8666 Patton St · Detroit, MI 48228

$62,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 21 Days on market

Built 1952 4,792 sqft lot Est $57k · 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 +3.2/15.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid rental in Detroit West side, with great access to main hwys and road. Property has been well kept and maintained. Solid tenant in place since 2018.

Key facts

• Access to main hwys
• 4,792 sq ft lot
• Garage

Tags

• ACCESS TO MAIN HWYS

Property features AI

Finance

• Other: Directions: Joy Rd west of Southfield Freeway, turn south on Patton; Subdivision: Warrendale Parkside 2

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Entry at ground level
• Construction: Cedar exterior; Brick/mortar and slab foundation; Built with a home warranty in place
• Exterior features: Paved road access; Lot approximately 0.11 acre (35 x 136)

Interior

• Bedrooms: Total of 3 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane fuel; No central cooling
• Interior features: Unfinished basement; Ground-level entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $61k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 10.1% 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); 369 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $1,183/mo this rent would consume 46% 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 $429 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 $19k; list at $62k implies a 226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,070 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.91% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.03%
• DSCR: 2.47
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $56,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8854 Stout St	0.17mi	3/1.0	989 (+3%)	2mo	$66,250	$67	85
9012 Pierson St	0.24mi	3/1.0	910 (-5%)	0mo	$60,000	$66	80
8234 Patton St	0.27mi	3/1.0	1,010 (+5%)	2mo	$60,000	$59	77
9072 Burt Rd	0.32mi	3/1.0	906 (-6%)	2mo	$57,000	$63	74
8277 Stout St	0.26mi	3/1.0	879 (-8%)	0mo	$45,000	$51	74
9116 Patton St	0.30mi	3/1.0	1,029 (+7%)	1mo	$45,000	$44	74
7816 Fielding St	0.48mi	3/1.0	1,022 (+6%)	2mo	$57,000	$56	65
9221 Grandville Ave	0.69mi	3/1.0	971 (+1%)	2mo	$135,000	$139	64
7690 Heyden St	0.62mi	3/1.0	1,019 (+6%)	1mo	$73,000	$72	60
9328 Patton St	0.46mi	3/1.0	1,062 (+11%)	1mo	$50,000	$47	60
8225 Grandville Ave	0.66mi	2/1.0 (-1)	906 (-6%)	2mo	$36,500	$40	53
8427 Piedmont St	0.68mi	3/1.0	1,056 (+10%)	2mo	$62,000	$59	50

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: 24.7%
• Equity multiple: 1.98×
• Total profit: $16,953
• Equity at exit: $9,244

10-year hold

• IRR: 30.5%
• Equity multiple: 3.34×
• Total profit: $40,693
• Equity at exit: $5,361

Cash invested: $17,360 (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: 369
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,183 high
• Mortgage (P&I): −$325
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $478

Break-even live

Break-even rent $578

Max offer price $62,000

Occupancy floor 55%

Sensitivity live

Price	-10% $513	-5% $495	+0% $478	+5% $460	+10% $443
Rent	-10% $384	-5% $431	+0% $478	+5% $525	+10% $571
Rate	-1.0pp $509	-0.5pp $494	base $478	+0.5pp $462	+1.0pp $445

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	45d	1	0.29mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	6d	1	0.35mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	45d	1	0.36mi
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	18d	1	0.49mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.50mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.51mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.51mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.51mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.51mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.51mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	45d	1	0.51mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.51mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.54mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.54mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.55mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.56mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.56mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.57mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	45d	1	0.57mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.58mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	45d	1	0.61mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	45d	1	0.72mi
7635 Evergreen Ave Detroit, MI	3.0	1.0	690	$1,350	$1.96	45d	1	0.73mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	13d	1	0.76mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	45d	1	0.92mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	45d	1	1.09mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	45d	1	1.18mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	19d	1	1.20mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	3d	15	1.20mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	6d	1	1.23mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.29mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	45d	1	1.32mi
7466 W Parkway St Redford, MI	2.0	1.5	672	$1,200	$1.79	4d	1	1.37mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	6d	1	1.41mi

Listing history 14 events

1. 2026-06-21
   days on market $62,000 Active 21 DOM
2. 2026-06-18
   days on market $62,000 Active 18 DOM
3. 2026-06-17
   days on market $62,000 Active 17 DOM
4. 2026-06-15
   days on market $62,000 Active 15 DOM
5. 2026-06-13
   days on market $62,000 Active 13 DOM
6. 2026-06-13
   days on market $62,000 Active 12 DOM
7. 2026-06-09
   days on market $62,000 Active 9 DOM
8. 2026-06-08
   days on market $62,000 Active 8 DOM
9. 2026-06-07
   days on market $62,000 Active 7 DOM
10. 2026-06-04
    days on market $62,000 Active 4 DOM
11. 2026-06-03
    days on market $62,000 Active 3 DOM
12. 2026-06-02
    days on market $62,000 Active 2 DOM
13. 2026-05-31
    remarks 153-char remark

    Show marketing remark (153 chars)

    Solid rental in Detroit West side, with great access to main hwys and road. Property has been well kept and maintained. Solid tenant in place since 2018.

14. 2026-05-31
    listed $62,000 Active 1 DOM

    Show marketing remark (153 chars)

    Solid rental in Detroit West side, with great access to main hwys and road. Property has been well kept and maintained. Solid tenant in place since 2018.

ⓘ 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: $1,270 · $106/mo
• Projected year-2 tax: $1,270 · $106/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 ≥99°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: $14,196
• − Mortgage interest: −$3,473
• − Property taxes: −$1,270
• − Insurance: −$310
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$1,804
• Taxable income: $5,068
• Est. tax owed @ 24.0%: −$1,216
• After-tax cash flow: $4,517/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

+380.6% since first listed

17 events — show timeline

• 2026-05-31 Listed $62,000 REALCOMP
• 2026-05-31 Listed $62,000 MiRealSource-MiMLS
• 2018-05-03 Sold (MLS) $19,000 MiRealSource-MiMLS
• 2018-05-02 Listing Removed — MiRealSource-MiMLS
• 2018-05-01 Listed $25,000 MiRealSource-MiMLS
• 2018-04-27 Sold (MLS) $18,000 MiRealSource-MiMLS
• 2018-04-27 Sold (MLS) $18,000 REALCOMP
• 2018-03-31 Pending — MiRealSource-MiMLS
• 2018-02-21 Listing Removed — REALCOMP
• 2018-02-21 Listing Removed — MiRealSource-MiMLS
• 2018-02-21 Listed $19,999 MiRealSource-MiMLS
• 2018-02-21 Listed $19,999 REALCOMP
• 2017-11-10 Price Changed $25,000 MiRealSource-MiMLS
• 2017-10-27 Listed $35,000 MiRealSource-MiMLS
• 2017-10-27 Listed $25,000 REALCOMP
• 2009-11-20 Sold (MLS) $12,900 REALCOMP
• 2009-10-08 Listed $12,900 REALCOMP

Property tax history

+0.7%/yr

Latest (2025): $1,270 · -37.2% YoY. Source: county tax records.