8949 Lauder St · Detroit, MI 48228

$74,500

3 bd · 1.0 ba · 993 sqft · SingleFamily public records · 661 Days on market

Built 1963 4,356 sqft lot $75/sqft · 33% above area Est $56k · 33% over

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Why this score? — see what drove the C 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
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant occupied brick ranch on Detroit's West Side. Current rent rate 950 / month. Lease and ledger available upon request. No showings without accepted offer. Do not disturb tenant.

Key facts

• Brick ranch
• 4,356 sq ft lot
• Built 1963

Tags

• BRICK RANCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 soft (-2.3%/yr); 363 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $1,289/mo this rent would consume 50% of the median local household income ($31k/yr) (locally 4144% 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 $515 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 + 0.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 661 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y 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.

Recommended offer $65,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 661 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 1963 — 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: 1.73% ✓
• Cap rate: 13.67%
• Cash-on-cash: 26.35%
• DSCR: 2.17
• GRM: 4.8

CMA / ARV

• ARV (median comp): $56,028
• List price: $74,500
• Delta: 32.97%
• 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
8871 Sussex St	0.23mi	3/1.0	1,049 (+6%)	1mo	$118,000	$112	79
8254 Sussex St	0.46mi	3/1.0	1,006 (+1%)	3mo	$108,000	$107	74
8348 Terry St	0.33mi	3/1.0	932 (-6%)	4mo	$82,500	$89	71
8160 Sussex St	0.53mi	3/1.0	960 (-3%)	1mo	$58,000	$60	69
9555 Montrose St	0.66mi	3/1.0	999 (+1%)	3mo	$45,000	$45	66
8255 Marlowe St	0.42mi	3/1.0	915 (-8%)	4mo	$27,400	$30	64
9599 Whitcomb St	0.53mi	3/1.0	1,060 (+7%)	1mo	$55,000	$52	63
8121 Hubbell ST St	0.54mi	3/1.0	918 (-8%)	2mo	$48,500	$53	61
9606 Sussex St	0.50mi	3/2.0	1,060 (+7%)	4mo	$76,000	$72	58
9930 Whitcomb St	0.61mi	3/1.0	1,078 (+9%)	2mo	$35,000	$32	56
9997 Robson St	0.63mi	3/1.0	865 (-13%)	3mo	$35,000	$40	46
8154 Decatur St	0.71mi	3/1.0	864 (-13%)	1mo	$70,000	$81	44

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.64×
• Total profit: $13,367
• Equity at exit: $11,108

10-year hold

• IRR: 22.7%
• Equity multiple: 2.67×
• Total profit: $34,793
• Equity at exit: $6,441

Cash invested: $20,860 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$391
• Tax from tax record: −$139 /mo · $1,665/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $458

Break-even live

Break-even rent $709

Max offer price $74,500

Occupancy floor 59%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	43d	1	0.30mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	0.34mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	0.39mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	43d	1	0.43mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	0.47mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	0.49mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	43d	1	0.51mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	0.56mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	0.61mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	0.68mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	0.72mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	0.76mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	0.76mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	0.77mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	0.85mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	0.86mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	43d	1	0.87mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	0.87mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.94mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.07mi
7419 Rutherford St Detroit, MI	2.0	1.0	981	$1,150	$1.17	14d	1	1.12mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	1.24mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	21d	1	1.25mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	4d	1	1.28mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.30mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	1.40mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	1.40mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	43d	1	1.40mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	17d	1	1.47mi

Listing history 38 events

1. 2026-06-18
   days on market $74,500 Active 661 DOM
2. 2026-06-17
   days on market $74,500 Active 660 DOM
3. 2026-06-15
   days on market $74,500 Active 658 DOM
4. 2026-06-13
   days on market $74,500 Active 656 DOM
5. 2026-06-13
   days on market $74,500 Active 655 DOM
6. 2026-06-09
   days on market $74,500 Active 652 DOM
7. 2026-06-08
   days on market $74,500 Active 651 DOM
8. 2026-06-07
   days on market $74,500 Active 650 DOM
9. 2026-06-04
   days on market $74,500 Active 647 DOM
10. 2026-06-03
    days on market $74,500 Active 646 DOM
11. 2026-06-01
    days on market $74,500 Active 644 DOM
12. 2026-05-31
    days on market $74,500 Active 643 DOM
13. 2025-03-03
    price $74,500 182-char remark

    Show marketing remark (182 chars)

    Tenant occupied brick ranch on Detroit's West Side. Current rent rate 950 / month. Lease and ledger available upon request. No showings without accepted offer. Do not disturb tenant.

14. 2025-03-03
    price $74,500 182-char remark

    Show marketing remark (182 chars)

    Tenant occupied brick ranch on Detroit's West Side. Current rent rate 950 / month. Lease and ledger available upon request. No showings without accepted offer. Do not disturb tenant.

15. 2024-08-26
    listed $76,000 Active 182-char remark

    Show marketing remark (182 chars)

    Tenant occupied brick ranch on Detroit's West Side. Current rent rate 950 / month. Lease and ledger available upon request. No showings without accepted offer. Do not disturb tenant.

16. 2024-08-26
    listed $76,000 Active 182-char remark

    Show marketing remark (182 chars)

    Tenant occupied brick ranch on Detroit's West Side. Current rent rate 950 / month. Lease and ledger available upon request. No showings without accepted offer. Do not disturb tenant.

17. 2023-08-30
    soldstatus $82,000
18. 2022-05-23
    soldstatus $49,000
19. 2022-05-20
    soldstatus $49,000 Sold
20. 2022-05-20
    soldstatus $49,000 Closed
21. 2022-05-03
    historical
22. 2022-04-18
    status Pending
23. 2022-04-18
    status Pending
24. 2021-09-09
    price $54,900
25. 2021-09-09
    price $54,900
26. 2021-07-14
    listed $59,900 Active
27. 2021-07-14
    listed $59,900 Active
28. 2020-02-12
    soldstatus $49,500
29. 2011-06-01
    historical
30. 2011-06-01
    historical
31. 2011-05-13
    listed $4,999
32. 2011-05-13
    listed $4,999
33. 2011-05-13
    historical
34. 2011-05-13
    historical
35. 2011-03-04
    listed $4,999
36. 2011-03-04
    listed $4,999
37. 2000-05-11
    soldstatus $55,000
38. 1999-08-03
    soldstatus $40,000

ⓘ 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: $1,665 · $139/mo
• Projected year-2 tax: $1,665 · $139/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 ≥98°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: $15,471
• − Mortgage interest: −$4,173
• − Property taxes: −$1,665
• − Insurance: −$372
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,167
• Taxable income: $4,617
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $4,388/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+86.2% since first listed

26 events — show timeline

• 2025-03-03 Price Changed $74,500 MiRealSource-MiMLS
• 2025-03-03 Price Changed $74,500 REALCOMP
• 2024-08-26 Listed $76,000 REALCOMP
• 2024-08-26 Listed $76,000 MiRealSource-MiMLS
• 2023-08-30 Sold (Public Records) $82,000 Public Records
• 2022-05-23 Sold (Public Records) $49,000 Public Records
• 2022-05-20 Sold (MLS) $49,000 MiRealSource-MiMLS
• 2022-05-20 Sold (MLS) $49,000 REALCOMP
• 2022-05-03 Listing Removed — REALCOMP
• 2022-04-18 Pending — MiRealSource-MiMLS
• 2022-04-18 Pending — REALCOMP
• 2021-09-09 Price Changed $54,900 MiRealSource-MiMLS
• 2021-09-09 Price Changed $54,900 REALCOMP
• 2021-07-14 Listed $59,900 MiRealSource-MiMLS
• 2021-07-14 Listed $59,900 REALCOMP
• 2020-02-12 Sold (Public Records) $49,500 Public Records
• 2011-06-01 Listing Removed — REALCOMP
• 2011-06-01 Listing Removed — MiRealSource-MiMLS
• 2011-05-13 Listing Removed — MiRealSource-MiMLS
• 2011-05-13 Listing Removed — REALCOMP
• 2011-05-13 Listed $4,999 REALCOMP
• 2011-05-13 Listed $4,999 MiRealSource-MiMLS
• 2011-03-04 Listed $4,999 MiRealSource-MiMLS
• 2011-03-04 Listed $4,999 REALCOMP
• 2000-05-11 Sold (Public Records) $55,000 Public Records
• 1999-08-03 Sold (Public Records) $40,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,665 · -37.5% YoY. Source: county tax records.