8607 Northlawn St · Detroit, MI 48204

$119,900

4 bd · 1.5 ba · 1,542 sqft · SingleFamily public records · 7 Days on market

Built 1931 3,485 sqft lot Est $119k · at est.

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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 +26.7/30.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• ARV discount +7.1/15.0
• 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

Brick 2 Family 1st Floor unit has 2 bedrooms, living & large dining rm. , kitchen & bath. 2nd Floor unit offers has 2 bedroom, living rm. , kitchen & two storage rooms (walk-in's). Home offers large, divided basement. Owner was collecting $1000.00 downstairs $900.00 upstairs monthly Rent. The House very clean and ready for move in

Key facts

• Large dining
• 2 family
• Two storage rooms

Tags

• 2 FAMILY
• LARGE DINING
• TWO STORAGE ROOMS
• LARGE DIVIDED BASEMENT

Property features AI

Finance

• Other: Zoned for multifamily use; Lot dimensions approximately 35 x 103 (0.08 acres)
• Financial info: Annual tax amount: $4,579

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential income, multifamily property; One and one-half stories; Brick construction
• Construction: Brick exterior; Block foundation; Built area above grade: 1,542 (finished)
• Exterior features: Paved road access; Pets not allowed

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

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 ($1k rent vs $120k).

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,459/mo this rent would consume 51% 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 $13k of equity ($829 loan paydown + $12k 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 24y 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 $43k; list at $120k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1931 — 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: 1.22% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $118,734
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8301 Northlawn St	0.17mi	3/2.5 (-1)	1,636 (+6%)	2mo	$115,000	$70	71
8607 Indiana St	0.18mi	3/1.5 (-1)	1,457 (-6%)	9mo	$100,000	$69	70
8354 Wyoming Ave	0.30mi	3/1.0 (-1)	1,620 (+5%)	7mo	$125,000	$77	64
9015 Cloverlawn St	0.21mi	4/2.0	1,390 (-10%)	11mo	$50,000	$36	63
8010 Normile St	0.53mi	3/2.0 (-1)	1,600 (+4%)	6mo	$219,999	$137	56
5801 Oakman Blvd	0.64mi	4/1.5	1,451 (-6%)	5mo	$160,000	$110	56
8205 Normile St	0.44mi	5/1.5 (+1)	1,648 (+7%)	10mo	$76,000	$46	55
8044 E Morrow Cir	0.59mi	3/1.5 (-1)	1,505 (-2%)	12mo	$225,000	$150	54
9181 Pinehurst St	0.74mi	4/2.0	1,500 (-3%)	12mo	$50,000	$33	49
8127 American St	0.51mi	4/1.0	1,317 (-15%)	8mo	$29,000	$22	44
8043 E Morrow Circle St E	0.62mi	3/2.0 (-1)	1,398 (-9%)	8mo	$155,000	$111	42
8304 Pinehurst St	0.67mi	3/1.0 (-1)	1,344 (-13%)	9mo	$123,500	$92	33

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: 32.8%
• Equity multiple: 3.56×
• Total profit: $85,970
• Equity at exit: $108,015

10-year hold

• IRR: 28.3%
• Equity multiple: 8.06×
• Total profit: $236,974
• Equity at exit: $232,939

Cash invested: $33,572 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,459 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $324

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 73%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	20d	1	0.14mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	16d	1	0.23mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	1d	1	0.31mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	43d	1	0.77mi
7424 Wykes St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	43d	1	0.89mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	1.13mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	1.17mi
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	16d	1	1.24mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	14d	1	1.43mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	43d	1	1.46mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	16d	1	1.49mi

Listing history 7 events

1. 2026-06-10
   status $119,900 Pending 7 DOM
2. 2026-06-09
   days on market $119,900 Active 7 DOM
3. 2026-06-08
   days on market $119,900 Active 6 DOM
4. 2026-06-07
   days on market $119,900 Active 5 DOM
5. 2026-06-04
   days on market $119,900 Active 2 DOM
6. 2026-06-02
   remarks 340-char remark

   Show marketing remark (350 chars)

   Brick 2 Family 1st Floor unit has 2 bedrooms, living & large dining rm. , kitchen & bath. 2nd Floor unit offers has 2 bedroom, living rm. , kitchen & two storage rooms (walk-in's). Home offers large, divided basement. Owner was collecting $1000.00 downstairs $900.00 upstairs monthly Rent. The House very clean and ready for move in

7. 2026-06-02
   listed $119,900 Active 1 DOM

   Show marketing remark (350 chars)

   Brick 2 Family 1st Floor unit has 2 bedrooms, living & large dining rm. , kitchen & bath. 2nd Floor unit offers has 2 bedroom, living rm. , kitchen & two storage rooms (walk-in's). Home offers large, divided basement. Owner was collecting $1000.00 downstairs $900.00 upstairs monthly Rent. The House very clean and ready for move in

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,511
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$3,488
• Taxable income: $2,107
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $3,385/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

+19.9% since first listed

21 events — show timeline

• 2026-06-02 Listed $119,900 MiRealSource-MiMLS
• 2026-06-02 Listed $119,900 REALCOMP
• 2026-05-01 Listing Removed — MiRealSource-MiMLS
• 2026-05-01 Listing Removed — REALCOMP
• 2026-04-27 Price Changed $119,000 MiRealSource-MiMLS
• 2026-04-27 Price Changed $119,000 REALCOMP
• 2026-01-08 Listed $119,900 MiRealSource-MiMLS
• 2026-01-08 Listed $119,900 REALCOMP
• 2024-07-03 Sold (MLS) $43,000 MiRealSource-MiMLS
• 2024-07-03 Sold (MLS) $43,000 REALCOMP
• 2024-06-26 Pending — MiRealSource-MiMLS
• 2024-06-26 Pending — REALCOMP
• 2024-06-21 Contingent — REALCOMP
• 2024-06-21 Contingent — MiRealSource-MiMLS
• 2024-06-13 Listed $40,000 MiRealSource-MiMLS
• 2024-06-13 Listed $40,000 REALCOMP
• 2006-08-23 Listing Removed — MiRealSource-MiMLS
• 2006-04-21 Listed $94,950 MiRealSource-MiMLS
• 2002-12-30 Listing Removed — MiRealSource-MiMLS
• 2002-08-30 Listed $100,000 REALCOMP
• 2002-08-30 Listed $100,000 MiRealSource-MiMLS

Property tax history

+16.4%/yr

Latest (2025): $6,586 · +728.5% YoY. Source: county tax records.