8054 Potomac · Center Line, MI 48015

$179,900

4 bd · 3.0 ba · 1,140 sqft · SingleFamily public records · 82 Days on market

Built 1928 5,227 sqft lot Est $180k · at est.

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Why this score? — see what drove the D+ 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 +19.7/30.0
• ARV discount +7.6/15.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Centerline Craftsman with 4 Bedroom, 3 Baths over 1400 square feet of living space with a bedroom on the first floor. Solid Craftsman Style home with all the character you are looking for. Walk into this property and you will see the Old Word Charm with hardwood floors, stain glass windows and older trim. The Living rooms offer spacious area to enjoy and is open to Dining Room and Kitchen. Kitchen has new cabinets and appliances. Currently owner is using Primary Bedroom upstairs and not on main floor. Upstairs are 3 bedrooms and a full bath. The basement is wide open and ready for someone to finish it to your liking. In 2018 there was newer roof, updated electrical panel with grounded wires, HVAC 2016, Central Air 1018, Copper Plumbing. Close to just about everything you would ever want to do.

Key facts

• Craftsman style home
• Stain glass windows
• New cabinets

Tags

• CRAFTSMAN STYLE HOME
• HARDWOOD FLOORS
• STAIN GLASS WINDOWS
• NEW CABINETS
• UPDATED ELECTRICAL PANEL
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.9% in Center Line — 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 74/100 on livability (#190 in MI, #4,835 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-, crime D+, health & safety D.
• Center Line Public Schools (suburban): math 14% / reading 29% proficiency, ranked #459 of 540 in MI (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 34 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,321 units permitted in Macomb County in 2024 (86 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Macomb County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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.
• Current owner paid $142k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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 D-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 D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $180,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8123 Mckinley	0.11mi	3/1.0 (-1)	1,042 (-9%)	10mo	$220,000	$211	59
7261 Voerner Ave	0.59mi	3/1.0 (-1)	1,140 (0%)	4mo	$185,000	$162	57
7324 Mckinley	0.22mi	3/1.0 (-1)	1,000 (-12%)	1mo	$175,000	$175	56
7337 Dale St	0.51mi	3/1.0 (-1)	1,232 (+8%)	3mo	$173,000	$140	47
7258 Helen	0.51mi	3/1.0 (-1)	1,053 (-8%)	6mo	$175,000	$166	45
7271 Wiegand Blvd	0.74mi	3/2.0 (-1)	1,176 (+3%)	8mo	$80,000	$68	44
8174 Helen	0.46mi	3/1.0 (-1)	1,272 (+12%)	4mo	$155,000	$122	43
7335 Gronow	0.62mi	4/1.5	1,265 (+11%)	6mo	$172,000	$136	42
8475 Farnum Ave	0.52mi	3/1.0 (-1)	1,264 (+11%)	8mo	$178,000	$141	38
8460 Busko Ave	0.59mi	3/1.0 (-1)	1,032 (-10%)	8mo	$150,000	$145	37
8379 Harding St	0.64mi	3/1.0 (-1)	1,262 (+11%)	8mo	$200,000	$158	33
8508 Darlene St	0.70mi	3/1.0 (-1)	1,048 (-8%)	10mo	$235,000	$224	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-15,722
• Equity at exit: $26,824

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $3,754
• Equity at exit: $15,554

Cash invested: $50,372 (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 48015

• Home prices YoY: -20.6%
• Active inventory: 34
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,893 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$267 /mo · $3,207/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $210

Break-even live

Break-even rent $1,627

Max offer price $179,900

Occupancy floor 84%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8625 Dale Center Line, MI	3.0	1.5	1179	$1,796	$1.52	43d	1	0.71mi
11809 McKinley Dr Warren, MI	3.0	1.5	1212	$1,800	$1.49	18d	1	1.13mi
29400 Towne Center Cir Warren, MI	1.0–3.0	1.0–2.0	1114	$2,099	$1.88	1d	1	1.33mi
11116 Racine Rd Warren, MI	3.0	1.5	1433	$2,000	$1.40	1d	1	1.48mi

Listing history 19 events

1. 2026-04-08
   status Pending 804-char remark

   Show marketing remark (804 chars)

   Centerline Craftsman with 4 Bedroom, 3 Baths over 1400 square feet of living space with a bedroom on the first floor. Solid Craftsman Style home with all the character you are looking for. Walk into this property and you will see the Old Word Charm with hardwood floors, stain glass windows and older trim. The Living rooms offer spacious area to enjoy and is open to Dining Room and Kitchen. Kitchen has new cabinets and appliances. Currently owner is using Primary Bedroom upstairs and not on main floor. Upstairs are 3 bedrooms and a full bath. The basement is wide open and ready for someone to finish it to your liking. In 2018 there was newer roof, updated electrical panel with grounded wires, HVAC 2016, Central Air 1018, Copper Plumbing. Close to just about everything you would ever want to do.

2. 2026-04-08
   status Pending

   Show marketing remark (804 chars)

   Centerline Craftsman with 4 Bedroom, 3 Baths over 1400 square feet of living space with a bedroom on the first floor. Solid Craftsman Style home with all the character you are looking for. Walk into this property and you will see the Old Word Charm with hardwood floors, stain glass windows and older trim. The Living rooms offer spacious area to enjoy and is open to Dining Room and Kitchen. Kitchen has new cabinets and appliances. Currently owner is using Primary Bedroom upstairs and not on main floor. Upstairs are 3 bedrooms and a full bath. The basement is wide open and ready for someone to finish it to your liking. In 2018 there was newer roof, updated electrical panel with grounded wires, HVAC 2016, Central Air 1018, Copper Plumbing. Close to just about everything you would ever want to do.

3. 2026-02-18
   price $179,900 804-char remark

   Show marketing remark (804 chars)

   Centerline Craftsman with 4 Bedroom, 3 Baths over 1400 square feet of living space with a bedroom on the first floor. Solid Craftsman Style home with all the character you are looking for. Walk into this property and you will see the Old Word Charm with hardwood floors, stain glass windows and older trim. The Living rooms offer spacious area to enjoy and is open to Dining Room and Kitchen. Kitchen has new cabinets and appliances. Currently owner is using Primary Bedroom upstairs and not on main floor. Upstairs are 3 bedrooms and a full bath. The basement is wide open and ready for someone to finish it to your liking. In 2018 there was newer roof, updated electrical panel with grounded wires, HVAC 2016, Central Air 1018, Copper Plumbing. Close to just about everything you would ever want to do.

4. 2026-02-18
   price $179,900

   Show marketing remark (804 chars)

   Centerline Craftsman with 4 Bedroom, 3 Baths over 1400 square feet of living space with a bedroom on the first floor. Solid Craftsman Style home with all the character you are looking for. Walk into this property and you will see the Old Word Charm with hardwood floors, stain glass windows and older trim. The Living rooms offer spacious area to enjoy and is open to Dining Room and Kitchen. Kitchen has new cabinets and appliances. Currently owner is using Primary Bedroom upstairs and not on main floor. Upstairs are 3 bedrooms and a full bath. The basement is wide open and ready for someone to finish it to your liking. In 2018 there was newer roof, updated electrical panel with grounded wires, HVAC 2016, Central Air 1018, Copper Plumbing. Close to just about everything you would ever want to do.

5. 2026-01-16
   listed $182,500 Active

   Show marketing remark (804 chars)

   Centerline Craftsman with 4 Bedroom, 3 Baths over 1400 square feet of living space with a bedroom on the first floor. Solid Craftsman Style home with all the character you are looking for. Walk into this property and you will see the Old Word Charm with hardwood floors, stain glass windows and older trim. The Living rooms offer spacious area to enjoy and is open to Dining Room and Kitchen. Kitchen has new cabinets and appliances. Currently owner is using Primary Bedroom upstairs and not on main floor. Upstairs are 3 bedrooms and a full bath. The basement is wide open and ready for someone to finish it to your liking. In 2018 there was newer roof, updated electrical panel with grounded wires, HVAC 2016, Central Air 1018, Copper Plumbing. Close to just about everything you would ever want to do.

6. 2026-01-16
   listed $182,500 Active 804-char remark

   Show marketing remark (804 chars)

   Centerline Craftsman with 4 Bedroom, 3 Baths over 1400 square feet of living space with a bedroom on the first floor. Solid Craftsman Style home with all the character you are looking for. Walk into this property and you will see the Old Word Charm with hardwood floors, stain glass windows and older trim. The Living rooms offer spacious area to enjoy and is open to Dining Room and Kitchen. Kitchen has new cabinets and appliances. Currently owner is using Primary Bedroom upstairs and not on main floor. Upstairs are 3 bedrooms and a full bath. The basement is wide open and ready for someone to finish it to your liking. In 2018 there was newer roof, updated electrical panel with grounded wires, HVAC 2016, Central Air 1018, Copper Plumbing. Close to just about everything you would ever want to do.

7. 2026-01-12
   historical
8. 2026-01-12
   historical
9. 2025-12-02
   price $182,500
10. 2025-12-01
    price $182,500
11. 2025-11-08
    listed $185,000 Active
12. 2025-11-08
    listed $185,000 Active
13. 2025-11-07
    historical
14. 2018-11-02
    soldstatus $142,000
15. 2018-10-24
    soldstatus $142,000
16. 2018-10-24
    soldstatus $142,000 Closed
17. 2018-09-24
    status Pending
18. 2018-08-27
    listed $140,000
19. 2018-08-27
    listed $140,000 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: $3,207 · $267/mo
• Projected year-2 tax: $3,207 · $267/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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,718
• − Mortgage interest: −$10,077
• − Property taxes: −$3,207
• − Insurance: −$900
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$5,233
• Taxable loss: −$334
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $2,600/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: Center Line Public Schools
• NCES district ID: 2608580
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 29% ▼ -3.00%
• Median HH income: $38,011
• Composite: 17.95/100
• National rank: #8992
• State rank: #459 of 540 in MI

Livability — Center Line

• Score: 74/100
• State rank: #190
• US rank: #4835

Category grades

Amenities C- Commute A+ Cost of living A+ Crime D+ Employment D- Housing A+ Health & safety D User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Center Line, MI
• City population: 8,448
• Population (ZIP): 8,448

Population outlook (Macomb County) Hauer SSP2

• Today (2025): 925,296 people
• By 2030: 948,226 · +2.5%
• By 2040: 983,961 · +6.3%
• By 2050: 1,010,200 · +9.2%
• By 2075: 1,076,222 · +16.3%
• By 2100: 1,077,065 · +16.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 51% Black 30% Asian 11% Two or more races 4% Hispanic / Latino 4% Native American 1%
• Common ancestry: Romanian 7% Lithuanian 3% German 2%
• Foreign-born: 15% · Canada, Vietnam
• Languages at home: 81% English-only · Other Indo-European 9% Russian/Polish/Slavic 5% Spanish 1%

Political lean MEDSL · Macomb

• 2024 margin: R (+13.7) · D 42.2% · R 55.9% · Other 1.9%
• 2008→2024 swing: -22.3pp toward R · 2008: 8.6pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+8.1 2016: R+11.6 2012: D+4.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.73%
• Current HPI: 256.7842
• Rent YoY: —
• Metro: —
• 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

+28.5% since first listed

19 events — show timeline

• 2026-04-08 Pending — MiRealSource-MiMLS
• 2026-04-08 Pending — REALCOMP
• 2026-02-18 Price Changed $179,900 MiRealSource-MiMLS
• 2026-02-18 Price Changed $179,900 REALCOMP
• 2026-01-16 Listed $182,500 REALCOMP
• 2026-01-16 Listed $182,500 MiRealSource-MiMLS
• 2026-01-12 Listing Removed — REALCOMP
• 2026-01-12 Listing Removed — MiRealSource-MiMLS
• 2025-12-02 Price Changed $182,500 MiRealSource-MiMLS
• 2025-12-01 Price Changed $182,500 REALCOMP
• 2025-11-08 Listed $185,000 MiRealSource-MiMLS
• 2025-11-08 Listed $185,000 REALCOMP
• 2025-11-07 Coming Soon — MiRealSource-MiMLS
• 2018-11-02 Sold (Public Records) $142,000 Public Records
• 2018-10-24 Sold (MLS) $142,000 MiRealSource-MiMLS
• 2018-10-24 Sold (MLS) $142,000 REALCOMP
• 2018-09-24 Pending — MiRealSource-MiMLS
• 2018-08-27 Listed $140,000 MiRealSource-MiMLS
• 2018-08-27 Listed $140,000 REALCOMP

Property tax history

+5.3%/yr

Latest (2025): $3,207 · +1.1% YoY. Source: county tax records.