8520 Alpine St · Detroit, MI 48204

$79,900

3 bd · 1.0 ba · 1,237 sqft · SingleFamily public records · 15 Days on market

Built 1955 3,920 sqft lot Est $98k · 18% under

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Why this score? — see what drove the A- 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 +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Great single-family Ranch Home. Excellent for 1st time buyers or new investors, easy maintenance. Move Right In & enjoy affordable living in a Great Location just 10 min to Downtown. Rental Opportunity or move in for your next chapter. Cozy up on the covered porch & enjoy cool nights & rainy days. Experience Spring & Summers bike riding on the nearby Joe Louis Greenway literally just a short walk up the street. Plenty of space with 3 bedrms along with a bonus room (currently used as a 4th bedrm) & two full bathrooms, The Garage & Fenced Yard add convenience. This Affordable Brick home is Ready for you to Move-In & create a Home That Truly Reflects Your Style.

Key facts

• Covered porch
• Fenced yard
• 3,920 sq ft lot

Tags

• COVERED PORCH
• FENCED YARD

Property features AI

Exterior

• Parking: Detached garage (approximately 1.5 car)
• Utilities: Water available; Sewer available
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Brick and wood siding construction; Asphalt roof
• Exterior features: Paved road access; Lot roughly 36 x 109 (0.09 acres)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Electric and natural gas heating available; No cooling (no central air)
• Interior features: Crawl space basement; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% 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: 244 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 41% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.46% ✓
• Cap rate: 11.39%
• Cash-on-cash: 18.22%
• DSCR: 1.81
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $97,723
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8801 Monica St	0.36mi	3/1.0	1,176 (-5%)	1mo	$120,000	$102	75
7007 Joy Rd	0.40mi	4/1.0 (+1)	1,200 (-3%)	0mo	$85,000	$71	71
8127 American St	0.27mi	4/1.0 (+1)	1,317 (+6%)	8mo	$29,000	$22	65
8070 Wisconsin St	0.45mi	3/1.0	1,200 (-3%)	14mo	$70,000	$58	62
7722 Wykes St	0.57mi	3/1.0	1,148 (-7%)	4mo	$40,000	$35	58
8843 Burnette St	0.33mi	3/1.0	1,120 (-10%)	16mo	$115,900	$103	56
5587 Oakman Blvd	0.71mi	3/1.5	1,168 (-6%)	11mo	$165,000	$141	46
9015 Cloverlawn St	0.34mi	4/2.0 (+1)	1,390 (+12%)	11mo	$50,000	$36	45
8000 Normile St	0.69mi	3/1.5	1,329 (+7%)	14mo	$165,000	$124	42
5333 Oakman Blvd	0.66mi	2/2.0 (-1)	1,286 (+4%)	15mo	$200,000	$156	41
8208 Kentucky St	0.50mi	4/1.0 (+1)	1,067 (-14%)	10mo	$84,500	$79	40
8145 Kentucky St	0.54mi	2/1.0 (-1)	1,082 (-12%)	15mo	$50,000	$46	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 3.91×
• Total profit: $65,185
• Equity at exit: $71,980

10-year hold

• IRR: 32.6%
• Equity multiple: 8.82×
• Total profit: $175,014
• Equity at exit: $155,228

Cash invested: $22,372 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$419
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $340

Break-even live

Break-even rent $733

Max offer price $79,900

Occupancy floor 66%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.06mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	17d	1	0.19mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	16d	1	0.33mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	0.38mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	1d	1	0.43mi
8762 Epworth St Unit 8768 Detroit, MI	2.0	1.0	900	$1,000	$1.11	24d	1	0.65mi
7424 Wykes St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	43d	1	0.70mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	17d	1	0.75mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.95mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	43d	1	1.00mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	43d	1	1.01mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	5d	1	1.06mi
5398 Allendale St Detroit, MI	2.0	1.0	1100	$1,200	$1.09	24d	1	1.08mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	43d	1	1.08mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	43d	1	1.10mi
5101 Oregon St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	43d	1	1.19mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	16d	1	1.25mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	1.26mi
5440 Milford St Unit 1 Detroit, MI	2.0	1.0	850	$1,150	$1.35	43d	1	1.32mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	1.36mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	1.36mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	5d	1	1.39mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	1.39mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	1.43mi
4566 Seebaldt St Detroit, MI	2.0	1.0	1200	$1,250	$1.04	22d	1	1.46mi
9376 Otsego St Detroit, MI	3.0	1.0	873	$1,396	$1.60	43d	1	1.48mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	24d	1	1.50mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	24d	1	1.50mi

Listing history 11 events

1. 2026-06-18
   days on market $79,900 Active 15 DOM
2. 2026-06-17
   days on market $79,900 Active 14 DOM
3. 2026-06-16
   days on market $79,900 Active 13 DOM
4. 2026-06-15
   days on market $79,900 Active 12 DOM
5. 2026-06-13
   days on market $79,900 Active 10 DOM
6. 2026-06-13
   days on market $79,900 Active 9 DOM
7. 2026-06-09
   days on market $79,900 Active 6 DOM
8. 2026-06-08
   days on market $79,900 Active 5 DOM
9. 2026-06-07
   days on market $79,900 Active 4 DOM
10. 2026-06-04
    remarks 671-char remark
11. 2026-06-04
    listed $79,900 Active 1 DOM

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $1,524 · $127/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,960
• − Mortgage interest: −$4,476
• − Property taxes: −$1,524
• − Insurance: −$400
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$2,324
• Taxable income: $3,002
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $3,356/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• Rent YoY: —
• 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

+0.0% since first listed

6 events — show timeline

• 2026-06-03 Listed $79,900 MiRealSource-MiMLS
• 2026-06-03 Listed $79,900 REALCOMP
• 2026-04-14 Listing Removed — MiRealSource-MiMLS
• 2026-04-14 Listing Removed — REALCOMP
• 2025-11-07 Listed $79,900 MiRealSource-MiMLS
• 2025-11-07 Listed $79,900 REALCOMP

Property tax history

+5.3%/yr

Latest (2025): $1,524 · +1.4% YoY. Source: county tax records.