8874 Auburn St · Detroit, MI 48228

$57,500

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 133 Days on market

Built 1947 4,792 sqft lot $68/sqft · 19% above area Est $48k · 19% over ↓ 15% since listing

---

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
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at 8874 Auburn ST, Detroit, MI, this single-family residence offers an exciting opportunity to establish yourself in a vibrant corner of the city. Built in 1947, this property holds the promise of comfortable living. The residence features two bedrooms, providing ample space for rest and rejuvenation. Imagine the possibilities for creating personalized sanctuaries within these rooms, spaces that truly reflect your individual style and taste. With one bathroom, the residence meets essential needs with efficiency. This Detroit property is ready to welcome its new owner.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1947

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 10.2% 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); 363 active listings in the ZIP; 37 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).
• This rent runs 44% 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 $398 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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 1947 — 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: 1.94% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.07%
• DSCR: 2.47
• GRM: 4.3

CMA / ARV

• ARV (median comp): $48,293
• List price: $57,500
• Delta: 19.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9109 Stahelin Ave	0.43mi	2/1.0	836 (-0%)	3mo	$25,000	$30	77
9244 Heyden	0.34mi	2/1.0	801 (-5%)	0mo	$35,000	$44	76
8686 Artesian St	0.39mi	3/1.0 (+1)	864 (+3%)	2mo	$35,000	$41	71
8225 Grandville Ave	0.46mi	2/1.0	906 (+8%)	2mo	$36,500	$40	64
8277 Stout St	0.51mi	3/1.0 (+1)	879 (+5%)	0mo	$45,000	$51	63
8309 Brace St	0.59mi	3/1.5 (+1)	864 (+3%)	1mo	$28,500	$33	60
7756 Westwood St	0.68mi	3/1.0 (+1)	871 (+4%)	2mo	$90,000	$103	56
8084 Evergreen Ave	0.51mi	3/1.0 (+1)	909 (+8%)	3mo	$77,000	$85	56
9012 Pierson St	0.56mi	3/1.0 (+1)	910 (+8%)	0mo	$60,000	$66	54
9072 Burt Rd	0.63mi	3/1.0 (+1)	906 (+8%)	2mo	$57,000	$63	51
8630 Greenview Ave	0.59mi	3/1.0 (+1)	924 (+10%)	3mo	$50,000	$54	49
9534 Heyden St	0.51mi	3/1.0 (+1)	960 (+14%)	3mo	$100,000	$104	45

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: 24.7%
• Equity multiple: 1.98×
• Total profit: $15,717
• Equity at exit: $8,573

10-year hold

• IRR: 30.5%
• Equity multiple: 3.34×
• Total profit: $37,610
• Equity at exit: $4,972

Cash invested: $16,100 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,116 high
• Mortgage (P&I): −$302
• Tax from tax record: −$112 /mo · $1,347/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $444

Break-even live

Break-even rent $554

Max offer price $57,500

Occupancy floor 55%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 37 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	0.19mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.39mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	0.44mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	0.45mi
20237 W Chicago Detroit, MI	1.0	1.0	650	$850	$1.31	44d	1	0.49mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.57mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.58mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.58mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.58mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.59mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.59mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.59mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.60mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.61mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.62mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	44d	1	0.65mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	0.67mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.68mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	0.71mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.73mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.74mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	0.76mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.78mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.80mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.80mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	0.80mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.80mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.80mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	44d	1	0.81mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	0.84mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.93mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	0.95mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	44d	1	1.04mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.15mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	1.22mi
6980 Town Ln Dearborn Heights, MI	1.0	1.0	600	$895	$1.49	17d	1	1.35mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	17d	1	1.47mi

Listing history 29 events

1. 2026-06-18
   days on market $57,500 Active 133 DOM
2. 2026-06-17
   days on market $57,500 Active 132 DOM
3. 2026-06-15
   days on market $57,500 Active 130 DOM
4. 2026-06-13
   days on market $57,500 Active 128 DOM
5. 2026-06-13
   days on market $57,500 Active 127 DOM
6. 2026-06-09
   days on market $57,500 Active 124 DOM
7. 2026-06-08
   days on market $57,500 Active 123 DOM
8. 2026-06-07
   days on market $57,500 Active 122 DOM
9. 2026-06-04
   days on market $57,500 Active 119 DOM
10. 2026-06-03
    days on market $57,500 Active 118 DOM
11. 2026-06-01
    days on market $57,500 Active 116 DOM
12. 2026-05-31
    days on market $57,500 Active 115 DOM
13. 2026-02-17
    price $57,500 582-char remark

    Show marketing remark (582 chars)

    Located at 8874 Auburn ST, Detroit, MI, this single-family residence offers an exciting opportunity to establish yourself in a vibrant corner of the city. Built in 1947, this property holds the promise of comfortable living. The residence features two bedrooms, providing ample space for rest and rejuvenation. Imagine the possibilities for creating personalized sanctuaries within these rooms, spaces that truly reflect your individual style and taste. With one bathroom, the residence meets essential needs with efficiency. This Detroit property is ready to welcome its new owner.

14. 2026-02-17
    price $57,500 582-char remark

    Show marketing remark (582 chars)

    Located at 8874 Auburn ST, Detroit, MI, this single-family residence offers an exciting opportunity to establish yourself in a vibrant corner of the city. Built in 1947, this property holds the promise of comfortable living. The residence features two bedrooms, providing ample space for rest and rejuvenation. Imagine the possibilities for creating personalized sanctuaries within these rooms, spaces that truly reflect your individual style and taste. With one bathroom, the residence meets essential needs with efficiency. This Detroit property is ready to welcome its new owner.

15. 2026-02-03
    listed $60,000 Active 582-char remark

    Show marketing remark (582 chars)

    Located at 8874 Auburn ST, Detroit, MI, this single-family residence offers an exciting opportunity to establish yourself in a vibrant corner of the city. Built in 1947, this property holds the promise of comfortable living. The residence features two bedrooms, providing ample space for rest and rejuvenation. Imagine the possibilities for creating personalized sanctuaries within these rooms, spaces that truly reflect your individual style and taste. With one bathroom, the residence meets essential needs with efficiency. This Detroit property is ready to welcome its new owner.

16. 2026-02-03
    listed $60,000 Active 582-char remark

    Show marketing remark (582 chars)

    Located at 8874 Auburn ST, Detroit, MI, this single-family residence offers an exciting opportunity to establish yourself in a vibrant corner of the city. Built in 1947, this property holds the promise of comfortable living. The residence features two bedrooms, providing ample space for rest and rejuvenation. Imagine the possibilities for creating personalized sanctuaries within these rooms, spaces that truly reflect your individual style and taste. With one bathroom, the residence meets essential needs with efficiency. This Detroit property is ready to welcome its new owner.

17. 2019-01-28
    historical
18. 2019-01-28
    historical
19. 2019-01-15
    listed $18,000 Active
20. 2019-01-15
    listed $18,000 Active
21. 2005-06-10
    soldstatus $85,000
22. 2005-02-11
    historical
23. 2005-02-11
    historical
24. 2004-11-12
    listed $85,900
25. 2004-11-12
    listed $85,900
26. 2004-09-24
    historical
27. 2004-07-06
    listed $67,500
28. 2004-06-24
    historical
29. 2004-05-24
    listed $67,500

ⓘ 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: $1,347 · $112/mo
• Projected year-2 tax: $1,347 · $112/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: $13,390
• − Mortgage interest: −$3,221
• − Property taxes: −$1,347
• − Insurance: −$288
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$1,673
• Taxable income: $4,719
• Est. tax owed @ 24.0%: −$1,133
• After-tax cash flow: $4,192/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

-14.8% since first listed

17 events — show timeline

• 2026-02-17 Price Changed $57,500 MiRealSource-MiMLS
• 2026-02-17 Price Changed $57,500 REALCOMP
• 2026-02-03 Listed $60,000 REALCOMP
• 2026-02-03 Listed $60,000 MiRealSource-MiMLS
• 2019-01-28 Listing Removed — REALCOMP
• 2019-01-28 Listing Removed — MiRealSource-MiMLS
• 2019-01-15 Listed $18,000 MiRealSource-MiMLS
• 2019-01-15 Listed $18,000 REALCOMP
• 2005-06-10 Sold (Public Records) $85,000 Public Records
• 2005-02-11 Listing Removed — REALCOMP
• 2005-02-11 Listing Removed — MiRealSource-MiMLS
• 2004-11-12 Listed $85,900 REALCOMP
• 2004-11-12 Listed $85,900 MiRealSource-MiMLS
• 2004-09-24 Listing Removed — REALCOMP
• 2004-07-06 Listed $67,500 REALCOMP
• 2004-06-24 Listing Removed — REALCOMP
• 2004-05-24 Listed $67,500 REALCOMP

Property tax history

+0.8%/yr

Latest (2025): $1,347 · -54.0% YoY. Source: county tax records.