8852 Mettetal St · Detroit, MI 48228

$65,000

2 bd · 1.0 ba · 769 sqft · SingleFamily public records · 3 Days on market

Built 1950 4,356 sqft lot $85/sqft · 51% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

home located in Detroit, on the city's west side. The property offers a spacious layout * * PROPERTY IS RENTED WITH A GOOD PAYING TENNAT * * * * !!!DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * *

Key facts

• Immediate cash flow
• Practical layout
• Turnkey rental

Tags

• INVESTMENT OPPORTUNITY
• PRACTICAL LAYOUT
• IMMEDIATE CASH FLOW
• CONVENIENT LOCATION
• TURNKEY RENTAL
• PROXIMITY TO MAJOR ROADS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 15.3% 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1,209/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 $449 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1950 — 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: 1.86% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.04%
• DSCR: 2.43
• GRM: 4.5

CMA / ARV

• ARV (median comp): $43,138
• List price: $65,000
• Delta: 50.68%
• 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
8881 Rutherford St	0.14mi	2/1.0	840 (+9%)	9mo	$20,000	$24	70
8883 Rutherford St	0.14mi	2/1.0	840 (+9%)	9mo	$20,000	$24	70
8921 Rutherford St	0.15mi	2/1.0	857 (+11%)	9mo	$20,000	$23	66
8283 Sussex St	0.65mi	2/1.0	777 (+1%)	4mo	$58,000	$75	64
9176 Winthrop St	0.44mi	3/1.0 (+1)	730 (-5%)	2mo	$30,000	$41	64
8896 Coyle St	0.65mi	3/1.0 (+1)	768 (-0%)	9mo	$45,000	$59	57
8324 Coyle St	0.71mi	2/1.0	800 (+4%)	8mo	$48,000	$60	54
9950 Memorial St	0.73mi	3/1.0 (+1)	746 (-3%)	7mo	$5,500	$7	50
16813 Tireman St	0.62mi	2/2.0	824 (+7%)	10mo	$53,000	$64	47
9965 Asbury Park	0.69mi	3/1.0 (+1)	824 (+7%)	6mo	$60,000	$73	46
10017 Mansfield St	0.73mi	2/1.0	862 (+12%)	8mo	$45,000	$52	39
8612 Rosemont Ave	0.70mi	3/1.0 (+1)	870 (+13%)	10mo	$18,000	$21	32

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: 23.5%
• Equity multiple: 1.93×
• Total profit: $16,908
• Equity at exit: $9,692

10-year hold

• IRR: 29.4%
• Equity multiple: 3.25×
• Total profit: $41,014
• Equity at exit: $5,620

Cash invested: $18,200 (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: 363
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$341
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $486

Break-even live

Break-even rent $594

Max offer price $65,000

Occupancy floor 55%

Sensitivity live

Price	-10% $523	-5% $504	+0% $486	+5% $468	+10% $449
Rent	-10% $391	-5% $438	+0% $486	+5% $534	+10% $581
Rate	-1.0pp $519	-0.5pp $503	base $486	+0.5pp $469	+1.0pp $452

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	0.37mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	0.38mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.54mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	0.55mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	44d	1	0.66mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	0.70mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	0.71mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	0.73mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	0.75mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	0.76mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	0.77mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	0.79mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	44d	1	0.80mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	0.84mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	44d	1	0.89mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	0.89mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	0.90mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	0.92mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.93mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	0.97mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	44d	1	0.98mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	0.98mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.00mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	1.01mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	1.02mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.13mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	1.23mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	1.29mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	1.30mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	1.33mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.37mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	1.44mi

Listing history 37 events

1. 2026-06-18
   days on market $65,000 Active 3 DOM
2. 2026-06-17
   days on market $65,000 Active 2 DOM
3. 2026-06-15
   remarks 687-char remark
4. 2026-06-15
   days on marketlisting id $65,000 Active 1 DOM
5. 2026-06-15
   days on market $65,000 Active 306 DOM
6. 2026-06-13
   days on market $65,000 Active 304 DOM
7. 2026-06-13
   days on market $65,000 Active 303 DOM
8. 2026-06-09
   days on market $65,000 Active 300 DOM
9. 2026-06-08
   days on market $65,000 Active 299 DOM
10. 2026-06-07
    days on market $65,000 Active 298 DOM
11. 2026-06-04
    days on market $65,000 Active 295 DOM
12. 2026-06-03
    days on market $65,000 Active 294 DOM
13. 2026-06-01
    days on market $65,000 Active 292 DOM
14. 2026-05-31
    days on market $65,000 Active 291 DOM
15. 2026-05-12
    price $65,000 240-char remark

    Show marketing remark (240 chars)

    home located in Detroit, on the city's west side. The property offers a spacious layout * * PROPERTY IS RENTED WITH A GOOD PAYING TENNAT * * * * !!!DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * *

16. 2026-05-12
    price $65,000 240-char remark

    Show marketing remark (240 chars)

    home located in Detroit, on the city's west side. The property offers a spacious layout * * PROPERTY IS RENTED WITH A GOOD PAYING TENNAT * * * * !!!DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * *

17. 2025-08-13
    listed $70,000 Active 240-char remark

    Show marketing remark (240 chars)

    home located in Detroit, on the city's west side. The property offers a spacious layout * * PROPERTY IS RENTED WITH A GOOD PAYING TENNAT * * * * !!!DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * *

18. 2025-08-13
    listed $70,000 Active 240-char remark

    Show marketing remark (240 chars)

    home located in Detroit, on the city's west side. The property offers a spacious layout * * PROPERTY IS RENTED WITH A GOOD PAYING TENNAT * * * * !!!DO NOT DISTURB THE TENANTS * * * SHOWINGS WILL BE DONE AFTER OFFERS IS ACCPTED * *

19. 2020-08-31
    soldstatus $60,900
20. 2020-06-29
    soldstatus $21,000 Sold
21. 2020-06-29
    soldstatus $21,000 Closed
22. 2020-06-02
    status Pending
23. 2020-06-02
    status Pending
24. 2020-05-27
    price $24,900
25. 2020-05-26
    price $24,900
26. 2020-05-22
    status Active
27. 2020-05-22
    status Active
28. 2020-05-20
    historical Accepting Backup Offers
29. 2020-05-20
    historical Accepting Backup Offers
30. 2020-05-15
    status Active
31. 2020-05-15
    status Active
32. 2018-08-21
    status Pending
33. 2018-08-21
    status Pending
34. 2018-04-29
    price $21,900
35. 2018-04-29
    price $21,900
36. 2018-04-04
    listed $24,900 Active
37. 2018-04-04
    listed $24,900 Active

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $1,211 · $101/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 · 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: $14,505
• − Mortgage interest: −$3,641
• − Property taxes: −$1,211
• − Insurance: −$325
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$1,891
• Taxable income: $5,116
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $4,604/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

+161.0% since first listed

23 events — show timeline

• 2026-05-12 Price Changed $65,000 MiRealSource-MiMLS
• 2026-05-12 Price Changed $65,000 REALCOMP
• 2025-08-13 Listed $70,000 REALCOMP
• 2025-08-13 Listed $70,000 MiRealSource-MiMLS
• 2020-08-31 Sold (Public Records) $60,900 Public Records
• 2020-06-29 Sold (MLS) $21,000 MiRealSource-MiMLS
• 2020-06-29 Sold (MLS) $21,000 REALCOMP
• 2020-06-02 Pending — MiRealSource-MiMLS
• 2020-06-02 Pending — REALCOMP
• 2020-05-27 Price Changed $24,900 MiRealSource-MiMLS
• 2020-05-26 Price Changed $24,900 REALCOMP
• 2020-05-22 Relisted — MiRealSource-MiMLS
• 2020-05-22 Relisted — REALCOMP
• 2020-05-20 Contingent — MiRealSource-MiMLS
• 2020-05-20 Contingent — REALCOMP
• 2020-05-15 Relisted — MiRealSource-MiMLS
• 2020-05-15 Relisted — REALCOMP
• 2018-08-21 Pending — MiRealSource-MiMLS
• 2018-08-21 Pending — REALCOMP
• 2018-04-29 Price Changed $21,900 MiRealSource-MiMLS
• 2018-04-29 Price Changed $21,900 REALCOMP
• 2018-04-04 Listed $24,900 MiRealSource-MiMLS
• 2018-04-04 Listed $24,900 REALCOMP

Property tax history

+3.3%/yr

Latest (2025): $1,211 · -10.0% YoY. Source: county tax records.