8835 Robson St · Detroit, MI 48228

$110,000

3 bd · 1.0 ba · 922 sqft · SingleFamily public records · 6 Days on market

Built 1951 5,227 sqft lot

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.8/10.0
• 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

Beautiful remodeled home turn key for investor, Section 8 Renter 100% paid by section 8 $1143 per month, New Roof, New Flooring throughout the home, new paint and appliances and new Kitchen Cabinets. Tenant occupied please dont approach tenant.

Key facts

• 5,227 sq ft lot
• Built 1951
• Listed 6 days

Property features AI

Finance

• Other: Pet restrictions: call for details; Property located in Detroit (City)

Exterior

• Utilities: Public water
• Home design: Residential 1½-story home; Built in 1951; Entry-level primary living areas
• Construction: Basement foundation
• Exterior features: Brick exterior; Paved street frontage; Frontage approximately 40'

Interior

• Kitchen: Kitchen on the entry level (approx. 9 x 10)
• Bedrooms: Three bedrooms on the entry level (approx. 11 x 10, 11 x 10, and 10')
• Bathrooms: One full bathroom on the entry level (approx. 9 x 11)
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: 5 total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $1,297/mo this rent would consume 51% 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 $761 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 13 sale attempts since 3y 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 $82k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.18% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $57,164
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8348 Terry St	0.23mi	3/1.0	932 (+1%)	4mo	$82,500	$89	84
8255 Marlowe St	0.35mi	3/1.0	915 (-1%)	4mo	$27,400	$30	80
8121 Hubbell ST St	0.47mi	3/1.0	918 (-0%)	2mo	$48,500	$53	76
8160 Sussex St	0.39mi	3/1.0	960 (+4%)	1mo	$58,000	$60	74
8871 Sussex St	0.12mi	3/1.0	1,049 (+14%)	1mo	$118,000	$112	70
8254 Sussex St	0.32mi	3/1.0	1,006 (+9%)	3mo	$108,000	$107	68
9910 Coyle St	0.65mi	3/1.0	904 (-2%)	4mo	$56,000	$62	63
8154 Decatur St	0.74mi	3/1.0	864 (-6%)	1mo	$70,000	$81	55
9555 Montrose St	0.66mi	3/1.0	999 (+8%)	3mo	$45,000	$45	53
9997 Robson St	0.73mi	3/1.0	865 (-6%)	3mo	$35,000	$40	53
9599 Whitcomb St	0.58mi	3/1.0	1,060 (+15%)	1mo	$55,000	$52	47
9606 Sussex St	0.57mi	3/2.0	1,060 (+15%)	4mo	$76,000	$72	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: -10.0%
• Equity multiple: 0.65×
• Total profit: $-10,843
• Equity at exit: $16,401

10-year hold

• IRR: -5.9%
• Equity multiple: 0.67×
• Total profit: $-10,032
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$577
• Tax from tax record: −$234 /mo · $2,811/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $168

Break-even live

Break-even rent $1,085

Max offer price $110,000

Occupancy floor 82%

Sensitivity live

Price	-10% $230	-5% $199	+0% $168	+5% $137	+10% $106
Rent	-10% $66	-5% $117	+0% $168	+5% $219	+10% $271
Rate	-1.0pp $223	-0.5pp $196	base $168	+0.5pp $140	+1.0pp $111

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	45d	1	0.18mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	0.38mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	45d	1	0.38mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	0.48mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	45d	1	0.48mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	18d	1	0.50mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	0.51mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	45d	1	0.58mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	45d	1	0.65mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	0.66mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	0.74mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	18d	1	0.76mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	45d	1	0.77mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	14d	1	0.87mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	45d	1	0.89mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	18d	1	0.90mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	18d	1	0.90mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	45d	1	0.98mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	0.99mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,100	$1.12	0d	1	1.01mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.15mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.19mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	23d	1	1.28mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	45d	1	1.36mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.37mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.38mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	1.41mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	1.41mi

Listing history 9 events

1. 2026-06-21
   listing id $110,000 Active 6 DOM
2. 2026-06-19
   days on marketlisting id $110,000 Active 6 DOM
3. 2026-06-18
   days on market $110,000 Active 4 DOM
4. 2026-06-17
   days on market $110,000 Active 3 DOM
5. 2026-06-16
   days on market $110,000 Active 2 DOM
6. 2026-06-15
   days on marketlisting id $110,000 Active 1 DOM
7. 2026-06-15
   days on market $110,000 Active 3 DOM
8. 2026-06-13
   remarks 534-char remark
9. 2026-06-13
   listed $110,000 Active 1 DOM

ⓘ 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: $2,811 · $234/mo
• Projected year-2 tax: $2,811 · $234/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 ≥98°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: $15,569
• − Mortgage interest: −$6,162
• − Property taxes: −$2,811
• − Insurance: −$550
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$3,200
• Taxable income: $356
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $1,931/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

+223.5% since first listed

28 events — show timeline

• 2026-06-12 Listed $110,000 MiRealSource-MiMLS
• 2026-04-18 Listed for Rent $1,300 REALSOURCE
• 2025-03-24 Rental Removed $1,300 REALSOURCE
• 2025-02-22 Listed for Rent $1,300 REALSOURCE
• 2025-02-21 Rental Removed $1,300 REALCOMP
• 2025-01-30 Price Changed $1,300 REALCOMP
• 2024-12-18 Listed for Rent $1,400 REALCOMP
• 2024-12-18 Rental Removed $1,400 REALCOMP
• 2024-12-07 Listed for Rent $1,400 REALCOMP
• 2024-02-19 Sold (MLS) $82,000 MiRealSource-MiMLS
• 2024-02-19 Sold (MLS) $82,000 REALCOMP
• 2024-02-14 Sold (Public Records) $82,000 Public Records
• 2024-01-17 Listed $89,000 MiRealSource-MiMLS
• 2024-01-17 Listed $89,000 REALCOMP
• 2023-10-13 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2023-10-13 Sold (MLS) $32,000 REALCOMP
• 2023-09-26 Pending — MiRealSource-MiMLS
• 2023-09-26 Pending — REALCOMP
• 2023-09-03 Relisted — MiRealSource-MiMLS
• 2023-09-03 Relisted — REALCOMP
• 2023-08-12 Pending — MiRealSource-MiMLS
• 2023-08-12 Pending — REALCOMP
• 2023-08-01 Relisted — MiRealSource-MiMLS
• 2023-08-01 Relisted — REALCOMP
• 2023-07-27 Pending — MiRealSource-MiMLS
• 2023-07-27 Pending — REALCOMP
• 2023-07-09 Listed $34,000 REALCOMP
• 2023-07-07 Listed $34,000 MiRealSource-MiMLS

Property tax history

+8.7%/yr

Latest (2025): $2,811 · +120.1% YoY. Source: county tax records.