8259 Northlawn St · Detroit, MI 48204

$65,000

5 bd · 1.0 ba · 1,059 sqft · SingleFamily public records · 14 Days on market

Built 1943 3,485 sqft lot $61/sqft · 31% below area ↓ 41% since listing

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Why this score? — see what drove the B+ 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

FHA Case #261-965836. Insurability Code -IE. HUD homes are sold “AS-IS”, Seller makes no representations or warranties as to property condition, seller may contribute up to 3% for buyer's closing costs, upon buyer request. For additional property information, Lead-Based Paint, and disclosures, please visit the hudhomestore for more info. Equal Housing Opportunity. All info deemed reliable but not guaranteed, BATVAI. Spacious 5-bedroom, 2-full-bath brick home offering an exceptional amount of living space and a highly functional layout. The main level features four generously sized bedrooms, ideal for large households or flexible use such as office, guest room, or playroom. A fifth private bedroom on the upper level provides added versatility and privacy. The home includes a full basement, perfect for storage, future finishing, or additional recreation space. Located in a prime border area between Detroit and Dearborn, the property sits just moments from shopping, restaurants, and everyday conveniences, making it a highly desirable and accessible location. Exterior features include a 1-car detached garage and a solid brick exterior that adds durability and curb appeal.

Key facts

• Full basement
• Solid brick exterior
• Detached garage

Tags

• FULL BASEMENT
• DETACHED GARAGE
• SOLID BRICK EXTERIOR
• PRIME BORDER AREA

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One and one-half stories; Ground-level entry
• Construction: Aluminum siding and brick exterior; Block and pier/pillar foundation; Built with traditional construction materials
• Exterior features: Front porch; Asphalt roof; Paved road access

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: 9 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Partially finished basement; Basement present
• Laundry & utility: Laundry room with washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $774 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 20.6% vs local median 10.2% 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: 244 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,609/mo this rent would consume 56% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1943 — 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: 2.48% ✓
• Cap rate: 20.59%
• Cash-on-cash: 51.05%
• DSCR: 3.27
• GRM: 3.4

CMA / ARV

• ARV (median comp): $138,683
• List price: $65,000
• Delta: -53.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8208 Kentucky St	0.22mi	4/1.0 (-1)	1,067 (+1%)	10mo	$84,500	$79	75
7007 Joy Rd	0.69mi	4/1.0 (-1)	1,200 (+13%)	0mo	$85,000	$71	40

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: 64.5%
• Equity multiple: 5.66×
• Total profit: $84,764
• Equity at exit: $58,557

10-year hold

• IRR: 58.1%
• Equity multiple: 12.59×
• Total profit: $210,947
• Equity at exit: $126,281

Cash invested: $18,200 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$129 /mo · $1,551/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $774

Break-even live

Break-even rent $629

Max offer price $65,000

Occupancy floor 47%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	1d	1	0.14mi

Listing history 6 events

1. 2026-05-13
   listed $65,000 Active 1204-char remark

   Show marketing remark (1218 chars)

   FHA Case #261-965836. Insurability Code -IE. HUD homes are sold “AS-IS”, Seller makes no representations or warranties as to property condition, seller may contribute up to 3% for buyer's closing costs, upon buyer request. For additional property information, Lead-Based Paint, and disclosures, please visit the hudhomestore for more info. Equal Housing Opportunity. All info deemed reliable but not guaranteed, BATVAI. Spacious 5-bedroom, 2-full-bath brick home offering an exceptional amount of living space and a highly functional layout. The main level features four generously sized bedrooms, ideal for large households or flexible use such as office, guest room, or playroom. A fifth private bedroom on the upper level provides added versatility and privacy. The home includes a full basement, perfect for storage, future finishing, or additional recreation space. Located in a prime border area between Detroit and Dearborn, the property sits just moments from shopping, restaurants, and everyday conveniences, making it a highly desirable and accessible location. Exterior features include a 1-car detached garage and a solid brick exterior that adds durability and curb appeal.

2. 2026-05-13
   listed $65,000 Active 1218-char remark

   Show marketing remark (1218 chars)

   FHA Case #261-965836. Insurability Code -IE. HUD homes are sold “AS-IS”, Seller makes no representations or warranties as to property condition, seller may contribute up to 3% for buyer's closing costs, upon buyer request. For additional property information, Lead-Based Paint, and disclosures, please visit the hudhomestore for more info. Equal Housing Opportunity. All info deemed reliable but not guaranteed, BATVAI. Spacious 5-bedroom, 2-full-bath brick home offering an exceptional amount of living space and a highly functional layout. The main level features four generously sized bedrooms, ideal for large households or flexible use such as office, guest room, or playroom. A fifth private bedroom on the upper level provides added versatility and privacy. The home includes a full basement, perfect for storage, future finishing, or additional recreation space. Located in a prime border area between Detroit and Dearborn, the property sits just moments from shopping, restaurants, and everyday conveniences, making it a highly desirable and accessible location. Exterior features include a 1-car detached garage and a solid brick exterior that adds durability and curb appeal.

3. 2025-11-05
   historical
4. 2025-11-05
   historical
5. 2025-09-19
   listed $110,000 Active
6. 2025-09-19
   listed $110,000 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: $1,551 · $129/mo
• Projected year-2 tax: $1,551 · $129/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 ≥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: $19,313
• − Mortgage interest: −$3,641
• − Property taxes: −$1,551
• − Insurance: −$325
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$1,891
• Taxable income: $8,815
• Est. tax owed @ 24.0%: −$2,116
• After-tax cash flow: $7,175/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

-40.9% since first listed

8 events — show timeline

• 2026-05-27 Pending — MiRealSource-MiMLS
• 2026-05-27 Pending — REALCOMP
• 2026-05-13 Listed $65,000 REALCOMP
• 2026-05-13 Listed $65,000 MiRealSource-MiMLS
• 2025-11-05 Listing Removed — MiRealSource-MiMLS
• 2025-11-05 Listing Removed — REALCOMP
• 2025-09-19 Listed $110,000 MiRealSource-MiMLS
• 2025-09-19 Listed $110,000 REALCOMP

Property tax history

+1.8%/yr

Latest (2025): $1,551 · -0.4% YoY. Source: county tax records.