8091 Kenney St · Detroit, MI 48234

$33,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 16 Days on market

Built 1919 3,485 sqft lot $31/sqft · 24% below area Est $43k · 24% under ↓ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2-story Colonial built in 1919 featuring 1,056 sq. ft. , 3 bedrooms, and 1 full bath. Bright living room with hardwood flooring and abundant natural light. Spacious kitchen offers plenty of room for meal prep and daily living. Enjoy the backyard, perfect for gardening, outdoor activities, or relaxing in the fresh air. Classic character and great potential make this home a must-see! Conveniently located near major roads, shopping, dining, and local amenities. Whether you're looking for your next investment property or a place to make your own, this home offers endless possibilities. Schedule your showing today!

Key facts

• Hardwood flooring
• Spacious kitchen
• Backyard

Tags

• HARDWOOD FLOORING
• SPACIOUS KITCHEN
• BACKYARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.08 acres (30 x 114.95)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Total of 5 rooms

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 $811 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Recommended offer: $33k (1.5% below list) — sets the bar for market timing.
• Cap rate 35.8% 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: Rents rising fast (+6.7%/yr); 226 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,363/mo this rent would consume 46% of the median local household income ($35k/yr) (locally 2372% 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 $228 of loan paydown is wiped out by about $990 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 + 6.7% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $7k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,505 (1.5% below list)

Questions for the listing agent

1. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 4.13% ✓
• Cap rate: 35.80%
• Cash-on-cash: 105.37%
• DSCR: 5.69
• GRM: 2.0

CMA / ARV

• ARV (median comp): $43,319
• List price: $33,000
• Delta: -8.58%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8056 Lynch Rd	0.31mi	4/1.5 (+1)	1,044 (-1%)	2mo	$30,000	$29	75

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 · 6.72% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.59×
• Total profit: $51,666
• Equity at exit: $4,920

10-year hold

• IRR: —
• Equity multiple: 15.63×
• Total profit: $135,157
• Equity at exit: $2,853

Cash invested: $9,240 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$173
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $811

Break-even live

Break-even rent $336

Max offer price $33,000

Occupancy floor 35%

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	16d	1	0.51mi
8193 Traverse St Detroit, MI	3.0	1.0	1055	$1,382	$1.31	17d	1	0.62mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	0.85mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	17d	1	0.96mi
8215 Badger St Detroit, MI	2.0	1.0	1000	$1,000	$1.00	14d	1	1.02mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	17d	1	1.19mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	43d	1	1.22mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	17d	1	1.27mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	3d	1	1.29mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	17d	1	1.33mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	14d	1	1.37mi

Listing history 33 events

1. 2026-06-18
   price $33,000 Active 16 DOM
2. 2026-06-18
   days on market $39,600 Active 16 DOM
3. 2026-06-17
   days on market $39,600 Active 15 DOM
4. 2026-06-16
   days on market $39,600 Active 14 DOM
5. 2026-06-15
   days on market $39,600 Active 13 DOM
6. 2026-06-13
   days on market $39,600 Active 11 DOM
7. 2026-06-13
   days on market $39,600 Active 10 DOM
8. 2026-06-09
   days on market $39,600 Active 7 DOM
9. 2026-06-08
   days on market $39,600 Active 6 DOM
10. 2026-06-07
    days on market $39,600 Active 5 DOM
11. 2026-06-04
    days on market $39,600 Active 2 DOM
12. 2026-06-02
    remarks 634-char remark

    Show marketing remark (633 chars)

    Welcome to this 2-story Colonial built in 1919 featuring 1,056 sq. ft. , 3 bedrooms, and 1 full bath. Bright living room with hardwood flooring and abundant natural light. Spacious kitchen offers plenty of room for meal prep and daily living. Enjoy the backyard, perfect for gardening, outdoor activities, or relaxing in the fresh air. Classic character and great potential make this home a must-see! Conveniently located near major roads, shopping, dining, and local amenities. Whether you're looking for your next investment property or a place to make your own, this home offers endless possibilities. Schedule your showing today!

13. 2026-06-02
    days on marketlisting id $39,600 Active 1 DOM

    Show marketing remark (633 chars)

    Welcome to this 2-story Colonial built in 1919 featuring 1,056 sq. ft. , 3 bedrooms, and 1 full bath. Bright living room with hardwood flooring and abundant natural light. Spacious kitchen offers plenty of room for meal prep and daily living. Enjoy the backyard, perfect for gardening, outdoor activities, or relaxing in the fresh air. Classic character and great potential make this home a must-see! Conveniently located near major roads, shopping, dining, and local amenities. Whether you're looking for your next investment property or a place to make your own, this home offers endless possibilities. Schedule your showing today!

14. 2026-06-01
    days on market $39,600 Active 33 DOM
15. 2026-05-31
    days on market $39,600 Active 32 DOM
16. 2026-04-24
    historical
17. 2026-04-24
    historical
18. 2026-04-22
    listed $39,600 Active
19. 2026-04-22
    listed $39,600 Active
20. 2026-04-09
    price $39,600
21. 2026-04-08
    price $39,600
22. 2026-03-21
    price $44,000
23. 2026-03-20
    price $44,000
24. 2026-03-06
    price $53,100
25. 2026-03-05
    price $53,100
26. 2026-02-23
    price $56,100
27. 2026-02-22
    price $56,100
28. 2026-01-28
    price $59,000
29. 2026-01-28
    price $59,000
30. 2025-12-11
    price $63,650
31. 2025-12-11
    price $63,650
32. 2025-11-05
    listed $67,000 Active
33. 2025-11-03
    listed $67,000 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: $944 · $79/mo
• Projected year-2 tax: $944 · $79/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 · 14 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: $16,357
• − Mortgage interest: −$1,849
• − Property taxes: −$944
• − Insurance: −$165
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$960
• Taxable income: $9,823
• Est. tax owed @ 24.0%: −$2,357
• After-tax cash flow: $7,379/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): 32,760
• Household income: $35,322
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 2372.0

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 (94%)
• Race & ethnicity: Black 94% White 3% Two or more races 1%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada, Vietnam, Philippines
• Languages at home: 97% English-only · French/Haitian/Cajun 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: ▼ -44.65%
• Current HPI: 328.8978
• Rent YoY: ▲ 6.72%
• 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

22 events — show timeline

• 2026-06-02 Listing Removed — REALCOMP
• 2026-06-02 Listed $39,600 REALCOMP
• 2026-06-02 Listed $39,600 MiRealSource-MiMLS
• 2026-06-02 Listing Removed — MiRealSource-MiMLS
• 2026-04-24 Listing Removed — MiRealSource-MiMLS
• 2026-04-24 Listing Removed — REALCOMP
• 2026-04-22 Listed $39,600 REALCOMP
• 2026-04-22 Listed $39,600 MiRealSource-MiMLS
• 2026-04-09 Price Changed $39,600 MiRealSource-MiMLS
• 2026-04-08 Price Changed $39,600 REALCOMP
• 2026-03-21 Price Changed $44,000 MiRealSource-MiMLS
• 2026-03-20 Price Changed $44,000 REALCOMP
• 2026-03-06 Price Changed $53,100 MiRealSource-MiMLS
• 2026-03-05 Price Changed $53,100 REALCOMP
• 2026-02-23 Price Changed $56,100 MiRealSource-MiMLS
• 2026-02-22 Price Changed $56,100 REALCOMP
• 2026-01-28 Price Changed $59,000 MiRealSource-MiMLS
• 2026-01-28 Price Changed $59,000 REALCOMP
• 2025-12-11 Price Changed $63,650 MiRealSource-MiMLS
• 2025-12-11 Price Changed $63,650 REALCOMP
• 2025-11-05 Listed $67,000 REALCOMP
• 2025-11-03 Listed $67,000 MiRealSource-MiMLS

Property tax history

+3.3%/yr

Latest (2025): $944 · +0.5% YoY. Source: county tax records.