mi	3/1.5	864 (+10%)	1mo	$28,500	$33	71
7756 Westwood St	0.25mi	3/1.0	871 (+10%)	2mo	$90,000	$103	70
7313 Grandville Ave	0.50mi	2/1.0 (-1)	765 (-3%)	0mo	$70,000	$92	66
8686 Artesian St	0.36mi	3/1.0	864 (+10%)	2mo	$35,000	$41	66
7320 Westwood St	0.51mi	3/1.0	738 (-6%)	2mo	$115,000	$156	64
8225 Grandville Ave	0.13mi	2/1.0 (-1)	906 (+15%)	2mo	$36,500	$40	63
8863 Vaughan St	0.68mi	3/1.0	800 (+1%)	4mo	$58,500	$73	63
9109 Stahelin Ave	0.63mi	2/1.0 (-1)	836 (+6%)	3mo	$25,000	$30	53
7282 Plainview Ave	0.62mi	2/1.0 (-1)	730 (-8%)	1mo	$19,000	$26	53
8277 Stout St	0.63mi	3/1.0	879 (+11%)	0mo	$45,000	$51	51
7280 Heyden St	0.74mi	2/1.5 (-1)	739 (-6%)	4mo	$75,000	$101	44
8411 Fielding St	0.71mi	2/1.0 (-1)	693 (-12%)	1mo	$47,000	$68	41

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: 19.2%
• Equity multiple: 1.75×
• Total profit: $15,780
• Equity at exit: $11,183

10-year hold

• IRR: 25.5%
• Equity multiple: 2.93×
• Total profit: $40,431
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$393
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $495

Break-even live

Break-even rent $598

Max offer price $75,000

Occupancy floor 55%

Sensitivity live

Price	-10% $538	-5% $516	+0% $495	+5% $474	+10% $453
Rent	-10% $398	-5% $447	+0% $495	+5% $544	+10% $592
Rate	-1.0pp $533	-0.5pp $514	base $495	+0.5pp $476	+1.0pp $456

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.40mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	0.45mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	0.46mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.52mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	0.53mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	0.56mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.62mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	0.63mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	0.67mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	0.75mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	0.88mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.91mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	17d	1	0.93mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.96mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	1.00mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	1.12mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	1.12mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.13mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.14mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.14mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.14mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.15mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.15mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.15mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.16mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.17mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	1.17mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.31mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.32mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.33mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.33mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.33mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	16d	1	1.35mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	6d	1	1.44mi
5777 Southfield Fwy Detroit, MI	2.0	1.0–2.0	667	$1,540	$2.31	4d	10	1.46mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	1.49mi

Listing history 42 events

1. 2026-06-21
   days on market $75,000 Active 5 DOM
2. 2026-06-18
   days on market $75,000 Active 2 DOM
3. 2026-06-17
   remarks 682-char remark
4. 2026-06-17
   days on marketlisting id $75,000 Active 1 DOM
5. 2026-06-15
   days on market $75,000 Active 298 DOM
6. 2026-06-13
   days on market $75,000 Active 296 DOM
7. 2026-06-13
   days on market $75,000 Active 295 DOM
8. 2026-06-09
   days on market $75,000 Active 292 DOM
9. 2026-06-08
   days on market $75,000 Active 291 DOM
10. 2026-06-07
    days on market $75,000 Active 290 DOM
11. 2026-06-04
    days on market $75,000 Active 287 DOM
12. 2026-06-03
    days on market $75,000 Active 286 DOM
13. 2026-06-01
    days on market $75,000 Active 284 DOM
14. 2026-05-31
    days on market $75,000 Active 283 DOM
15. 2026-05-12
    price $75,000 199-char remark

    Show marketing remark (199 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

16. 2026-05-12
    price $75,000 199-char remark

    Show marketing remark (199 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

17. 2026-02-18
    price $80,000 199-char remark

    Show marketing remark (199 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

18. 2026-02-18
    price $80,000 199-char remark

    Show marketing remark (199 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

19. 2025-08-21
    listed $85,000 Active 199-char remark

    Show marketing remark (199 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

20. 2025-08-21
    listed $85,000 Active 199-char remark

    Show marketing remark (199 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

21. 2021-06-09
    soldstatus $79,900
22. 2016-03-31
    historical
23. 2016-03-31
    historical
24. 2016-03-01
    listed $10,000
25. 2016-03-01
    listed $10,000
26. 2016-01-01
    historical
27. 2015-12-23
    historical
28. 2015-08-05
    price $10,000
29. 2015-08-02
    listed $18,000 Active
30. 2015-07-16
    listed $10,000
31. 2008-06-24
    soldstatus $7,500
32. 2007-07-30
    listed $16,000
33. 2007-07-27
    historical
34. 2007-07-05
    historical
35. 2007-05-07
    historical
36. 2007-04-05
    listed $40,500
37. 2007-04-05
    listed $44,900
38. 2007-04-05
    listed $44,900
39. 2007-04-04
    historical
40. 2006-08-14
    listed $49,900
41. 1994-03-29
    soldstatus $39,000
42. 1993-08-19
    soldstatus $20,205

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $867 · $72/mo
• Expected delta: +$288/yr (+$24/mo · 49.7%)

ⓘ 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: $14,703
• − Mortgage interest: −$4,201
• − Property taxes: −$579
• − Insurance: −$375
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$2,182
• Taxable income: $5,013
• Est. tax owed @ 24.0%: −$1,203
• After-tax cash flow: $4,738/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

+271.2% since first listed

28 events — show timeline

• 2026-05-12 Price Changed $75,000 MiRealSource-MiMLS
• 2026-05-12 Price Changed $75,000 REALCOMP
• 2026-02-18 Price Changed $80,000 MiRealSource-MiMLS
• 2026-02-18 Price Changed $80,000 REALCOMP
• 2025-08-21 Listed $85,000 REALCOMP
• 2025-08-21 Listed $85,000 MiRealSource-MiMLS
• 2021-06-09 Sold (Public Records) $79,900 Public Records
• 2016-03-31 Listing Removed — MiRealSource-MiMLS
• 2016-03-31 Listing Removed — REALCOMP
• 2016-03-01 Listed $10,000 MiRealSource-MiMLS
• 2016-03-01 Listed $10,000 REALCOMP
• 2016-01-01 Listing Removed — MiRealSource-MiMLS
• 2015-12-23 Listing Removed — REALCOMP
• 2015-08-05 Price Changed $10,000 REALCOMP
• 2015-08-02 Listed $18,000 REALCOMP
• 2015-07-16 Listed $10,000 MiRealSource-MiMLS
• 2008-06-24 Sold (MLS) $7,500 REALCOMP
• 2007-07-30 Listed $16,000 REALCOMP
• 2007-07-27 Listing Removed — REALCOMP
• 2007-07-05 Listing Removed — MiRealSource-MiMLS
• 2007-05-07 Listing Removed — REALCOMP
• 2007-04-05 Listed $44,900 REALCOMP
• 2007-04-05 Listed $44,900 MiRealSource-MiMLS
• 2007-04-05 Listed $40,500 REALCOMP
• 2007-04-04 Listing Removed — REALCOMP
• 2006-08-14 Listed $49,900 REALCOMP
• 1994-03-29 Sold (Public Records) $39,000 Public Records
• 1993-08-19 Sold (Public Records) $20,205 Public Records

Property tax history

+5.5%/yr

Latest (2025): $579 · -5.3% YoY. Source: county tax records.