8843 Buhl St · Detroit, MI 48214

$32,900

3 bd · 1.0 ba · 1,394 sqft · SingleFamily public records · 6 Days on market

Built 1912 3,049 sqft lot $24/sqft · 65% below area ↓ 8% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Dutch Colonial home located North of Mack Avenue and West of Mcclellan Avenue. This home features a covered front porch, large living room, dining room, kitchen, three bedrooms, one bathroom, and an unfinished basement. Investor special! The accuracy of all information, regardless of the source, is not guranteed or warranted. All information should be independently verified.

Key facts

• Covered front porch
• Dutch colonial home
• Unfinished basement

Tags

• DUTCH COLONIAL HOME
• COVERED FRONT PORCH
• LARGE LIVING ROOM
• DINING ROOM
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Shingle siding; Block foundation
• Exterior features: Covered porch; Paved road access; Lot approximately 30 x 101 (0.07 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: High-speed internet available; Unfinished basement
• Laundry & utility: Washer hookup; Gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $33k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $33k).
• Cap rate 44.9% vs local median 10.1% 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: 300 active listings in the ZIP; 26 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 $1,627/mo this rent would consume 58% of the median local household income ($34k/yr) (locally 1364% 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 $227 of loan paydown is wiped out by about $987 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 + 3.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 2y 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 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,900

Questions for the listing agent

1. Built in 1912 — 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. 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?
6. 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.
7. 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.
8. 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: 4.94% ✓
• Cap rate: 44.87%
• Cash-on-cash: 137.77%
• DSCR: 7.13
• GRM: 1.7

CMA / ARV

• ARV (median comp): $94,121
• List price: $32,900
• Delta: -65.04%
• 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
5239 Crane St	0.44mi	3/1.0	1,404 (+1%)	4mo	$24,500	$17	75
5171 Burns St	0.46mi	3/1.0	1,425 (+2%)	3mo	$20,000	$14	72
3739 Van Dyke St	0.60mi	3/1.0	1,361 (-2%)	3mo	$60,000	$44	65
3869 Burns St	0.33mi	4/1.5 (+1)	1,505 (+8%)	2mo	$230,000	$153	63
5115 Seyburn St	0.68mi	3/1.0	1,400 (+0%)	8mo	$15,000	$11	61
4533 Mcclellan St	0.20mi	3/1.0	1,194 (-14%)	7mo	$86,000	$72	61
3508 Parker St	0.65mi	3/2.5	1,400 (+0%)	3mo	$266,300	$190	61
5014 Townsend St	0.73mi	3/1.0	1,388 (-0%)	8mo	$10,000	$7	59
5326 Belvidere St	0.51mi	4/1.5 (+1)	1,469 (+5%)	5mo	$82,500	$56	56
4780 Hurlbut St	0.52mi	4/2.0 (+1)	1,489 (+7%)	2mo	$155,000	$104	53
3517 Belvidere St	0.51mi	2/2.0 (-1)	1,496 (+7%)	5mo	$71,000	$47	50
3466 Bewick St	0.75mi	3/2.0	1,308 (-6%)	6mo	$119,900	$92	46

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: —
• Equity multiple: 7.74×
• Total profit: $62,053
• Equity at exit: $4,905

10-year hold

• IRR: —
• Equity multiple: 16.29×
• Total profit: $140,870
• Equity at exit: $2,845

Cash invested: $9,212 (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 48214

• Active inventory: 300
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $494/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $1,058

Break-even live

Break-even rent $288

Max offer price $32,900

Occupancy floor 30%

Sensitivity live

Price	-10% $1,080	-5% $1,069	+0% $1,058	+5% $1,046	+10% $1,035
Rent	-10% $929	-5% $993	+0% $1,058	+5% $1,122	+10% $1,186
Rate	-1.0pp $1,074	-0.5pp $1,066	base $1,058	+0.5pp $1,049	+1.0pp $1,040

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: $8,225
• Closing costs: $987
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	44d	1	0.06mi
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	25d	1	0.23mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	44d	1	0.53mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	16d	1	0.53mi
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	25d	1	0.59mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	18d	1	0.59mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	19d	1	0.63mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	25d	1	0.78mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	44d	1	0.78mi
4487 French Rd Detroit, MI	4.0	2.0	1280	$1,800	$1.41	44d	1	0.79mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	19d	1	0.81mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	4d	1	0.82mi
3460 Field St Detroit, MI	2.0	1.0	1000	$1,260	$1.26	6d	1	0.95mi
2282 Belvidere St Unit 102 Detroit, MI	2.0	2.0	1000	$1,250	$1.25	44d	1	0.96mi
2544 Cadillac Blvd Unit 2 Detroit, MI	2.0	1.0	973	$825	$0.85	25d	1	0.99mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	44d	1	1.03mi
2972 Field St Detroit, MI	3.0	1.0	1225	$1,395	$1.14	18d	1	1.05mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	18d	1	1.09mi
3937 Beniteau St Detroit, MI	2.0	1.0	900	$950	$1.06	16d	1	1.10mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	44d	1	1.10mi
8001 Kercheval Ave Detroit, MI	1.0–2.0	1.0–2.0	984	$2,270	$2.31	0d	3	1.19mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	18d	1	1.31mi
7410 Kercheval Ave Unit 212 Detroit, MI	2.0	2.0	1017	$1,950	$1.92	44d	1	1.35mi
15111 E Vernor Hwy Unit 6 Detroit, MI	2.0	1.0	900	$1,200	$1.33	25d	1	1.46mi
1454 Townsend St #101 Detroit, MI	2.0	2.0	1268	$2,500	$1.97	4d	1	1.46mi
8925 E Jefferson Ave Detroit, MI	1.0–2.0	1.0–2.0	1050	$1,945	$1.85	44d	9	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $32,900 Active 6 DOM
2. 2026-06-18
   days on market $32,900 Active 3 DOM
3. 2026-06-17
   days on market $32,900 Active 2 DOM
4. 2026-06-15
   days on marketlisting id $32,900 Active 1 DOM
5. 2026-03-24
   price $32,900 438-char remark
6. 2026-03-23
   price $32,900 438-char remark
7. 2025-12-06
   price $35,900 438-char remark
8. 2025-12-05
   price $35,900 438-char remark
9. 2025-11-25
   listed $75,900 Active 438-char remark
10. 2025-11-25
    listed $75,900 Active 438-char remark
11. 2024-08-16
    historical
12. 2024-08-16
    historical
13. 2024-07-30
    price $33,900
14. 2024-07-29
    price $33,900
15. 2024-07-18
    price $34,900
16. 2024-07-17
    price $34,900
17. 2024-07-01
    status Active
18. 2024-07-01
    status Active
19. 2024-06-18
    historical Accepting Backup Offers
20. 2024-06-18
    historical Accepting Backup Offers
21. 2024-06-18
    listed $35,900 Active
22. 2024-06-18
    listed $35,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥96°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: $19,518
• − Mortgage interest: −$1,843
• − Property taxes: −$494
• − Insurance: −$164
• − Repairs & maintenance: −$1,561
• − Management: −$1,561
• − Depreciation: −$957
• Taxable income: $12,938
• Est. tax owed @ 24.0%: −$3,105
• After-tax cash flow: $9,586/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -367.43%
• Current HPI: 102.0969
• 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

-8.4% since first listed

22 events — show timeline

• 2026-06-13 Listed $32,900 REALCOMP
• 2026-06-13 Listed $32,900 MiRealSource-MiMLS
• 2026-05-29 Listing Removed — MiRealSource-MiMLS
• 2026-05-29 Listing Removed — REALCOMP
• 2026-03-24 Price Changed $32,900 MiRealSource-MiMLS
• 2026-03-23 Price Changed $32,900 REALCOMP
• 2025-12-06 Price Changed $35,900 MiRealSource-MiMLS
• 2025-12-05 Price Changed $35,900 REALCOMP
• 2025-11-25 Listed $75,900 REALCOMP
• 2025-11-25 Listed $75,900 MiRealSource-MiMLS
• 2024-08-16 Listing Removed — MiRealSource-MiMLS
• 2024-08-16 Listing Removed — REALCOMP
• 2024-07-30 Price Changed $33,900 MiRealSource-MiMLS
• 2024-07-29 Price Changed $33,900 REALCOMP
• 2024-07-18 Price Changed $34,900 MiRealSource-MiMLS
• 2024-07-17 Price Changed $34,900 REALCOMP
• 2024-07-01 Relisted — MiRealSource-MiMLS
• 2024-07-01 Relisted — REALCOMP
• 2024-06-18 Contingent — MiRealSource-MiMLS
• 2024-06-18 Contingent — REALCOMP
• 2024-06-18 Listed $35,900 MiRealSource-MiMLS
• 2024-06-18 Listed $35,900 REALCOMP

Property tax history

+15.7%/yr

Latest (2025): $2,226 · +1.0% YoY. Source: county tax records.