8119 E Hildale St · Detroit, MI 48234

$19,900

2 bd · 1.5 ba · 1,626 sqft · SingleFamily public records · 317 Days on market

Built 1929 3,049 sqft lot $12/sqft · 72% below area

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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
• 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

INVESTOR SPECIAL! SQUATTER ON PROPERTY – BUYER RESPONSIBLE FOR EVICTION. SOLD AS-IS. FIX & FLIP OR FIX & HOLD

Key facts

• 3,049 sq ft lot
• Garage
• Built 1929

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 55.5% 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; 13 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).
• This rent runs 43% of the median local income ($35k/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 $138 of loan paydown is wiped out by about $597 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $2k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; flood insurance adds $56/mo; built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 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 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 6.34% ✓
• Cap rate: 55.54%
• Cash-on-cash: 175.89%
• DSCR: 8.83
• GRM: 1.3

CMA / ARV

• ARV (median comp): $72,309
• List price: $19,900
• Delta: -72.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18035 Helen St	0.56mi	3/1.5 (+1)	1,680 (+3%)	4mo	$150,000	$89	60
8188 Suzanne St	0.35mi	3/1.5 (+1)	1,675 (+3%)	20mo	$99,900	$60	57
7575 Quinn St	0.21mi	3/1.0 (+1)	1,504 (-8%)	16mo	$40,000	$27	57
6791 Iowa St	0.63mi	3/1.0 (+1)	1,600 (-2%)	7mo	$85,000	$53	55
8118 Quinn St	0.02mi	3/2.0 (+1)	1,404 (-14%)	24mo	$15,500	$11	49
18938 Beland St	0.66mi	3/1.0 (+1)	1,740 (+7%)	9mo	$63,000	$36	43
18939 Teppert St	0.69mi	3/1.5 (+1)	1,468 (-10%)	9mo	$50,000	$34	39
19370 Cliff St	0.56mi	3/2.0 (+1)	1,485 (-9%)	24mo	$145,000	$98	33
19401 Spencer St	0.54mi	3/1.5 (+1)	1,385 (-15%)	15mo	$149,900	$108	33
18888 Concord St	0.58mi	3/1.5 (+1)	1,417 (-13%)	18mo	$95,000	$67	32
18910 Beland St	0.66mi	3/1.5 (+1)	1,422 (-12%)	19mo	$65,000	$46	27

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: 10.01×
• Total profit: $50,229
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 24.00×
• Total profit: $128,174
• Equity at exit: $1,721

Cash invested: $5,572 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$104
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$8
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $761

Break-even live

Break-even rent $297

Max offer price $19,900

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18961 Teppert St Detroit, MI	3.0	1.5	2015	$1,250	$0.62	12d	1	0.70mi
18947 Runyon St Detroit, MI	3.0	1.0	1614	$1,100	$0.68	43d	1	0.76mi
18457 Hoover St Unit 57 Detroit, MI	2.0	1.0	1950	$850	$0.44	14d	1	0.88mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	16d	1	1.04mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	17d	1	1.13mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	1.18mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	1.24mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	1.42mi
18677 Moenart St Detroit, MI	2.0	1.0	1470	$1,200	$0.82	43d	1	1.45mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	1d	1	1.46mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	3d	1	1.46mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	17d	1	1.47mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	17d	1	1.48mi

Listing history 30 events

1. 2026-06-18
   days on market $19,900 Active 317 DOM
2. 2026-06-17
   days on market $19,900 Active 316 DOM
3. 2026-06-15
   days on market $19,900 Active 314 DOM
4. 2026-06-13
   days on market $19,900 Active 312 DOM
5. 2026-06-13
   days on market $19,900 Active 311 DOM
6. 2026-06-09
   days on market $19,900 Active 308 DOM
7. 2026-06-08
   days on market $19,900 Active 307 DOM
8. 2026-06-07
   days on market $19,900 Active 306 DOM
9. 2026-06-04
   days on market $19,900 Active 303 DOM
10. 2026-06-03
    days on market $19,900 Active 302 DOM
11. 2026-06-01
    days on market $19,900 Active 300 DOM
12. 2026-05-31
    days on market $19,900 Active 299 DOM
13. 2026-01-21
    price $19,900 140-char remark

    Show marketing remark (140 chars)

    INVESTOR SPECIAL! SQUATTER ON PROPERTY – BUYER RESPONSIBLE FOR EVICTION. SOLD AS-IS. FIX & FLIP OR FIX & HOLD

14. 2026-01-20
    price $19,900 127-char remark

    Show marketing remark (127 chars)

    INVESTOR SPECIAL! SQUATTER ON PROPERTY – BUYER RESPONSIBLE FOR EVICTION. SOLD AS-IS. FIX & FLIP OR FIX & HOLD

15. 2025-08-05
    listed $22,000 Active 140-char remark

    Show marketing remark (127 chars)

    INVESTOR SPECIAL! SQUATTER ON PROPERTY – BUYER RESPONSIBLE FOR EVICTION. SOLD AS-IS. FIX & FLIP OR FIX & HOLD

16. 2025-08-05
    listed $22,000 Active 127-char remark

    Show marketing remark (127 chars)

    INVESTOR SPECIAL! SQUATTER ON PROPERTY – BUYER RESPONSIBLE FOR EVICTION. SOLD AS-IS. FIX & FLIP OR FIX & HOLD

17. 2021-10-14
    historical
18. 2021-10-13
    historical
19. 2021-09-07
    status Active
20. 2021-09-07
    status Active
21. 2021-08-13
    status Pending
22. 2021-08-13
    status Pending
23. 2021-07-23
    status Active
24. 2021-07-23
    status Active
25. 2021-07-22
    historical Accepting Backup Offers
26. 2021-07-22
    historical Accepting Backup Offers
27. 2021-07-16
    listed $18,000 Active
28. 2021-07-16
    listed $18,000 Active
29. 2004-02-05
    soldstatus $57,000
30. 1992-08-03
    soldstatus $17,000

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $802 · $67/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $15,131
• − Mortgage interest: −$1,115
• − Property taxes: −$802
• − Insurance: −$766
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$579
• Taxable income: $9,449
• Est. tax owed @ 24.0%: −$2,268
• After-tax cash flow: $6,866/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

+17.1% since first listed

18 events — show timeline

• 2026-01-21 Price Changed $19,900 MiRealSource-MiMLS
• 2026-01-20 Price Changed $19,900 REALCOMP
• 2025-08-05 Listed $22,000 REALCOMP
• 2025-08-05 Listed $22,000 MiRealSource-MiMLS
• 2021-10-14 Listing Removed — REALCOMP
• 2021-10-13 Listing Removed — MiRealSource-MiMLS
• 2021-09-07 Relisted — MiRealSource-MiMLS
• 2021-09-07 Relisted — REALCOMP
• 2021-08-13 Pending — MiRealSource-MiMLS
• 2021-08-13 Pending — REALCOMP
• 2021-07-23 Relisted — MiRealSource-MiMLS
• 2021-07-23 Relisted — REALCOMP
• 2021-07-22 Contingent — MiRealSource-MiMLS
• 2021-07-22 Contingent — REALCOMP
• 2021-07-16 Listed $18,000 MiRealSource-MiMLS
• 2021-07-16 Listed $18,000 REALCOMP
• 2004-02-05 Sold (Public Records) $57,000 Public Records
• 1992-08-03 Sold (Public Records) $17,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $802 · -54.7% YoY. Source: county tax records.