8260 Coyle St · Detroit, MI 48228

$72,000

2 bd · 1.0 ba · 803 sqft · SingleFamily public records · 4 Days on market

Built 1939 3,920 sqft lot $90/sqft · 8% above area Est $67k · 8% over ↓ 22% 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
• ARV discount +4.0/15.0
• 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

Welcome to this charming home on Detroit!!!! this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

Key facts

• Great location
• Newer windows
• 3,920 sq ft lot

Tags

• NEWER WINDOWS
• CLASSIC BUNGALOW LAYOUT
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Cap rate 13.0% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 49% 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 $1,189/mo this rent would consume 46% 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 $498 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $8k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,000

Questions for the listing agent

1. Built in 1939 — 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: 1.65% ✓
• Cap rate: 13.01%
• Cash-on-cash: 24.00%
• DSCR: 2.07
• GRM: 5.0

CMA / ARV

• ARV (median comp): $66,758
• List price: $72,000
• Delta: 7.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8324 Coyle St	0.05mi	2/1.0	800 (-0%)	8mo	$48,000	$60	90
8283 Sussex St	0.08mi	2/1.0	777 (-3%)	4mo	$58,000	$75	87
7931 Payne St	0.28mi	2/1.0	800 (-0%)	7mo	$135,000	$169	81
8125 Hubbell St	0.28mi	3/1.0 (+1)	864 (+8%)	4mo	$52,500	$61	66
8896 Coyle St	0.36mi	3/1.0 (+1)	768 (-4%)	9mo	$45,000	$59	64
8255 Marlowe St	0.19mi	3/1.0 (+1)	915 (+14%)	4mo	$27,400	$30	60
8121 Hubbell ST St	0.28mi	3/1.0 (+1)	918 (+14%)	2mo	$48,500	$53	56
7733 Barrie St	0.41mi	2/1.0	909 (+13%)	4mo	$140,000	$154	56
8154 Decatur St	0.66mi	3/1.0 (+1)	864 (+8%)	1mo	$70,000	$81	51
9176 Winthrop St	0.60mi	3/1.0 (+1)	730 (-9%)	2mo	$30,000	$41	50
7784 Mettetal St	0.72mi	3/1.0 (+1)	914 (+14%)	9mo	$75,000	$82	31
7785 Mettetal St	0.74mi	3/1.0 (+1)	910 (+13%)	9mo	$75,000	$82	31

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: 13.7%
• Equity multiple: 1.52×
• Total profit: $10,569
• Equity at exit: $10,735

10-year hold

• IRR: 20.0%
• Equity multiple: 2.44×
• Total profit: $28,973
• Equity at exit: $6,225

Cash invested: $20,160 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,189 high
• Mortgage (P&I): −$378
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $403

Break-even live

Break-even rent $678

Max offer price $72,000

Occupancy floor 61%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	43d	1	0.17mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	0.21mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	43d	1	0.26mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	0.66mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	0.70mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	0.75mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	15d	1	0.78mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	0.78mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	0.84mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.84mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	43d	1	0.87mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	0.92mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	1.00mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.01mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	1.02mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	1.03mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	1.14mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	1.17mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	1.17mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	43d	1	1.21mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	1.26mi
6406 Mead St Dearborn, MI	2.0	1.0	904	$1,100	$1.22	24d	1	1.26mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.27mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.36mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.36mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	43d	1	1.38mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	1.39mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	1.39mi
9415 Meyers Rd Detroit, MI	1.0	1.0	720	$897	$1.25	43d	1	1.42mi
9419 Meyers Rd Detroit, MI	1.0	1.0	720	$894	$1.24	43d	1	1.42mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.42mi
6225 Middlesex St Unit 5 Dearborn, MI	2.0	1.0	700	$950	$1.36	4d	1	1.46mi
6225 Middlesex St Unit 5 Dearborn, MI	2.0	1.0	700	$950	$1.36	12d	1	1.46mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	43d	1	1.47mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	1.50mi

Listing history 29 events

1. 2026-06-18
   days on market $72,000 Active 4 DOM
2. 2026-06-17
   days on market $72,000 Active 3 DOM
3. 2026-06-16
   days on market $72,000 Active 2 DOM
4. 2026-06-15
   remarks 693-char remark
5. 2026-06-15
   listing id $72,000 Active 1 DOM
6. 2026-06-15
   remarks 682-char remark
7. 2026-06-15
   days on marketlisting id $72,000 Active 1 DOM
8. 2026-06-13
   days on market $72,000 Active 387 DOM
9. 2026-06-13
   days on market $72,000 Active 386 DOM
10. 2026-06-09
    days on market $72,000 Active 383 DOM
11. 2026-06-08
    days on market $72,000 Active 382 DOM
12. 2026-06-07
    days on market $72,000 Active 381 DOM
13. 2026-06-04
    days on market $72,000 Active 378 DOM
14. 2026-06-03
    days on market $72,000 Active 377 DOM
15. 2026-06-01
    days on market $72,000 Active 375 DOM
16. 2026-05-31
    days on market $72,000 Active 374 DOM
17. 2026-04-14
    price $72,000 266-char remark

    Show marketing remark (266 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

18. 2026-04-14
    price $72,000 266-char remark

    Show marketing remark (266 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

19. 2025-05-22
    listed $80,000 Active 266-char remark

    Show marketing remark (266 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

20. 2025-05-22
    listed $80,000 Active 266-char remark

    Show marketing remark (266 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

21. 2025-05-22
    historical

    Show marketing remark (266 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

22. 2025-05-22
    historical

    Show marketing remark (266 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

23. 2024-11-06
    listed $85,000 Active
24. 2024-11-06
    listed $85,000 Active
25. 2021-02-17
    soldstatus $79,900
26. 2006-05-22
    soldstatus $55,000
27. 2006-03-10
    listed $59,000
28. 2003-04-17
    historical
29. 2002-12-30
    listed $92,000

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $1,541 · $128/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 2/10 Low 6 d/yr ≥97°F today · 13 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: $14,266
• − Mortgage interest: −$4,033
• − Property taxes: −$1,541
• − Insurance: −$360
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$2,095
• Taxable income: $3,955
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $3,889/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

-21.7% since first listed

13 events — show timeline

• 2026-04-14 Price Changed $72,000 MiRealSource-MiMLS
• 2026-04-14 Price Changed $72,000 REALCOMP
• 2025-05-22 Listed $80,000 REALCOMP
• 2025-05-22 Listing Removed — MiRealSource-MiMLS
• 2025-05-22 Listing Removed — REALCOMP
• 2025-05-22 Listed $80,000 MiRealSource-MiMLS
• 2024-11-06 Listed $85,000 MiRealSource-MiMLS
• 2024-11-06 Listed $85,000 REALCOMP
• 2021-02-17 Sold (Public Records) $79,900 Public Records
• 2006-05-22 Sold (MLS) $55,000 REALCOMP
• 2006-03-10 Listed $59,000 REALCOMP
• 2003-04-17 Listing Removed — REALCOMP
• 2002-12-30 Listed $92,000 REALCOMP

Property tax history

+1.9%/yr

Latest (2025): $1,541 · -9.5% YoY. Source: county tax records.