21251 8 1/2 Mile Rd · Southfield, MI 48075

$220,000

4 bd · 2.5 ba · 2,090 sqft · SingleFamily public records · 181 Days on market

Built 1947 0.41 ac lot Est $224k · at est.

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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 +21.3/30.0
• ARV discount +8.2/15.0
• DSCR +6.8/10.0
• 1% rule +5.3/10.0
• Rent growth +4.5/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks! Walking distance to Plum Hollow Country Club. Spacious, Cozy, Clean, and Well Kept 2,090 sq ft Ranch featuring an open, contemporary floor plan, ideal for entertaining. The home includes a spacious 21-foot family room. The roof was replaced in 2012. New sidewalk and steps leading to the Covered front porch. A deck overlooks the backyard. Includes a 1-car detached garage. This is the ultimate canvas for the creative buyer looking to personalize a property with some renovations. Must-see interior brimming with potential! Immediate occupancy. This won't last, schedule a tour today!

Key facts

• Deck overlooks lot
• Spacious family room
• Detached garage

Tags

• OPEN CONTEMPORARY FLOOR PLAN
• SPACIOUS FAMILY ROOM
• DECK OVERLOOKS LOT
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level (ground-level entry with steps); Brick construction; Slab foundation
• Construction: Asphalt roof
• Exterior features: Deck; Porch; Paved road access

Interior

• Bedrooms: Total of 9 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.4% in Southfield — 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 72/100 on livability (#248 in MI) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D, health & safety D, crime F.
• Southfield Public School District (urban): math 17% / reading 37% proficiency, ranked #392 of 540 in MI (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+8.1%/yr); 95 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 2,614 units permitted in Oakland County in 2024 (721 in 5+ unit buildings).
• This rent runs 42% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Oakland County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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 $55k; list at $220k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1947 — 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 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: 1.03% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $223,630
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21251 8 1/2 Mile Rd	0.00mi	4/1.5	2,090 (0%)	1mo	$220,000	$105	95
21315 Prescott	0.19mi	4/3.0	2,048 (-2%)	10mo	$270,000	$132	78
21280 Mada Ave	0.24mi	3/2.0 (-1)	2,182 (+4%)	10mo	$235,000	$108	66
20520 Secluded Ln	0.41mi	3/1.5 (-1)	2,277 (+9%)	4mo	$239,900	$105	54
20501 Stout St	0.69mi	4/3.0	2,000 (-4%)	10mo	$210,000	$105	51
21380 W 9 Mile Rd	0.61mi	3/2.0 (-1)	2,168 (+4%)	10mo	$244,000	$113	50
20222 Westhaven Ave	0.69mi	3/1.0 (-1)	2,016 (-4%)	2mo	$214,900	$107	49
20272 Braile St	0.68mi	3/2.0 (-1)	1,985 (-5%)	9mo	$189,000	$95	46
20048 Bentler St	0.73mi	3/1.0 (-1)	2,050 (-2%)	9mo	$145,000	$71	44
20072 Woodburn	0.72mi	4/2.0	1,811 (-13%)	9mo	$255,000	$141	35
21450 Evergreen Rd	0.73mi	3/1.5 (-1)	2,305 (+10%)	6mo	$185,000	$80	34
22711 Cottage Dr	0.65mi	5/2.5 (+1)	2,387 (+14%)	10mo	$385,000	$161	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-3,050
• Equity at exit: $32,803

10-year hold

• IRR: 13.0%
• Equity multiple: 2.27×
• Total profit: $78,438
• Equity at exit: $19,022

Cash invested: $61,600 (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 48075

• Rents YoY: 8.1%
• Active inventory: 95
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,268 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $324

Break-even live

Break-even rent $1,858

Max offer price $220,000

Occupancy floor 81%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23275 Riverside Dr Southfield, MI	2.0–3.0	2.0–2.5	2088	$2,362	$1.13	1d	30	0.88mi
21727 Hidden Rivers Dr N Southfield, MI	4.0	3.5	1850	$2,300	$1.24	1d	1	1.10mi
21642 Hidden Rivers Dr N Southfield, MI	3.0	2.5	1754	$1,975	$1.13	2d	1	1.11mi

Listing history 23 events

1. 2026-04-15
   status Pending 605-char remark

   Show marketing remark (605 chars)

   Opportunity knocks! Walking distance to Plum Hollow Country Club. Spacious, Cozy, Clean, and Well Kept 2,090 sq ft Ranch featuring an open, contemporary floor plan, ideal for entertaining. The home includes a spacious 21-foot family room. The roof was replaced in 2012. New sidewalk and steps leading to the Covered front porch. A deck overlooks the backyard. Includes a 1-car detached garage. This is the ultimate canvas for the creative buyer looking to personalize a property with some renovations. Must-see interior brimming with potential! Immediate occupancy. This won't last, schedule a tour today!

2. 2026-04-15
   status Pending

   Show marketing remark (605 chars)

   Opportunity knocks! Walking distance to Plum Hollow Country Club. Spacious, Cozy, Clean, and Well Kept 2,090 sq ft Ranch featuring an open, contemporary floor plan, ideal for entertaining. The home includes a spacious 21-foot family room. The roof was replaced in 2012. New sidewalk and steps leading to the Covered front porch. A deck overlooks the backyard. Includes a 1-car detached garage. This is the ultimate canvas for the creative buyer looking to personalize a property with some renovations. Must-see interior brimming with potential! Immediate occupancy. This won't last, schedule a tour today!

3. 2026-04-10
   historical Accepting Backup Offers 605-char remark

   Show marketing remark (605 chars)

   Opportunity knocks! Walking distance to Plum Hollow Country Club. Spacious, Cozy, Clean, and Well Kept 2,090 sq ft Ranch featuring an open, contemporary floor plan, ideal for entertaining. The home includes a spacious 21-foot family room. The roof was replaced in 2012. New sidewalk and steps leading to the Covered front porch. A deck overlooks the backyard. Includes a 1-car detached garage. This is the ultimate canvas for the creative buyer looking to personalize a property with some renovations. Must-see interior brimming with potential! Immediate occupancy. This won't last, schedule a tour today!

4. 2026-04-10
   historical Active Under Contract

   Show marketing remark (605 chars)

   Opportunity knocks! Walking distance to Plum Hollow Country Club. Spacious, Cozy, Clean, and Well Kept 2,090 sq ft Ranch featuring an open, contemporary floor plan, ideal for entertaining. The home includes a spacious 21-foot family room. The roof was replaced in 2012. New sidewalk and steps leading to the Covered front porch. A deck overlooks the backyard. Includes a 1-car detached garage. This is the ultimate canvas for the creative buyer looking to personalize a property with some renovations. Must-see interior brimming with potential! Immediate occupancy. This won't last, schedule a tour today!

5. 2026-03-25
   price $220,000 605-char remark

   Show marketing remark (605 chars)

   Opportunity knocks! Walking distance to Plum Hollow Country Club. Spacious, Cozy, Clean, and Well Kept 2,090 sq ft Ranch featuring an open, contemporary floor plan, ideal for entertaining. The home includes a spacious 21-foot family room. The roof was replaced in 2012. New sidewalk and steps leading to the Covered front porch. A deck overlooks the backyard. Includes a 1-car detached garage. This is the ultimate canvas for the creative buyer looking to personalize a property with some renovations. Must-see interior brimming with potential! Immediate occupancy. This won't last, schedule a tour today!

6. 2026-03-25
   price $220,000

   Show marketing remark (605 chars)

   Opportunity knocks! Walking distance to Plum Hollow Country Club. Spacious, Cozy, Clean, and Well Kept 2,090 sq ft Ranch featuring an open, contemporary floor plan, ideal for entertaining. The home includes a spacious 21-foot family room. The roof was replaced in 2012. New sidewalk and steps leading to the Covered front porch. A deck overlooks the backyard. Includes a 1-car detached garage. This is the ultimate canvas for the creative buyer looking to personalize a property with some renovations. Must-see interior brimming with potential! Immediate occupancy. This won't last, schedule a tour today!

7. 2025-10-28
   status Active
8. 2025-10-27
   historical
9. 2025-10-16
   listed $230,000 Active 605-char remark

   Show marketing remark (605 chars)

   Opportunity knocks! Walking distance to Plum Hollow Country Club. Spacious, Cozy, Clean, and Well Kept 2,090 sq ft Ranch featuring an open, contemporary floor plan, ideal for entertaining. The home includes a spacious 21-foot family room. The roof was replaced in 2012. New sidewalk and steps leading to the Covered front porch. A deck overlooks the backyard. Includes a 1-car detached garage. This is the ultimate canvas for the creative buyer looking to personalize a property with some renovations. Must-see interior brimming with potential! Immediate occupancy. This won't last, schedule a tour today!

10. 2025-10-16
    listed $230,000 Active

    Show marketing remark (605 chars)

    Opportunity knocks! Walking distance to Plum Hollow Country Club. Spacious, Cozy, Clean, and Well Kept 2,090 sq ft Ranch featuring an open, contemporary floor plan, ideal for entertaining. The home includes a spacious 21-foot family room. The roof was replaced in 2012. New sidewalk and steps leading to the Covered front porch. A deck overlooks the backyard. Includes a 1-car detached garage. This is the ultimate canvas for the creative buyer looking to personalize a property with some renovations. Must-see interior brimming with potential! Immediate occupancy. This won't last, schedule a tour today!

11. 2020-04-09
    historical
12. 2020-04-09
    historical
13. 2020-02-14
    listed $124,900 Active
14. 2020-02-14
    listed $124,900 Active
15. 2020-02-10
    historical
16. 2020-02-10
    historical
17. 2019-09-05
    price $124,900
18. 2019-09-04
    price $124,900
19. 2019-08-09
    listed $132,000 Active
20. 2019-08-09
    listed $132,000 Active
21. 2003-09-05
    historical
22. 2003-04-11
    listed $177,000
23. 1994-10-27
    soldstatus $55,000

ⓘ 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: $2,669 · $222/mo
• Projected year-2 tax: $3,028 · $252/mo
• Expected delta: +$360/yr (+$30/mo · 13.5%)

ⓘ 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 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,212
• − Mortgage interest: −$12,323
• − Property taxes: −$2,669
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,177
• − Management: −$2,177
• − Depreciation: −$6,400
• Taxable income: $365
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $3,796/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: Southfield Public School District
• NCES district ID: 2632310
• Math proficiency: 17% ▼ -3.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $51,400
• Composite: 23.77/100
• National rank: #7814
• State rank: #392 of 540 in MI

Livability — Southfield

• Score: 72/100
• State rank: #248
• US rank: #6175

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southfield, MI
• County: Oakland County · 1,009,092 people
• City population: 54,914
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 22,841
• Household income: $65,384
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 1336.0

Population outlook (Oakland County) Hauer SSP2

• Today (2025): 1,335,747 people
• By 2030: 1,375,100 · +2.9%
• By 2040: 1,435,385 · +7.5%
• By 2050: 1,469,250 · +10.0%
• By 2075: 1,531,946 · +14.7%
• By 2100: 1,450,485 · +8.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (65%)
• Race & ethnicity: Black 65% White 26% Two or more races 7% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Scotch-Irish 2% Subsaharan African 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Russian/Polish/Slavic 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Oakland

• 2024 margin: D (+10.6) · D 54.4% · R 43.8% · Other 1.9%
• 2008→2024 swing: -3.9pp toward R · 2008: 14.5pp · 2024: 10.6pp
• All cycles: 2024: D+10.6 2020: D+14.1 2016: D+8.1 2012: D+8.1 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -209.20%
• Current HPI: 190.3275
• Rent YoY: ▲ 8.06%
• 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

+300.0% since first listed

23 events — show timeline

• 2026-04-15 Pending — MiRealSource-MiMLS
• 2026-04-15 Pending — REALCOMP
• 2026-04-10 Contingent — MiRealSource-MiMLS
• 2026-04-10 Contingent — REALCOMP
• 2026-03-25 Price Changed $220,000 MiRealSource-MiMLS
• 2026-03-25 Price Changed $220,000 REALCOMP
• 2025-10-28 Relisted — REALCOMP
• 2025-10-27 Listing Removed — REALCOMP
• 2025-10-16 Listed $230,000 REALCOMP
• 2025-10-16 Listed $230,000 MiRealSource-MiMLS
• 2020-04-09 Listing Removed — MiRealSource-MiMLS
• 2020-04-09 Listing Removed — REALCOMP
• 2020-02-14 Listed $124,900 MiRealSource-MiMLS
• 2020-02-14 Listed $124,900 REALCOMP
• 2020-02-10 Listing Removed — MiRealSource-MiMLS
• 2020-02-10 Listing Removed — REALCOMP
• 2019-09-05 Price Changed $124,900 MiRealSource-MiMLS
• 2019-09-04 Price Changed $124,900 REALCOMP
• 2019-08-09 Listed $132,000 MiRealSource-MiMLS
• 2019-08-09 Listed $132,000 REALCOMP
• 2003-09-05 Listing Removed — REALCOMP
• 2003-04-11 Listed $177,000 REALCOMP
• 1994-10-27 Sold (Public Records) $55,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,669 · +3.1% YoY. Source: county tax records.