8279 Greenlawn St · Detroit, MI 48204

$85,000

3 bd · 1.0 ba · 1,012 sqft · SingleFamily public records · 123 Days on market

Built 1938 5,227 sqft lot $84/sqft · 89% above area

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• 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

* * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

Key facts

• 5,227 sq ft lot
• Built 1938
• Listed 123 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

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; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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).
• This rent runs 40% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.37%
• DSCR: 1.77
• GRM: 6.2

CMA / ARV

• ARV (median comp): $53,284
• List price: $85,000
• Delta: 59.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8294 Northlawn St	0.13mi	3/1.0	998 (-1%)	4mo	$52,000	$52	88
8553 Cloverlawn St	0.17mi	3/1.0	1,012 (0%)	5mo	$84,000	$83	88
8088 Ohio St	0.24mi	3/1.0	1,002 (-1%)	1mo	$83,000	$83	86
8849 Roselawn St	0.31mi	3/1.0	1,015 (+0%)	4mo	$58,000	$57	82
8131 Greenlawn St	0.12mi	3/1.0	960 (-5%)	6mo	$26,000	$27	81
8136 Roselawn St	0.11mi	3/1.5	919 (-9%)	10mo	$65,000	$71	69
9115 Roselawn St	0.49mi	3/1.0	1,025 (+1%)	13mo	$50,000	$49	64
8208 Kentucky St	0.37mi	4/1.0 (+1)	1,067 (+5%)	10mo	$84,500	$79	60
9196 American St	0.61mi	2/1.0 (-1)	1,035 (+2%)	8mo	$90,000	$87	56
8245 Carbondale St	0.68mi	3/2.0	960 (-5%)	4mo	$25,000	$26	52
7722 Wykes St	0.53mi	3/1.0	1,148 (+13%)	4mo	$40,000	$35	49
6369 Diversey St	0.73mi	3/2.0	1,050 (+4%)	13mo	$77,000	$73	45

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: 37.2%
• Equity multiple: 3.87×
• Total profit: $68,233
• Equity at exit: $76,575

10-year hold

• IRR: 32.0%
• Equity multiple: 8.72×
• Total profit: $183,685
• Equity at exit: $165,136

Cash invested: $23,800 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,147 high
• Mortgage (P&I): −$446
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $344

Break-even live

Break-even rent $711

Max offer price $85,000

Occupancy floor 65%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.11mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	16d	1	0.18mi
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	17d	1	0.19mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	1d	1	0.28mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	0.45mi
7424 Wykes St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	43d	1	0.64mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	17d	1	0.80mi
8762 Epworth St Unit 8768 Detroit, MI	2.0	1.0	900	$1,000	$1.11	24d	1	0.80mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.84mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	43d	1	1.03mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	43d	1	1.11mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	43d	1	1.14mi
5398 Allendale St Detroit, MI	2.0	1.0	1100	$1,200	$1.09	23d	1	1.16mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	43d	1	1.17mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	4d	1	1.23mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	1.26mi
5101 Oregon St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	43d	1	1.29mi
5440 Milford St Unit 1 Detroit, MI	2.0	1.0	850	$1,150	$1.35	43d	1	1.37mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	16d	1	1.38mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	1.39mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	1.39mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	1.40mi

Listing history 20 events

1. 2026-06-18
   days on market $85,000 Active 123 DOM
2. 2026-06-17
   days on market $85,000 Active 122 DOM
3. 2026-06-15
   days on market $85,000 Active 120 DOM
4. 2026-06-13
   days on market $85,000 Active 118 DOM
5. 2026-06-13
   days on market $85,000 Active 117 DOM
6. 2026-06-10
   price $85,000 Active 114 DOM
7. 2026-06-09
   days on market $90,000 Active 114 DOM
8. 2026-06-08
   days on market $90,000 Active 113 DOM
9. 2026-06-07
   days on market $90,000 Active 112 DOM
10. 2026-06-04
    days on market $90,000 Active 109 DOM
11. 2026-06-03
    days on market $90,000 Active 108 DOM
12. 2026-06-01
    days on market $90,000 Active 106 DOM
13. 2026-05-31
    days on market $90,000 Active 105 DOM
14. 2026-05-07
    status Active 126-char remark

    Show marketing remark (126 chars)

    * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

15. 2026-05-07
    status Active 126-char remark

    Show marketing remark (126 chars)

    * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

16. 2026-05-05
    status Pending 126-char remark

    Show marketing remark (126 chars)

    * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

17. 2026-05-05
    status Pending 126-char remark

    Show marketing remark (126 chars)

    * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

18. 2026-02-13
    listed $90,000 Active 126-char remark

    Show marketing remark (126 chars)

    * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

19. 2026-02-13
    listed $90,000 Active 126-char remark

    Show marketing remark (126 chars)

    * * * CALLING ALL INVESTORS!!!! GREAT MONEY MAKER RENTED WITH GOOD PAYING TENANTS !!!!! DO NOT DISTURB THE TENANTS * * *

20. 2022-05-25
    soldstatus $83,900

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $1,137 · $95/mo
• Expected delta: +$172/yr (+$14/mo · 17.9%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,762
• − Mortgage interest: −$4,761
• − Property taxes: −$964
• − Insurance: −$425
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$2,473
• Taxable income: $2,936
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $3,429/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

+7.3% since first listed

7 events — show timeline

• 2026-05-07 Relisted — MiRealSource-MiMLS
• 2026-05-07 Relisted — REALCOMP
• 2026-05-05 Pending — MiRealSource-MiMLS
• 2026-05-05 Pending — REALCOMP
• 2026-02-13 Listed $90,000 REALCOMP
• 2026-02-13 Listed $90,000 MiRealSource-MiMLS
• 2022-05-25 Sold (Public Records) $83,900 Public Records

Property tax history

-2.4%/yr

Latest (2025): $964 · -8.0% YoY. Source: county tax records.