8508 Plainview Ave · Detroit, MI 48228

$99,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 147 Days on market

Built 1948 4,792 sqft lot $103/sqft · 101% above area

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Move in ready brick bungalow in Warrendale. Newer furnace and hot water heater. Clean dry basement, with blacked out ceiling and poured concrete walls. New pex piping and pvc drains. Updated electrical. Armor guard doors. Freshly painted throughout. Hardwood floors throughout. This is a solid home in the Warrendale community.

Key facts

• Brick bungalow
• Newer furnace
• Hot water heater

Tags

• BRICK BUNGALOW
• NEWER FURNACE
• HOT WATER HEATER
• CLEAN DRY BASEMENT
• POURED CONCRETE WALLS
• NEW PEX PIPING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% 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); 369 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% 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 $1,207/mo this rent would consume 47% 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 $684 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 147 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y ago; this cycle's ask is 7820% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $46k; list at $99k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1948 — 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: 1.22% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.11%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $49,135
• List price: $99,000
• Delta: 101.49%
• 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
8277 Stout St	0.32mi	3/1.0	879 (-8%)	0mo	$45,000	$51	71
8234 Patton St	0.42mi	3/1.0	1,010 (+5%)	2mo	$60,000	$59	70
8225 Grandville Ave	0.30mi	2/1.0 (-1)	906 (-6%)	2mo	$36,500	$40	70
9012 Pierson St	0.57mi	3/1.0	910 (-5%)	0mo	$60,000	$66	64
7690 Heyden St	0.54mi	3/1.0	1,019 (+6%)	1mo	$73,000	$72	64
9116 Patton St	0.53mi	3/1.0	1,029 (+7%)	1mo	$45,000	$44	63
8686 Artesian St	0.45mi	3/1.0	864 (-10%)	2mo	$35,000	$41	61
7756 Westwood St	0.48mi	3/1.0	871 (-9%)	2mo	$90,000	$103	60
8449 Penrod St	0.73mi	3/1.0	1,011 (+5%)	0mo	$95,000	$94	57
9317 Artesian St	0.67mi	2/1.0 (-1)	994 (+4%)	1mo	$25,000	$25	57
8309 Brace St	0.55mi	3/1.5	864 (-10%)	1mo	$28,500	$33	55
9328 Patton St	0.66mi	3/1.0	1,062 (+11%)	1mo	$50,000	$47	51

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,756
• Equity at exit: $14,761

10-year hold

• IRR: 4.4%
• Equity multiple: 1.28×
• Total profit: $7,786
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,207 high
• Mortgage (P&I): −$519
• Tax from tax record: −$113 /mo · $1,359/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $280

Break-even live

Break-even rent $853

Max offer price $99,000

Occupancy floor 72%

Sensitivity live

Price	-10% $336	-5% $308	+0% $280	+5% $252	+10% $224
Rent	-10% $184	-5% $232	+0% $280	+5% $327	+10% $375
Rate	-1.0pp $330	-0.5pp $305	base $280	+0.5pp $254	+1.0pp $228

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 35 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	45d	1	0.22mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	0.25mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.46mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	0.51mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	0.58mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	45d	1	0.60mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	45d	1	0.60mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	45d	1	0.67mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	45d	1	0.67mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.69mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.70mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.70mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.70mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.70mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.71mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.71mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.72mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	45d	1	0.73mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.73mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	0.73mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	0.77mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	0.81mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	0.81mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.86mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.87mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.88mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.88mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.88mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	0.91mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.04mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	45d	1	1.21mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	18d	1	1.30mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.34mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	25d	1	1.35mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	18d	1	1.43mi

Listing history 21 events

1. 2026-06-15
   days on market $99,000 Active 147 DOM
2. 2026-06-13
   days on market $99,000 Active 145 DOM
3. 2026-06-13
   days on market $99,000 Active 144 DOM
4. 2026-06-09
   days on market $99,000 Active 141 DOM
5. 2026-06-08
   days on market $99,000 Active 140 DOM
6. 2026-06-07
   days on market $99,000 Active 139 DOM
7. 2026-06-04
   days on market $99,000 Active 136 DOM
8. 2026-06-03
   days on market $99,000 Active 135 DOM
9. 2026-06-01
   days on market $99,000 Active 133 DOM
10. 2026-05-31
    days on market $99,000 Active 132 DOM
11. 2026-04-03
    listed $1,250
12. 2026-02-02
    price $99,000 327-char remark

    Show marketing remark (327 chars)

    Move in ready brick bungalow in Warrendale. Newer furnace and hot water heater. Clean dry basement, with blacked out ceiling and poured concrete walls. New pex piping and pvc drains. Updated electrical. Armor guard doors. Freshly painted throughout. Hardwood floors throughout. This is a solid home in the Warrendale community.

13. 2026-02-01
    price $99,000 327-char remark

    Show marketing remark (327 chars)

    Move in ready brick bungalow in Warrendale. Newer furnace and hot water heater. Clean dry basement, with blacked out ceiling and poured concrete walls. New pex piping and pvc drains. Updated electrical. Armor guard doors. Freshly painted throughout. Hardwood floors throughout. This is a solid home in the Warrendale community.

14. 2026-01-19
    listed $110,000 Active 327-char remark

    Show marketing remark (327 chars)

    Move in ready brick bungalow in Warrendale. Newer furnace and hot water heater. Clean dry basement, with blacked out ceiling and poured concrete walls. New pex piping and pvc drains. Updated electrical. Armor guard doors. Freshly painted throughout. Hardwood floors throughout. This is a solid home in the Warrendale community.

15. 2026-01-18
    listed $110,000 Active 327-char remark

    Show marketing remark (327 chars)

    Move in ready brick bungalow in Warrendale. Newer furnace and hot water heater. Clean dry basement, with blacked out ceiling and poured concrete walls. New pex piping and pvc drains. Updated electrical. Armor guard doors. Freshly painted throughout. Hardwood floors throughout. This is a solid home in the Warrendale community.

16. 2000-06-09
    soldstatus $46,000
17. 1998-09-02
    soldstatus $54,968
18. 1998-03-14
    historical
19. 1997-11-14
    listed $59,900
20. 1992-08-25
    soldstatus $36,000
21. 1992-08-25
    soldstatus $13,000

ⓘ 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: $1,359 · $113/mo
• Projected year-2 tax: $1,442 · $120/mo
• Expected delta: +$83/yr (+$7/mo · 6.1%)

ⓘ 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 · 14 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: $14,481
• − Mortgage interest: −$5,546
• − Property taxes: −$1,359
• − Insurance: −$495
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,880
• Taxable income: $1,884
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $2,904/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

-96.5% since first listed

11 events — show timeline

• 2026-04-03 Listed for Rent $1,250 REALSOURCE
• 2026-02-02 Price Changed $99,000 MiRealSource-MiMLS
• 2026-02-01 Price Changed $99,000 REALCOMP
• 2026-01-19 Listed $110,000 REALCOMP
• 2026-01-18 Listed $110,000 MiRealSource-MiMLS
• 2000-06-09 Sold (Public Records) $46,000 Public Records
• 1998-09-02 Sold (Public Records) $54,968 Public Records
• 1998-03-14 Listing Removed — REALCOMP
• 1997-11-14 Listed $59,900 REALCOMP
• 1992-08-25 Sold (Public Records) $13,000 Public Records
• 1992-08-25 Sold (Public Records) $36,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,359 · -54.0% YoY. Source: county tax records.