8539 Desoto St · Detroit, MI 48238

$75,000

3 bd · 1.0 ba · 988 sqft · SingleFamily public records · 15 Days on market

Built 1953 3,920 sqft lot

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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
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER WILL CONSIDER ALL OFFERS! What if you could buy a remodeled Detroit home, add the adjacent lot for a few hundred dollars, and own one of the best opportunities on the block, all for just $85,000? Whether you're searching for your first home, your next rental property, or a smart long-term investment, 8539 De Soto offers the rare combination of affordability, updates, and future upside that today's buyers are struggling to find. Situated in Detroit's emerging Chalfonte neighborhood, this 3-bedroom, 1.5-bath home features natural hardwood flooring, an open-concept layout, butcher block countertops, luxurious porcelain tile, fresh paint, updated plumbing, and updated electrical. The finished basement provides valuable bonus living space, perfect for a home office, recreation room, fitness area, or additional entertaining space. The detached one-car garage also adds convenience. But what truly sets this property apart is what surrounds it. Just a few doors down, you'll find rows of newer homes built in 2006, helping strengthen the appeal of the block and highlighting the area's continued evolution. Even more exciting, the possibility of expanding your yard, creating additional outdoor space, or securing extra land for future value by acquiring the fenced in adjacent lot from the city. Some homes are simply places to live. Others are opportunities to get ahead. 8539 De Soto is both. Investors purchasing without representation are encouraged to contact the listing agent for recent neighborhood rental comparables to help verify market rents and investment potential, as this home will likely rent for $1300-$1400. Schedule your showing today before someone else recognizes the opportunity.

Key facts

• Finished basement
• Open-concept layout
• 3,920 sq ft lot

Tags

• REMODELED DETROIT HOME
• NATURAL HARDWOOD FLOORING
• OPEN-CONCEPT LAYOUT
• BUTCHER BLOCK COUNTERTOPS
• LUXURIOUS PORCELAIN TILE
• FINISHED BASEMENT

Property features AI

Exterior

• Parking: Detached garage; Driveway; Garage fits 2 cars
• Utilities: Sewer available; Water available
• Home design: Single-family residence; One level; Ground-level entry with steps; Construction material: Other
• Construction: Full basement; Partially finished basement
• Exterior features: Paved road access; Lot dimensions approximately 40 x 100 (0.09 acres)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; No central air
• Interior features: Gas water heater; Basement is full and partially finished; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+6.1%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($33k/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 $519 of loan paydown is wiped out by about $2k 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 + 6.1% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $75k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.61% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.39%
• DSCR: 2.04
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $43,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8539 Desoto St	0.00mi	3/1.0	988 (0%)	3mo	$31,529	$32	98
8598 Ellsworth St	0.09mi	4/1.0 (+1)	1,006 (+2%)	8mo	$20,000	$20	80
15775 Indiana St	0.46mi	3/1.5	967 (-2%)	1mo	$45,000	$47	72
8731 Chalfonte St	0.10mi	3/1.0	1,089 (+10%)	10mo	$24,000	$22	70
14677 Cloverlawn Ave	0.26mi	3/1.5	900 (-9%)	1mo	$20,000	$22	70
14929 Birwood St	0.45mi	3/2.0	999 (+1%)	13mo	$65,000	$65	62
14249 Cloverlawn St	0.60mi	3/1.0	1,035 (+5%)	5mo	$69,000	$67	60
16135 Indiana St	0.66mi	3/1.5	1,000 (+1%)	12mo	$135,000	$135	55
15340 Woodingham Dr	0.36mi	3/1.0	1,127 (+14%)	13mo	$29,900	$27	49
14628 Ohio St	0.26mi	4/1.5 (+1)	1,129 (+14%)	9mo	$50,000	$44	49
14629 Monica St	0.66mi	3/1.0	1,128 (+14%)	4mo	$19,000	$17	42
16128 Wisconsin St	0.64mi	3/1.0	1,128 (+14%)	8mo	$75,000	$66	40

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 1.85×
• Total profit: $17,882
• Equity at exit: $11,183

10-year hold

• IRR: 30.4%
• Equity multiple: 4.17×
• Total profit: $66,498
• Equity at exit: $6,485

Cash invested: $21,000 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,207 high
• Mortgage (P&I): −$393
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $409

Break-even live

Break-even rent $689

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $452	-5% $430	+0% $409	+5% $388	+10% $367
Rent	-10% $314	-5% $362	+0% $409	+5% $457	+10% $505
Rate	-1.0pp $447	-0.5pp $428	base $409	+0.5pp $390	+1.0pp $370

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.31mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	13d	1	0.32mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.35mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	0.45mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	44d	1	0.52mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	0.54mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	0.54mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	18d	1	0.56mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	44d	1	0.59mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	0.61mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.61mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	4d	1	0.67mi
14950 Stoepel St Detroit, MI	2.0	1.0	600	$900	$1.50	25d	1	0.72mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	0.75mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	0.75mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	0.80mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	25d	4	0.96mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	44d	1	0.97mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	1.00mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	18d	1	1.03mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	18d	1	1.03mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	17d	1	1.06mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	1.10mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	5d	1	1.17mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	1.17mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.19mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	1.25mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	1.28mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	1.29mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	25d	1	1.29mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	1.30mi
17145 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	1050	$1,400	$1.33	18d	1	1.31mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	25d	1	1.33mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	44d	1	1.33mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	44d	2	1.35mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	1.37mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	17d	1	1.38mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	25d	1	1.40mi
17215 Warrington Dr Detroit, MI	2.0	1.0	1015	$2,000	$1.97	44d	1	1.45mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	1.46mi

Listing history 12 events

1. 2026-06-19
   price $75,000 Active 15 DOM
2. 2026-06-18
   days on market $79,900 Active 15 DOM
3. 2026-06-17
   days on market $79,900 Active 14 DOM
4. 2026-06-16
   days on market $79,900 Active 13 DOM
5. 2026-06-15
   days on market $79,900 Active 12 DOM
6. 2026-06-13
   days on market $79,900 Active 10 DOM
7. 2026-06-13
   pricedays on market $79,900 Active 9 DOM
8. 2026-06-09
   days on market $85,000 Active 6 DOM
9. 2026-06-08
   days on market $85,000 Active 5 DOM
10. 2026-06-07
    days on market $85,000 Active 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $85,000 Active 1 DOM

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $1,441 · $120/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 · 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: $14,490
• − Mortgage interest: −$4,201
• − Property taxes: −$1,441
• − Insurance: −$375
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$2,182
• Taxable income: $3,972
• Est. tax owed @ 24.0%: −$953
• After-tax cash flow: $3,958/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+62.7% since first listed

16 events — show timeline

• 2026-06-03 Listed $85,000 REALCOMP
• 2026-06-03 Listed $85,000 MiRealSource-MiMLS
• 2026-03-20 Sold (MLS) $31,529 MiRealSource-MiMLS
• 2026-03-20 Sold (MLS) $31,529 REALCOMP
• 2026-03-19 Pending — MiRealSource-MiMLS
• 2026-03-19 Pending — REALCOMP
• 2026-03-04 Price Changed $29,900 MiRealSource-MiMLS
• 2026-03-03 Price Changed $29,900 REALCOMP
• 2025-04-11 Listed $39,900 MiRealSource-MiMLS
• 2025-04-11 Listed $39,900 REALCOMP
• 2025-03-27 Sold (MLS) $23,500 MiRealSource-MiMLS
• 2025-03-27 Sold (MLS) $23,500 REALCOMP
• 2025-03-11 Price Changed $39,900 MiRealSource-MiMLS
• 2025-03-10 Price Changed $39,900 REALCOMP
• 2025-01-22 Listed $52,250 REALCOMP
• 2025-01-22 Listed $52,250 MiRealSource-MiMLS

Property tax history

+4.8%/yr

Latest (2025): $1,441 · +39.2% YoY. Source: county tax records.