8666 Greenview Ave · Detroit, MI 48228

$40,000

2 bd · 1.0 ba · 699 sqft · SingleFamily public records · 43 Days on market

Built 1943 4,356 sqft lot Est $48k · 17% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Opportunity awaits at 8666 Greenview in Detroit! This 3-bedroom, 1-bath home is a great opportunity for investors or buyers looking to renovate and build equity. With solid bones and plenty of potential, this property is ready for your vision and updates. This is a probate sale subject to court approval, so the closing timeline may exceed 30 days. Property is being sold As-Is, and the seller will make no repairs. A great chance to restore and add value in an established Detroit neighborhood. Bring your ideas and make this property shine!

Key facts

• 4,356 sq ft lot
• Built 1943
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.7% vs local median 10.0% 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); 367 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 39% of the median local income ($31k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.51% ✓
• Cap rate: 20.72%
• Cash-on-cash: 51.52%
• DSCR: 3.29
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $48,231
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8900 Artesian St	0.25mi	2/1.0	746 (+7%)	10mo	$35,000	$47	68
8234 Penrod St	0.31mi	3/1.0 (+1)	687 (-2%)	18mo	$10,000	$15	63
8062 Grandville Ave	0.53mi	2/1.0	732 (+5%)	7mo	$60,000	$82	62
8219 Rosemont Ave	0.33mi	3/1.0 (+1)	687 (-2%)	18mo	$10,000	$15	62
8257 Minock St	0.58mi	2/1.0	737 (+5%)	8mo	$32,000	$43	57
8047 Greenview Ave	0.39mi	2/1.0	760 (+9%)	18mo	$10,000	$13	52
8883 Plainview Ave	0.67mi	2/1.0	708 (+1%)	18mo	$48,900	$69	52
7701 Piedmont St	0.67mi	3/1.0 (+1)	706 (+1%)	13mo	$86,500	$123	52
9046 Grandville Ave	0.44mi	2/1.0	787 (+13%)	11mo	$72,000	$91	49
9271 Minock St	0.66mi	3/1.0 (+1)	736 (+5%)	12mo	$85,714	$116	45
9617 Stahelin Ave	0.69mi	2/1.5	760 (+9%)	16mo	$60,000	$79	38
7401 Greenview Ave	0.74mi	3/1.5 (+1)	720 (+3%)	21mo	$45,000	$63	36

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: 45.8%
• Equity multiple: 2.90×
• Total profit: $21,236
• Equity at exit: $5,964

10-year hold

• IRR: 50.3%
• Equity multiple: 5.17×
• Total profit: $46,693
• Equity at exit: $3,458

Cash invested: $11,200 (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: 367
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,006 high
• Mortgage (P&I): −$210
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $481

Break-even live

Break-even rent $397

Max offer price $40,000

Occupancy floor 47%

Sensitivity live

Price	-10% $504	-5% $492	+0% $481	+5% $470	+10% $458
Rent	-10% $401	-5% $441	+0% $481	+5% $521	+10% $560
Rate	-1.0pp $501	-0.5pp $491	base $481	+0.5pp $471	+1.0pp $460

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	45d	1	0.09mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	0.41mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	0.56mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	45d	1	0.97mi
20237 W Chicago Detroit, MI	1.0	1.0	650	$850	$1.31	0d	2	1.02mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	45d	1	1.42mi
6980 Town Ln Dearborn Heights, MI	1.0	1.0	600	$895	$1.49	19d	1	1.46mi

Listing history 12 events

1. 2026-04-26
   status Pending 543-char remark

   Show marketing remark (543 chars)

   Opportunity awaits at 8666 Greenview in Detroit! This 3-bedroom, 1-bath home is a great opportunity for investors or buyers looking to renovate and build equity. With solid bones and plenty of potential, this property is ready for your vision and updates. This is a probate sale subject to court approval, so the closing timeline may exceed 30 days. Property is being sold As-Is, and the seller will make no repairs. A great chance to restore and add value in an established Detroit neighborhood. Bring your ideas and make this property shine!

2. 2026-04-26
   status Pending 543-char remark

   Show marketing remark (543 chars)

   Opportunity awaits at 8666 Greenview in Detroit! This 3-bedroom, 1-bath home is a great opportunity for investors or buyers looking to renovate and build equity. With solid bones and plenty of potential, this property is ready for your vision and updates. This is a probate sale subject to court approval, so the closing timeline may exceed 30 days. Property is being sold As-Is, and the seller will make no repairs. A great chance to restore and add value in an established Detroit neighborhood. Bring your ideas and make this property shine!

3. 2026-04-25
   status Pending
4. 2026-03-13
   listed $40,000 Active 543-char remark

   Show marketing remark (543 chars)

   Opportunity awaits at 8666 Greenview in Detroit! This 3-bedroom, 1-bath home is a great opportunity for investors or buyers looking to renovate and build equity. With solid bones and plenty of potential, this property is ready for your vision and updates. This is a probate sale subject to court approval, so the closing timeline may exceed 30 days. Property is being sold As-Is, and the seller will make no repairs. A great chance to restore and add value in an established Detroit neighborhood. Bring your ideas and make this property shine!

5. 2026-03-13
   listed $40,000 Active

   Show marketing remark (543 chars)

   Opportunity awaits at 8666 Greenview in Detroit! This 3-bedroom, 1-bath home is a great opportunity for investors or buyers looking to renovate and build equity. With solid bones and plenty of potential, this property is ready for your vision and updates. This is a probate sale subject to court approval, so the closing timeline may exceed 30 days. Property is being sold As-Is, and the seller will make no repairs. A great chance to restore and add value in an established Detroit neighborhood. Bring your ideas and make this property shine!

6. 2026-03-13
   listed $40,000 Active 543-char remark

   Show marketing remark (543 chars)

   Opportunity awaits at 8666 Greenview in Detroit! This 3-bedroom, 1-bath home is a great opportunity for investors or buyers looking to renovate and build equity. With solid bones and plenty of potential, this property is ready for your vision and updates. This is a probate sale subject to court approval, so the closing timeline may exceed 30 days. Property is being sold As-Is, and the seller will make no repairs. A great chance to restore and add value in an established Detroit neighborhood. Bring your ideas and make this property shine!

7. 2026-03-12
   historical $40,000 543-char remark

   Show marketing remark (543 chars)

   Opportunity awaits at 8666 Greenview in Detroit! This 3-bedroom, 1-bath home is a great opportunity for investors or buyers looking to renovate and build equity. With solid bones and plenty of potential, this property is ready for your vision and updates. This is a probate sale subject to court approval, so the closing timeline may exceed 30 days. Property is being sold As-Is, and the seller will make no repairs. A great chance to restore and add value in an established Detroit neighborhood. Bring your ideas and make this property shine!

8. 2026-03-12
   historical $40,000

   Show marketing remark (543 chars)

   Opportunity awaits at 8666 Greenview in Detroit! This 3-bedroom, 1-bath home is a great opportunity for investors or buyers looking to renovate and build equity. With solid bones and plenty of potential, this property is ready for your vision and updates. This is a probate sale subject to court approval, so the closing timeline may exceed 30 days. Property is being sold As-Is, and the seller will make no repairs. A great chance to restore and add value in an established Detroit neighborhood. Bring your ideas and make this property shine!

9. 2000-05-15
   soldstatus $43,000
10. 1999-08-27
    soldstatus $43,000
11. 1999-06-02
    listed $48,000
12. 1992-12-11
    soldstatus $14,000

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,047 · $87/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 2/10 Low FEMA zone X (unshaded) · 7% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $12,069
• − Mortgage interest: −$2,241
• − Property taxes: −$1,047
• − Insurance: −$200
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$1,164
• Taxable income: $5,487
• Est. tax owed @ 24.0%: −$1,317
• After-tax cash flow: $4,454/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

+185.7% since first listed

12 events — show timeline

• 2026-04-26 Pending — REALCOMP
• 2026-04-26 Pending — MiRealSource-MiMLS
• 2026-04-25 Pending — SW Michigan MLS
• 2026-03-13 Listed $40,000 REALCOMP
• 2026-03-13 Listed $40,000 SW Michigan MLS
• 2026-03-13 Listed $40,000 MiRealSource-MiMLS
• 2026-03-12 Coming Soon $40,000 MiRealSource-MiMLS
• 2026-03-12 Coming Soon $40,000 SW Michigan MLS
• 2000-05-15 Sold (Public Records) $43,000 Public Records
• 1999-08-27 Sold (MLS) $43,000 REALCOMP
• 1999-06-02 Listed $48,000 REALCOMP
• 1992-12-11 Sold (Public Records) $14,000 Public Records

Property tax history

-1.7%/yr

Latest (2025): $1,047 · -53.8% YoY. Source: county tax records.