8291 Mettetal St · Detroit, MI 48228

$47,500

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 161 Days on market

Built 1957 4,356 sqft lot $58/sqft · 16% below area Est $56k · 16% under ↓ 5% since listing

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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 +14.5/15.0
• 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

GREAT INVESTMENT OPPORTUNITY IN DETROIT! CHECK OUT THIS THREE BEDROOOM RANCH THIS PROPERTY FEATURES A LIVING ROOM, EAT-IN KITCHEN, A FULL BATHROOM AND THREE BEDROOMS. THIS PROPERTY ALSO FEATURES AVINYL SIDING, STEEL DOORS, VINYL WINDOWS, AND THERE IS A LARGE REAR YARD THIS IS AN AS-IS SALE, THE INTERIOR NEEDS SOME REMOVATION. BUYER TO ASSUME IN AS-IS CONDITION. ALL INFORMATION IS ESTIMATED, INTERESTED PARTIES TO VERIFY ALL INFORMATION PRIOR TO CLOSING. NO ASIGNS.

Key facts

• Full bathroom
• Steel doors
• Living room

Tags

• INVESTMENT OPPORTUNITY
• LIVING ROOM
• EAT-IN KITCHEN
• FULL BATHROOM
• VINYL SIDING
• STEEL DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.0% 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); 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); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,270/mo this rent would consume 50% 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 $328 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 5y 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $41,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1957 — 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: 2.67% ✓
• Cap rate: 24.04%
• Cash-on-cash: 63.38%
• DSCR: 3.82
• GRM: 3.1

CMA / ARV

• ARV (median comp): $56,299
• List price: $47,500
• Delta: -15.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16813 Tireman St	0.32mi	2/2.0 (-1)	824 (+1%)	10mo	$53,000	$64	66
8881 Rutherford St	0.40mi	2/1.0 (-1)	840 (+3%)	10mo	$20,000	$24	63
8883 Rutherford St	0.41mi	2/1.0 (-1)	840 (+3%)	10mo	$20,000	$24	63
7785 Mettetal St	0.30mi	3/1.0	910 (+12%)	9mo	$75,000	$82	59
7784 Mettetal St	0.30mi	3/1.0	914 (+12%)	9mo	$75,000	$82	58
8921 Rutherford St	0.43mi	2/1.0 (-1)	857 (+5%)	10mo	$20,000	$23	58
8283 Sussex St	0.60mi	2/1.0 (-1)	777 (-5%)	4mo	$58,000	$75	56
7931 Payne St	0.71mi	2/1.0 (-1)	800 (-2%)	7mo	$135,000	$169	53
8324 Coyle St	0.68mi	2/1.0 (-1)	800 (-2%)	8mo	$48,000	$60	53
9176 Winthrop St	0.69mi	3/1.0	730 (-10%)	2mo	$30,000	$41	48
7733 Barrie St	0.71mi	2/1.0 (-1)	909 (+11%)	4mo	$140,000	$154	39
7262 Saint Marys St	0.65mi	2/1.0 (-1)	935 (+15%)	5mo	$77,000	$82	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: 59.1%
• Equity multiple: 3.51×
• Total profit: $33,325
• Equity at exit: $7,082

10-year hold

• IRR: 62.8%
• Equity multiple: 6.43×
• Total profit: $72,255
• Equity at exit: $4,107

Cash invested: $13,300 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$249
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $702

Break-even live

Break-even rent $381

Max offer price $47,500

Occupancy floor 40%

Sensitivity live

Price	-10% $729	-5% $716	+0% $702	+5% $689	+10% $676
Rent	-10% $602	-5% $652	+0% $702	+5% $753	+10% $803
Rate	-1.0pp $726	-0.5pp $715	base $702	+0.5pp $690	+1.0pp $678

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,100	$1.12	0d	1	0.57mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	45d	1	0.63mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	0.64mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	0.67mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	0.68mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	18d	1	0.70mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	0.72mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	0.72mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	45d	1	0.86mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	45d	1	0.93mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	25d	1	0.95mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	0.99mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	18d	1	1.05mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	1.05mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	1.07mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	45d	1	1.09mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	1.10mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	45d	1	1.15mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	1.17mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	14d	1	1.24mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	1.25mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	45d	1	1.27mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	1.29mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	18d	1	1.30mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	18d	1	1.33mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	18d	1	1.40mi
6406 Mead St Dearborn, MI	2.0	1.0	904	$1,100	$1.22	25d	1	1.43mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.47mi

Listing history 42 events

1. 2026-06-21
   days on market $47,500 Active 161 DOM
2. 2026-06-18
   days on market $47,500 Active 158 DOM
3. 2026-06-17
   days on market $47,500 Active 157 DOM
4. 2026-06-15
   days on market $47,500 Active 155 DOM
5. 2026-06-13
   days on market $47,500 Active 153 DOM
6. 2026-06-13
   days on market $47,500 Active 152 DOM
7. 2026-06-09
   days on market $47,500 Active 149 DOM
8. 2026-06-08
   days on market $47,500 Active 148 DOM
9. 2026-06-07
   days on market $47,500 Active 147 DOM
10. 2026-06-04
    days on market $47,500 Active 144 DOM
11. 2026-06-03
    days on market $47,500 Active 143 DOM
12. 2026-06-01
    days on market $47,500 Active 141 DOM
13. 2026-05-31
    days on market $47,500 Active 140 DOM
14. 2026-01-11
    listed $47,500 Active 468-char remark

    Show marketing remark (468 chars)

    GREAT INVESTMENT OPPORTUNITY IN DETROIT! CHECK OUT THIS THREE BEDROOOM RANCH THIS PROPERTY FEATURES A LIVING ROOM, EAT-IN KITCHEN, A FULL BATHROOM AND THREE BEDROOMS. THIS PROPERTY ALSO FEATURES AVINYL SIDING, STEEL DOORS, VINYL WINDOWS, AND THERE IS A LARGE REAR YARD THIS IS AN AS-IS SALE, THE INTERIOR NEEDS SOME REMOVATION. BUYER TO ASSUME IN AS-IS CONDITION. ALL INFORMATION IS ESTIMATED, INTERESTED PARTIES TO VERIFY ALL INFORMATION PRIOR TO CLOSING. NO ASIGNS.

15. 2026-01-10
    listed $47,500 Active 467-char remark

    Show marketing remark (467 chars)

    GREAT INVESTMENT OPPORTUNITY IN DETROIT! CHECK OUT THIS THREE BEDROOOM RANCH THIS PROPERTY FEATURES A LIVING ROOM, EAT-IN KITCHEN, A FULL BATHROOM AND THREE BEDROOMS. THIS PROPERTY ALSO FEATURES AVINYL SIDING, STEEL DOORS, VINYL WINDOWS, AND THERE IS A LARGE REAR YARD THIS IS AN AS-IS SALE, THE INTERIOR NEEDS SOME REMOVATION. BUYER TO ASSUME IN AS-IS CONDITION. ALL INFORMATION IS ESTIMATED, INTERESTED PARTIES TO VERIFY ALL INFORMATION PRIOR TO CLOSING. NO ASIGNS.

16. 2025-11-14
    historical
17. 2025-11-14
    historical
18. 2025-10-13
    listed $50,000 Active
19. 2025-10-11
    historical
20. 2025-10-10
    listed $50,000 Active
21. 2025-09-15
    price $52,500
22. 2025-09-15
    price $52,500
23. 2025-08-05
    status Active
24. 2025-08-05
    status Active
25. 2025-05-29
    status Pending
26. 2025-05-29
    status Pending
27. 2025-05-29
    historical
28. 2025-05-13
    listed $55,000 Active
29. 2025-05-12
    listed $55,000 Active
30. 2021-04-07
    soldstatus $50,000
31. 2021-03-31
    soldstatus $50,000 Sold
32. 2021-03-31
    soldstatus $50,000 Closed
33. 2021-03-27
    status Pending
34. 2021-03-27
    status Pending
35. 2021-03-15
    status Active
36. 2021-03-15
    status Active
37. 2021-03-11
    historical Accepting Backup Offers
38. 2021-03-11
    historical Accepting Backup Offers
39. 2021-02-13
    status Pending
40. 2021-02-13
    status Pending
41. 2021-01-29
    listed $50,000 Active
42. 2021-01-29
    listed $50,000 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: $386 · $32/mo
• Projected year-2 tax: $558 · $47/mo
• Expected delta: +$173/yr (+$14/mo · 44.9%)

ⓘ 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 ≥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: $15,243
• − Mortgage interest: −$2,661
• − Property taxes: −$386
• − Insurance: −$238
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$1,382
• Taxable income: $8,139
• Est. tax owed @ 24.0%: −$1,953
• After-tax cash flow: $6,477/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

-5.0% since first listed

29 events — show timeline

• 2026-01-11 Listed $47,500 REALCOMP
• 2026-01-10 Listed $47,500 MiRealSource-MiMLS
• 2025-11-14 Listing Removed — REALCOMP
• 2025-11-14 Listing Removed — MiRealSource-MiMLS
• 2025-10-13 Listed $50,000 REALCOMP
• 2025-10-11 Listing Removed — MiRealSource-MiMLS
• 2025-10-10 Listed $50,000 MiRealSource-MiMLS
• 2025-09-15 Price Changed $52,500 MiRealSource-MiMLS
• 2025-09-15 Price Changed $52,500 REALCOMP
• 2025-08-05 Relisted — MiRealSource-MiMLS
• 2025-08-05 Relisted — REALCOMP
• 2025-05-29 Pending — MiRealSource-MiMLS
• 2025-05-29 Pending — REALCOMP
• 2025-05-29 Listing Removed — REALCOMP
• 2025-05-13 Listed $55,000 REALCOMP
• 2025-05-12 Listed $55,000 MiRealSource-MiMLS
• 2021-04-07 Sold (Public Records) $50,000 Public Records
• 2021-03-31 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2021-03-31 Sold (MLS) $50,000 REALCOMP
• 2021-03-27 Pending — MiRealSource-MiMLS
• 2021-03-27 Pending — REALCOMP
• 2021-03-15 Relisted — MiRealSource-MiMLS
• 2021-03-15 Relisted — REALCOMP
• 2021-03-11 Contingent — MiRealSource-MiMLS
• 2021-03-11 Contingent — REALCOMP
• 2021-02-13 Pending — MiRealSource-MiMLS
• 2021-02-13 Pending — REALCOMP
• 2021-01-29 Listed $50,000 MiRealSource-MiMLS
• 2021-01-29 Listed $50,000 REALCOMP

Property tax history

-7.7%/yr

Latest (2025): $386 · -1.7% YoY. Source: county tax records.