8150 Burnette St · Detroit, MI 48204

$140,000

4 bd · 1.5 ba · 1,514 sqft · SingleFamily public records · 215 Days on market

Built 1925 3,049 sqft lot $92/sqft · 116% above area ↓ 7% since listing

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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 +20.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.9/10.0
• 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

Nice duplex just minutes from the heartbeat of historic Mexicantown! Perfectly positioned in one of Detroit's most sought-after and rapidly appreciating neighborhoods, this solid brick 2-unit building is ideal for savvy investors or owner-occupants looking for instant income. Each features 2 bedrooms + 1 full bathroom Well-maintained brick exterior with newer roof & windows Separate entrances and basements for each unit Walking distance to authentic Mexican restaurants, bakeries, markets, and the bustling Bagley Street corridor Only 5 minutes to Corktown, Downtown Detroit, the Gordie Howe Bridge, and all major freeways (I-75, I-96, M-10) Strong rental demand – units rent instantly in this high-occupancy pocket Don't miss out – properties like this near are selling FAST. Schedule your private showing today!

Key facts

• 3,049 sq ft lot
• Built 1925
• Listed 215 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (0.6% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 10.0% 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: 248 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,392/mo this rent would consume 48% 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 $15k of equity ($968 loan paydown + $14k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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 1925 — 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: 0.99% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

• ARV (median comp): $64,856
• List price: $140,000
• Delta: 115.86%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5125 Whitfield St	0.67mi	4/2.0	1,530 (+1%)	2mo	$136,800	$89	63
8127 American St	0.19mi	4/1.0	1,317 (-13%)	8mo	$29,000	$22	61
5640 Underwood Ave	0.50mi	3/1.0 (-1)	1,450 (-4%)	2mo	$65,000	$45	61
5535 Vancouver St	0.60mi	3/1.0 (-1)	1,440 (-5%)	3mo	$110,000	$76	55
5570 Ivanhoe St	0.54mi	4/2.0	1,440 (-5%)	14mo	$29,000	$20	53
8301 Northlawn St	0.59mi	3/2.5 (-1)	1,636 (+8%)	2mo	$115,000	$70	48
5297 Vancouver St	0.74mi	4/1.5	1,363 (-10%)	4mo	$60,000	$44	45
5519 Pacific St	0.67mi	3/1.0 (-1)	1,420 (-6%)	10mo	$75,000	$53	43
9015 Cloverlawn St	0.71mi	4/2.0	1,390 (-8%)	11mo	$50,000	$36	42
8278 Ohio St	0.62mi	3/1.5 (-1)	1,635 (+8%)	13mo	$152,500	$93	42
5524 Seebaldt St	0.72mi	4/2.5	1,323 (-13%)	5mo	$144,000	$109	37
5357 Spokane Ave	0.66mi	3/1.5 (-1)	1,288 (-15%)	6mo	$47,997	$37	34

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: 28.1%
• Equity multiple: 3.23×
• Total profit: $87,353
• Equity at exit: $126,123

10-year hold

• IRR: 24.5%
• Equity multiple: 7.34×
• Total profit: $248,492
• Equity at exit: $271,989

Cash invested: $39,200 (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: 248
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$734
• Tax from tax record: −$132 /mo · $1,589/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $174

Break-even live

Break-even rent $1,171

Max offer price $140,000

Occupancy floor 82%

Sensitivity live

Price	-10% $254	-5% $214	+0% $174	+5% $135	+10% $95
Rent	-10% $65	-5% $119	+0% $174	+5% $229	+10% $284
Rate	-1.0pp $245	-0.5pp $210	base $174	+0.5pp $138	+1.0pp $101

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7424 Wykes St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	45d	1	0.44mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	22d	1	0.56mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	18d	1	0.60mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	0d	1	0.68mi
5315 Spokane St Detroit, MI	3.0	1.0	2110	$1,200	$0.57	18d	1	0.73mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	18d	1	1.03mi
4345 W Euclid St Unit 2 Detroit, MI	3.0	1.0	1300	$1,450	$1.12	26d	1	1.27mi
4345 W Euclid St Unit 1 Detroit, MI	3.0	1.0	1300	$1,400	$1.08	26d	1	1.27mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	45d	1	1.40mi
4426 McGraw Ave Unit 1 Detroit, MI	3.0	1.0	1400	$1,200	$0.86	45d	1	1.44mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	18d	1	1.47mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	26d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $140,000 Active 215 DOM
2. 2026-06-18
   days on market $140,000 Active 212 DOM
3. 2026-06-17
   days on market $140,000 Active 211 DOM
4. 2026-06-15
   days on market $140,000 Active 209 DOM
5. 2026-06-13
   days on market $140,000 Active 207 DOM
6. 2026-06-13
   days on market $140,000 Active 206 DOM
7. 2026-06-09
   days on market $140,000 Active 203 DOM
8. 2026-06-08
   days on market $140,000 Active 202 DOM
9. 2026-06-07
   days on market $140,000 Active 201 DOM
10. 2026-06-04
    days on market $140,000 Active 198 DOM
11. 2026-06-03
    days on market $140,000 Active 197 DOM
12. 2026-06-01
    days on market $140,000 Active 195 DOM
13. 2026-05-31
    days on market $140,000 Active 194 DOM
14. 2026-05-12
    price $140,000 861-char remark

    Show marketing remark (847 chars)

    Nice duplex just minutes from the heartbeat of historic Mexicantown! Perfectly positioned in one of Detroit’s most sought-after and rapidly appreciating neighborhoods, this solid brick 2-unit building is ideal for savvy investors or owner-occupants looking for instant income. Each features 2 bedrooms + 1 full bathroom Well-maintained brick exterior with newer roof & windows Separate entrances and basements for each unit Walking distance to authentic Mexican restaurants, bakeries, markets, and the bustling Bagley Street corridor Only 5 minutes to Corktown, Downtown Detroit, the Gordie Howe Bridge, and all major freeways (I-75, I-96, M-10) Strong rental demand – units rent instantly in this high-occupancy pocket Don’t miss out – properties like this near are selling FAST. Schedule your private showing today!

15. 2026-05-12
    price $140,000 847-char remark

    Show marketing remark (847 chars)

    Nice duplex just minutes from the heartbeat of historic Mexicantown! Perfectly positioned in one of Detroit’s most sought-after and rapidly appreciating neighborhoods, this solid brick 2-unit building is ideal for savvy investors or owner-occupants looking for instant income. Each features 2 bedrooms + 1 full bathroom Well-maintained brick exterior with newer roof & windows Separate entrances and basements for each unit Walking distance to authentic Mexican restaurants, bakeries, markets, and the bustling Bagley Street corridor Only 5 minutes to Corktown, Downtown Detroit, the Gordie Howe Bridge, and all major freeways (I-75, I-96, M-10) Strong rental demand – units rent instantly in this high-occupancy pocket Don’t miss out – properties like this near are selling FAST. Schedule your private showing today!

16. 2025-11-17
    listed $150,000 Active 861-char remark

    Show marketing remark (847 chars)

    Nice duplex just minutes from the heartbeat of historic Mexicantown! Perfectly positioned in one of Detroit’s most sought-after and rapidly appreciating neighborhoods, this solid brick 2-unit building is ideal for savvy investors or owner-occupants looking for instant income. Each features 2 bedrooms + 1 full bathroom Well-maintained brick exterior with newer roof & windows Separate entrances and basements for each unit Walking distance to authentic Mexican restaurants, bakeries, markets, and the bustling Bagley Street corridor Only 5 minutes to Corktown, Downtown Detroit, the Gordie Howe Bridge, and all major freeways (I-75, I-96, M-10) Strong rental demand – units rent instantly in this high-occupancy pocket Don’t miss out – properties like this near are selling FAST. Schedule your private showing today!

17. 2025-11-17
    listed $150,000 Active 847-char remark

    Show marketing remark (847 chars)

    Nice duplex just minutes from the heartbeat of historic Mexicantown! Perfectly positioned in one of Detroit’s most sought-after and rapidly appreciating neighborhoods, this solid brick 2-unit building is ideal for savvy investors or owner-occupants looking for instant income. Each features 2 bedrooms + 1 full bathroom Well-maintained brick exterior with newer roof & windows Separate entrances and basements for each unit Walking distance to authentic Mexican restaurants, bakeries, markets, and the bustling Bagley Street corridor Only 5 minutes to Corktown, Downtown Detroit, the Gordie Howe Bridge, and all major freeways (I-75, I-96, M-10) Strong rental demand – units rent instantly in this high-occupancy pocket Don’t miss out – properties like this near are selling FAST. Schedule your private showing today!

18. 2023-08-18
    soldstatus $150,000

ⓘ 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: $1,589 · $132/mo
• Projected year-2 tax: $1,873 · $156/mo
• Expected delta: +$283/yr (+$24/mo · 17.8%)

ⓘ 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 ≥97°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: $16,699
• − Mortgage interest: −$7,842
• − Property taxes: −$1,589
• − Insurance: −$700
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$4,073
• Taxable loss: −$177
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $2,136/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

-6.7% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $140,000 MiRealSource-MiMLS
• 2026-05-12 Price Changed $140,000 REALCOMP
• 2025-11-17 Listed $150,000 REALCOMP
• 2025-11-17 Listed $150,000 MiRealSource-MiMLS
• 2023-08-18 Sold (Public Records) $150,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,589 · -9.6% YoY. Source: county tax records.