8125 Bliss St · Detroit, MI 48234

$135,000

4 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 51 Days on market

Built 1936 3,920 sqft lot $109/sqft · 68% above area

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out the beautiful house in city of Detroit Located in a desirable neighborhood, this home is move-in ready and waiting for you to make it your own home This home features 4 large bedrooms and 1 bathroom. also large living room with a fireplace. The entire house has been updated. brand new roof, brand new windows , new plumbing and ne heating, newly vinyl flooring, fresh paint too Don't miss out on this amazing opportunity-schedule your tour today!

Key facts

• 3,920 sq ft lot
• Garage
• Built 1936

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-one-half story; Ground-level entry
• Construction: Brick construction; Block foundation; Above-grade finished area approx. 1,250 square feet
• Exterior features: Paved road access; Lot approximately 0.09 acres (35 x 110)

Interior

• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (5.2% below list).
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $128k (5.2% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $1,430/mo this rent would consume 49% of the median local household income ($35k/yr) (locally 2372% 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y 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 $10k; list at $135k implies a 1240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,003 (5.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.06% ✓
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 7.9

CMA / ARV

• ARV (median comp): $81,018
• List price: $135,000
• Delta: 66.63%
• 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
8078 Rolyat St	0.15mi	3/1.0 (-1)	1,317 (+6%)	2mo	$40,000	$30	76
8175 House St	0.17mi	3/1.0 (-1)	1,160 (-6%)	1mo	$100,000	$86	75
19487 Spencer St	0.27mi	3/1.0 (-1)	1,285 (+4%)	7mo	$53,000	$41	70
19466 Packard St	0.30mi	3/1.0 (-1)	1,179 (-5%)	6mo	$62,000	$53	68
19363 Packard St	0.31mi	3/1.5 (-1)	1,368 (+10%)	8mo	$60,000	$44	55
20000 Concord St	0.67mi	3/1.0 (-1)	1,200 (-3%)	4mo	$140,000	$117	55
19985 Packard St	0.50mi	3/2.0 (-1)	1,152 (-7%)	7mo	$90,000	$78	50
20438 Veach St	0.65mi	3/1.0 (-1)	1,174 (-5%)	8mo	$90,000	$77	50
18515 Gruebner St	0.69mi	3/2.0 (-1)	1,336 (+8%)	4mo	$142,000	$106	43
20143 Rogge St	0.63mi	3/1.0 (-1)	1,411 (+14%)	7mo	$84,000	$60	37
4001 E Outer Dr	0.69mi	3/2.0 (-1)	1,400 (+13%)	2mo	$105,000	$75	36
19178 Sherwood St	0.65mi	3/2.5 (-1)	1,381 (+11%)	8mo	$149,000	$108	33

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: -19.4%
• Equity multiple: 0.29×
• Total profit: $-26,789
• Equity at exit: $20,129

10-year hold

• IRR: -3.7%
• Equity multiple: 0.70×
• Total profit: $-11,528
• Equity at exit: $11,672

Cash invested: $37,800 (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 48234

• Home prices YoY: -11.9%
• Rents YoY: 6.7%
• Active inventory: 226
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$708
• Tax from tax record: −$533 /mo · $6,400/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-168

Break-even live

Break-even rent $1,642

Max offer price $128,003

Occupancy floor —

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19171 Cliff St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.37mi
20042 Rogge St Detroit, MI	4.0	2.0	1232	$1,394	$1.13	43d	1	0.57mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	1d	1	0.86mi
8285 Rivard Ave Warren, MI	3.0	1.0	902	$1,549	$1.72	24d	1	0.87mi
8242 Jackson Ave Warren, MI	3.0	1.0	840	$1,198	$1.43	43d	1	0.89mi
19415 Gable St Detroit, MI	3.0	1.0	1000	$1,373	$1.37	24d	1	1.08mi
7060 Victory Ave Warren, MI	3.0	1.0	945	$1,450	$1.53	11d	1	1.20mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	17d	1	1.20mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	1.23mi
7511 Toepfer Rd Warren, MI	3.0	1.0	1032	$1,199	$1.16	21d	1	1.34mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	1.36mi
8640 Chalmers Ave Warren, MI	3.0	1.0	804	$1,423	$1.77	24d	1	1.37mi
19260 Bloom St Detroit, MI	3.0	1.0	1100	$1,350	$1.23	4d	1	1.38mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	17d	1	1.39mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	17d	1	1.41mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	43d	1	1.41mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	21d	1	1.41mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	1.41mi
8632 Studebaker Ave Warren, MI	3.0	1.0	761	$1,300	$1.71	3d	1	1.42mi
20263 Caldwell St Detroit, MI	3.0	1.0	909	$1,350	$1.49	16d	1	1.44mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	1.44mi
7600 Dobel St Detroit, MI	3.0	1.0	1234	$1,400	$1.13	16d	1	1.45mi
7568 Hudson Ave Unit 1 Warren, MI	3.0	1.0	1415	$1,100	$0.78	5d	1	1.46mi
8251 Hudson Ave Warren, MI	3.0	1.0	908	$1,400	$1.54	24d	1	1.46mi
20058 Bloom St Detroit, MI	4.0	1.0	1350	$1,450	$1.07	16d	1	1.47mi
18891 Moenart St Detroit, MI	3.0	1.0	870	$1,195	$1.37	16d	1	1.48mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	1d	1	1.48mi
11319 Chalmers Ave Warren, MI	3.0	1.0	975	$1,500	$1.54	24d	1	1.49mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	17d	1	1.49mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	17d	1	1.50mi

Listing history 40 events

1. 2026-06-18
   days on market $135,000 Active 51 DOM
2. 2026-06-17
   days on market $135,000 Active 50 DOM
3. 2026-06-15
   days on market $135,000 Active 48 DOM
4. 2026-06-13
   days on market $135,000 Active 46 DOM
5. 2026-06-13
   days on market $135,000 Active 45 DOM
6. 2026-06-09
   days on market $135,000 Active 42 DOM
7. 2026-06-08
   days on market $135,000 Active 41 DOM
8. 2026-06-07
   days on market $135,000 Active 40 DOM
9. 2026-06-04
   days on market $135,000 Active 37 DOM
10. 2026-06-03
    days on market $135,000 Active 36 DOM
11. 2026-06-02
    days on market $135,000 Active 35 DOM
12. 2026-06-01
    days on market $135,000 Active 34 DOM
13. 2026-05-31
    days on market $135,000 Active 33 DOM
14. 2026-04-28
    listed $135,000 Active 457-char remark

    Show marketing remark (457 chars)

    Check out the beautiful house in city of Detroit Located in a desirable neighborhood, this home is move-in ready and waiting for you to make it your own home This home features 4 large bedrooms and 1 bathroom. also large living room with a fireplace. The entire house has been updated. brand new roof, brand new windows , new plumbing and ne heating, newly vinyl flooring, fresh paint too Don't miss out on this amazing opportunity-schedule your tour today!

15. 2026-04-28
    listed $135,000 Active 457-char remark

    Show marketing remark (457 chars)

    Check out the beautiful house in city of Detroit Located in a desirable neighborhood, this home is move-in ready and waiting for you to make it your own home This home features 4 large bedrooms and 1 bathroom. also large living room with a fireplace. The entire house has been updated. brand new roof, brand new windows , new plumbing and ne heating, newly vinyl flooring, fresh paint too Don't miss out on this amazing opportunity-schedule your tour today!

16. 2026-02-01
    historical
17. 2026-02-01
    historical
18. 2025-12-08
    listed $160,000 Active
19. 2025-12-07
    listed $160,000 Active
20. 2017-08-11
    soldstatus $10,075 Sold
21. 2017-08-11
    soldstatus $10,075 Closed
22. 2017-08-11
    soldstatus $10,075
23. 2017-07-24
    status Pending
24. 2017-07-24
    status Pending
25. 2017-07-21
    price $10,000
26. 2017-07-20
    price $10,000
27. 2017-07-13
    status Active
28. 2017-07-11
    status Active
29. 2016-12-12
    status Pending
30. 2016-12-12
    status Pending
31. 2016-11-03
    price $15,900
32. 2016-11-03
    price $15,900
33. 2016-10-28
    status Back on Market
34. 2016-10-28
    status Active
35. 2016-10-24
    status Pending
36. 2016-10-24
    status Pending
37. 2016-09-24
    listed $15,000 Active
38. 2016-09-21
    listed $15,000 Active
39. 2016-09-21
    listed $10,000
40. 1992-03-13
    soldstatus $35,000

ⓘ 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: $6,400 · $533/mo
• Projected year-2 tax: $6,400 · $533/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 6/10 Major FEMA zone X (unshaded) · 71% 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: $17,155
• − Mortgage interest: −$7,562
• − Property taxes: −$6,400
• − Insurance: −$675
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,927
• Taxable loss: −$4,154
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $-1,021/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

+285.7% since first listed

27 events — show timeline

• 2026-04-28 Listed $135,000 REALCOMP
• 2026-04-28 Listed $135,000 MiRealSource-MiMLS
• 2026-02-01 Listing Removed — REALCOMP
• 2026-02-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-08 Listed $160,000 REALCOMP
• 2025-12-07 Listed $160,000 MiRealSource-MiMLS
• 2017-08-11 Sold (MLS) $10,075 REALCOMP
• 2017-08-11 Sold (MLS) $10,075 MiRealSource-MiMLS
• 2017-08-11 Sold (MLS) $10,075 REALCOMP
• 2017-07-24 Pending — MiRealSource-MiMLS
• 2017-07-24 Pending — REALCOMP
• 2017-07-21 Price Changed $10,000 MiRealSource-MiMLS
• 2017-07-20 Price Changed $10,000 REALCOMP
• 2017-07-13 Relisted — REALCOMP
• 2017-07-11 Relisted — MiRealSource-MiMLS
• 2016-12-12 Pending — MiRealSource-MiMLS
• 2016-12-12 Pending — REALCOMP
• 2016-11-03 Price Changed $15,900 MiRealSource-MiMLS
• 2016-11-03 Price Changed $15,900 REALCOMP
• 2016-10-28 Relisted — MiRealSource-MiMLS
• 2016-10-28 Relisted — REALCOMP
• 2016-10-24 Pending — MiRealSource-MiMLS
• 2016-10-24 Pending — REALCOMP
• 2016-09-24 Listed $15,000 REALCOMP
• 2016-09-21 Listed $15,000 MiRealSource-MiMLS
• 2016-09-21 Listed $10,000 REALCOMP
• 1992-03-13 Sold (Public Records) $35,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $6,400 · +0.4% YoY. Source: county tax records.