8873 Rutherford St · Detroit, MI 48228

$109,999

4 bd · 1.5 ba · 1,686 sqft · MultiFamily public records · 40 Days on market

Built 1949 5,227 sqft lot Est $101k · 9% 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
• ARV discount +3.5/15.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Opportunity * * 1 unit is vacant and could use some TLC. While the other is occupied at $800 per month and turn-key. Each unit features Living room, dinning room kitchen, 2 spacious bedrooms, a full bath and partial basement. Rooms/room sizes are estimated and should be verified by the buyer/buyer's agent.

Key facts

• 5,227 sq ft lot
• 2 parking spots
• Built 1949

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath multifamily listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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; 14 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).
• At $2,424/mo this rent would consume 95% 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 8y 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 $55k; list at $110k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,699 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.20% ✓
• Cap rate: 18.39%
• Cash-on-cash: 43.21%
• DSCR: 2.92
• GRM: 3.8

CMA / ARV

• ARV (median comp): $100,933
• List price: $109,999
• Delta: 8.98%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8916 Prevost St	0.09mi	4/2.0	1,680 (-0%)	6mo	$100,000	$60	88
16023 Kramer St	0.02mi	4/2.0	1,697 (+1%)	12mo	$115,000	$68	86
14901 W Chicago St	0.73mi	4/2.0	1,440 (-15%)	12mo	$100,000	$69	30

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: 36.5%
• Equity multiple: 2.49×
• Total profit: $45,779
• Equity at exit: $16,401

10-year hold

• IRR: 41.6%
• Equity multiple: 4.36×
• Total profit: $103,636
• Equity at exit: $9,511

Cash invested: $30,800 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,424 high
• Mortgage (P&I): −$577
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $1,109

Break-even live

Break-even rent $1,020

Max offer price $109,999

Occupancy floor 49%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,424
Total (2 units)			$2,424

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	44d	1	0.27mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	22d	1	0.48mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	5d	1	0.53mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	44d	1	0.77mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	0.82mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	0.82mi
7312 Mansfield St Detroit, MI	4.0	1.0	1300	$1,400	$1.08	17d	1	0.95mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	0.96mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	0.98mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.09mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	1.16mi
6761 Memorial Ave Detroit, MI	3.0	1.0	1060	$1,100	$1.04	24d	1	1.33mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	1.39mi
6474 Saint Marys St Detroit, MI	3.0	1.0	1237	$1,350	$1.09	44d	1	1.39mi

Listing history 37 events

1. 2026-05-19
   status Pending 309-char remark

   Show marketing remark (309 chars)

   Opportunity * * 1 unit is vacant and could use some TLC. While the other is occupied at $800 per month and turn-key. Each unit features Living room, dinning room kitchen, 2 spacious bedrooms, a full bath and partial basement. Rooms/room sizes are estimated and should be verified by the buyer/buyer's agent.

2. 2026-05-19
   status Pending 309-char remark

   Show marketing remark (309 chars)

   Opportunity * * 1 unit is vacant and could use some TLC. While the other is occupied at $800 per month and turn-key. Each unit features Living room, dinning room kitchen, 2 spacious bedrooms, a full bath and partial basement. Rooms/room sizes are estimated and should be verified by the buyer/buyer's agent.

3. 2026-04-09
   listed $109,999 Active 309-char remark

   Show marketing remark (309 chars)

   Opportunity * * 1 unit is vacant and could use some TLC. While the other is occupied at $800 per month and turn-key. Each unit features Living room, dinning room kitchen, 2 spacious bedrooms, a full bath and partial basement. Rooms/room sizes are estimated and should be verified by the buyer/buyer's agent.

4. 2026-04-09
   listed $109,999 Active 309-char remark

   Show marketing remark (309 chars)

   Opportunity * * 1 unit is vacant and could use some TLC. While the other is occupied at $800 per month and turn-key. Each unit features Living room, dinning room kitchen, 2 spacious bedrooms, a full bath and partial basement. Rooms/room sizes are estimated and should be verified by the buyer/buyer's agent.

5. 2026-02-01
   historical
6. 2026-01-31
   historical
7. 2025-10-27
   listed $109,999 Active
8. 2025-10-27
   listed $109,999 Active
9. 2025-09-01
   historical
10. 2025-08-31
    historical
11. 2025-08-08
    status Active
12. 2025-08-07
    historical
13. 2025-04-25
    listed $119,999 Active
14. 2025-04-25
    listed $119,999 Active
15. 2025-01-05
    historical
16. 2025-01-05
    historical
17. 2024-11-05
    price $124,000
18. 2024-11-04
    price $124,000
19. 2024-10-04
    listed $129,000 Active
20. 2024-10-04
    listed $129,000 Active
21. 2024-06-13
    historical
22. 2024-05-24
    listed
23. 2022-12-23
    historical
24. 2019-11-08
    soldstatus $55,000
25. 2019-10-18
    soldstatus $55,000 Sold
26. 2019-10-18
    soldstatus $55,000 Closed
27. 2019-09-30
    status Pending
28. 2019-09-30
    status Pending
29. 2019-09-21
    listed $59,900 Active
30. 2019-09-21
    listed $59,900 Active
31. 2018-08-16
    soldstatus $53,000
32. 2018-08-01
    soldstatus $53,000 Sold
33. 2018-08-01
    soldstatus $53,000 Closed
34. 2018-07-25
    status Pending
35. 2018-07-25
    status Pending
36. 2018-07-03
    listed $55,000 Active
37. 2018-07-03
    listed $55,000 Active

ⓘ 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: $2,197 · $183/mo
• Projected year-2 tax: $2,197 · $183/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: $29,088
• − Mortgage interest: −$6,162
• − Property taxes: −$2,197
• − Insurance: −$550
• − Repairs & maintenance: −$2,327
• − Management: −$2,327
• − Depreciation: −$3,200
• Taxable income: $12,325
• Est. tax owed @ 24.0%: −$2,958
• After-tax cash flow: $10,352/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

+100.0% since first listed

37 events — show timeline

• 2026-05-19 Pending — REALCOMP
• 2026-05-19 Pending — MiRealSource-MiMLS
• 2026-04-09 Listed $109,999 REALCOMP
• 2026-04-09 Listed $109,999 MiRealSource-MiMLS
• 2026-02-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-31 Listing Removed — REALCOMP
• 2025-10-27 Listed $109,999 REALCOMP
• 2025-10-27 Listed $109,999 MiRealSource-MiMLS
• 2025-09-01 Listing Removed — MiRealSource-MiMLS
• 2025-08-31 Listing Removed — REALCOMP
• 2025-08-08 Relisted — REALCOMP
• 2025-08-07 Listing Removed — REALCOMP
• 2025-04-25 Listed $119,999 REALCOMP
• 2025-04-25 Listed $119,999 MiRealSource-MiMLS
• 2025-01-05 Listing Removed — REALCOMP
• 2025-01-05 Listing Removed — MiRealSource-MiMLS
• 2024-11-05 Price Changed $124,000 MiRealSource-MiMLS
• 2024-11-04 Price Changed $124,000 REALCOMP
• 2024-10-04 Listed $129,000 MiRealSource-MiMLS
• 2024-10-04 Listed $129,000 REALCOMP
• 2024-06-13 Rental Removed — BUILDIUM
• 2024-05-24 Listed for Rent — BUILDIUM
• 2022-12-23 Rental Removed — BUILDIUM
• 2019-11-08 Sold (Public Records) $55,000 Public Records
• 2019-10-18 Sold (MLS) $55,000 MiRealSource-MiMLS
• 2019-10-18 Sold (MLS) $55,000 REALCOMP
• 2019-09-30 Pending — MiRealSource-MiMLS
• 2019-09-30 Pending — REALCOMP
• 2019-09-21 Listed $59,900 MiRealSource-MiMLS
• 2019-09-21 Listed $59,900 REALCOMP
• 2018-08-16 Sold (Public Records) $53,000 Public Records
• 2018-08-01 Sold (MLS) $53,000 MiRealSource-MiMLS
• 2018-08-01 Sold (MLS) $53,000 REALCOMP
• 2018-07-25 Pending — MiRealSource-MiMLS
• 2018-07-25 Pending — REALCOMP
• 2018-07-03 Listed $55,000 MiRealSource-MiMLS
• 2018-07-03 Listed $55,000 REALCOMP

Property tax history

+3.7%/yr

Latest (2025): $2,197 · -54.3% YoY. Source: county tax records.