8103 Fielding St · Detroit, MI 48228

$90,000

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 303 Days on market

Built 1956 5,227 sqft lot $89/sqft · 50% above area

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Why this score? — see what drove the B- 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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• 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

A very nice and clean home in a popular neighborhood, near shopping, parks and major roads. This ranch style home features three bedroom, one full bath, open living room onto dinning and a very clean home. Specious basement for entertainment and development into a living or recreation space. You can either live in the house or rent it out. Short-term land contract is possible, with half down. Property is sold in AS IS condition. Buyer and buyer agent to verify information.

Key facts

• Open living room
• Near shopping
• Near major roads

Tags

• OPEN LIVING ROOM
• SPACIOUS BASEMENT
• NEAR SHOPPING
• NEAR PARKS
• NEAR MAJOR ROADS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $1,271/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 $622 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 $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 23y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $90k implies a 1285% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 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 1956 — 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: 1.41% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.57%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (median comp): $60,000
• List price: $90,000
• Delta: 50.00%
• 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
8234 Patton St	0.07mi	3/1.0	1,010 (-0%)	2mo	$60,000	$59	95
7816 Fielding St	0.14mi	3/1.0	1,022 (+1%)	2mo	$57,000	$56	90
7690 Heyden St	0.31mi	3/1.0	1,019 (+0%)	1mo	$73,000	$72	84
8854 Stout St	0.46mi	3/1.0	989 (-2%)	2mo	$66,250	$67	72
8277 Stout St	0.11mi	3/1.0	879 (-13%)	0mo	$45,000	$51	72
9116 Patton St	0.63mi	3/1.0	1,029 (+2%)	1mo	$45,000	$44	68
8427 Piedmont St	0.65mi	3/1.0	1,056 (+4%)	2mo	$62,000	$59	61
7296 Auburn St	0.65mi	3/1.0	968 (-4%)	2mo	$38,000	$39	61
9012 Pierson St	0.55mi	3/1.0	910 (-10%)	0mo	$60,000	$66	57
9072 Burt Rd	0.63mi	3/1.0	906 (-11%)	2mo	$57,000	$63	52
8225 Grandville Ave	0.56mi	2/1.0 (-1)	906 (-11%)	2mo	$36,500	$40	50
7756 Westwood St	0.56mi	3/1.0	871 (-14%)	2mo	$90,000	$103	49

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: 9.6%
• Equity multiple: 1.36×
• Total profit: $9,194
• Equity at exit: $13,419

10-year hold

• IRR: 16.2%
• Equity multiple: 2.15×
• Total profit: $28,996
• Equity at exit: $7,782

Cash invested: $25,200 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,271 high
• Mortgage (P&I): −$472
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $432

Break-even live

Break-even rent $724

Max offer price $90,000

Occupancy floor 61%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20431 Tireman St Detroit, MI	3.0	1.0	1020	$1,350	$1.32	17d	1	0.14mi
8283 Vaughan St Detroit, MI	3.0	1.0	1058	$1,294	$1.22	5d	1	0.21mi
7794 Vaughan St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	0.28mi
8270 Trinity St Detroit, MI	3.0	1.0	806	$1,528	$1.90	44d	1	0.28mi
7411 Stout St Detroit, MI	3.0	1.0	888	$1,428	$1.61	12d	1	0.41mi
7265 Braile St Detroit, MI	3.0	1.0	1200	$1,499	$1.25	24d	1	0.55mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	0.61mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	0.67mi
6874 Country Ln Dearborn Heights, MI	2.0	1.5	1400	$1,500	$1.07	44d	1	0.76mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.85mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.85mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.85mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.86mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.86mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.86mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.86mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.86mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.89mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.89mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.89mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.90mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.90mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.91mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.91mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.98mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	18d	1	1.01mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	22d	1	1.01mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	1.03mi
20571 Brooklawn Dr Dearborn Heights, MI	3.0	2.0	1254	$1,850	$1.48	44d	1	1.03mi
22330 W Warren Ave Redford Charter Twp, MI	2.0	1.0	750	$1,200	$1.60	44d	1	1.10mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.14mi
8262 Rosemont Ave Detroit, MI	3.0	1.0	836	$1,200	$1.44	5d	1	1.16mi
8254 W Parkway St Redford, MI	3.0	1.0	1220	$1,350	$1.11	12d	1	1.18mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	1.23mi
6490 Stahelin Ave Detroit, MI	3.0	1.0	960	$1,299	$1.35	17d	1	1.27mi
7618 Hazelton St Dearborn Heights, MI	3.0	1.0	1310	$1,700	$1.30	17d	1	1.27mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	1.36mi
5965 Evergreen Rd Dearborn Heights, MI	1.0–2.0	1.0	825	$1,350	$1.64	5d	1	1.41mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	44d	1	1.43mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	1.47mi

Listing history 42 events

1. 2026-06-18
   days on market $90,000 Active 303 DOM
2. 2026-06-17
   days on market $90,000 Active 302 DOM
3. 2026-06-15
   days on market $90,000 Active 300 DOM
4. 2026-06-13
   days on market $90,000 Active 298 DOM
5. 2026-06-13
   days on market $90,000 Active 297 DOM
6. 2026-06-09
   days on market $90,000 Active 294 DOM
7. 2026-06-08
   days on market $90,000 Active 293 DOM
8. 2026-06-07
   days on market $90,000 Active 292 DOM
9. 2026-06-04
   days on market $90,000 Active 289 DOM
10. 2026-06-03
    days on market $90,000 Active 288 DOM
11. 2026-06-01
    days on market $90,000 Active 286 DOM
12. 2026-05-31
    days on market $90,000 Active 285 DOM
13. 2025-12-05
    price $90,000 477-char remark

    Show marketing remark (477 chars)

    A very nice and clean home in a popular neighborhood, near shopping, parks and major roads. This ranch style home features three bedroom, one full bath, open living room onto dinning and a very clean home. Specious basement for entertainment and development into a living or recreation space. You can either live in the house or rent it out. Short-term land contract is possible, with half down. Property is sold in AS IS condition. Buyer and buyer agent to verify information.

14. 2025-12-04
    price $90,000 477-char remark

    Show marketing remark (477 chars)

    A very nice and clean home in a popular neighborhood, near shopping, parks and major roads. This ranch style home features three bedroom, one full bath, open living room onto dinning and a very clean home. Specious basement for entertainment and development into a living or recreation space. You can either live in the house or rent it out. Short-term land contract is possible, with half down. Property is sold in AS IS condition. Buyer and buyer agent to verify information.

15. 2025-09-27
    price $95,000 477-char remark

    Show marketing remark (477 chars)

    A very nice and clean home in a popular neighborhood, near shopping, parks and major roads. This ranch style home features three bedroom, one full bath, open living room onto dinning and a very clean home. Specious basement for entertainment and development into a living or recreation space. You can either live in the house or rent it out. Short-term land contract is possible, with half down. Property is sold in AS IS condition. Buyer and buyer agent to verify information.

16. 2025-09-27
    price $95,000 477-char remark

    Show marketing remark (477 chars)

    A very nice and clean home in a popular neighborhood, near shopping, parks and major roads. This ranch style home features three bedroom, one full bath, open living room onto dinning and a very clean home. Specious basement for entertainment and development into a living or recreation space. You can either live in the house or rent it out. Short-term land contract is possible, with half down. Property is sold in AS IS condition. Buyer and buyer agent to verify information.

17. 2025-08-19
    listed $100,000 Active 477-char remark

    Show marketing remark (477 chars)

    A very nice and clean home in a popular neighborhood, near shopping, parks and major roads. This ranch style home features three bedroom, one full bath, open living room onto dinning and a very clean home. Specious basement for entertainment and development into a living or recreation space. You can either live in the house or rent it out. Short-term land contract is possible, with half down. Property is sold in AS IS condition. Buyer and buyer agent to verify information.

18. 2025-08-19
    listed $100,000 Active 477-char remark

    Show marketing remark (477 chars)

    A very nice and clean home in a popular neighborhood, near shopping, parks and major roads. This ranch style home features three bedroom, one full bath, open living room onto dinning and a very clean home. Specious basement for entertainment and development into a living or recreation space. You can either live in the house or rent it out. Short-term land contract is possible, with half down. Property is sold in AS IS condition. Buyer and buyer agent to verify information.

19. 2008-08-29
    soldstatus $6,500
20. 2008-08-29
    soldstatus $6,500
21. 2008-06-24
    historical
22. 2008-03-12
    listed $6,500
23. 2008-03-12
    listed $6,500
24. 2007-12-30
    historical
25. 2007-08-03
    listed $89,900
26. 2005-09-23
    soldstatus $82,000
27. 2005-07-14
    historical
28. 2005-05-13
    listed $82,900
29. 2005-04-29
    historical
30. 2005-03-29
    listed $85,000
31. 2004-12-13
    soldstatus $37,000
32. 2004-11-01
    listed $42,000
33. 2004-09-05
    historical
34. 2004-05-17
    listed $45,000
35. 2004-05-15
    historical
36. 2004-04-01
    listed $57,000
37. 2004-03-09
    historical
38. 2003-11-10
    listed $60,000
39. 2003-08-10
    historical
40. 2003-04-28
    listed $73,000
41. 1999-07-30
    soldstatus $44,500
42. 1999-04-05
    soldstatus $25,900

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $1,067 · $89/mo
• Expected delta: +$319/yr (+$27/mo · 42.7%)

ⓘ 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: $15,247
• − Mortgage interest: −$5,041
• − Property taxes: −$748
• − Insurance: −$450
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$2,618
• Taxable income: $3,950
• Est. tax owed @ 24.0%: −$948
• After-tax cash flow: $4,236/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

+247.5% since first listed

30 events — show timeline

• 2025-12-05 Price Changed $90,000 MiRealSource-MiMLS
• 2025-12-04 Price Changed $90,000 REALCOMP
• 2025-09-27 Price Changed $95,000 MiRealSource-MiMLS
• 2025-09-27 Price Changed $95,000 REALCOMP
• 2025-08-19 Listed $100,000 REALCOMP
• 2025-08-19 Listed $100,000 MiRealSource-MiMLS
• 2008-08-29 Sold (MLS) $6,500 REALCOMP
• 2008-08-29 Sold (MLS) $6,500 MiRealSource-MiMLS
• 2008-06-24 Listing Removed — MiRealSource-MiMLS
• 2008-03-12 Listed $6,500 REALCOMP
• 2008-03-12 Listed $6,500 MiRealSource-MiMLS
• 2007-12-30 Listing Removed — REALCOMP
• 2007-08-03 Listed $89,900 REALCOMP
• 2005-09-23 Sold (Public Records) $82,000 Public Records
• 2005-07-14 Listing Removed — REALCOMP
• 2005-05-13 Listed $82,900 REALCOMP
• 2005-04-29 Listing Removed — REALCOMP
• 2005-03-29 Listed $85,000 REALCOMP
• 2004-12-13 Sold (MLS) $37,000 REALCOMP
• 2004-11-01 Listed $42,000 REALCOMP
• 2004-09-05 Listing Removed — REALCOMP
• 2004-05-17 Listed $45,000 REALCOMP
• 2004-05-15 Listing Removed — REALCOMP
• 2004-04-01 Listed $57,000 REALCOMP
• 2004-03-09 Listing Removed — REALCOMP
• 2003-11-10 Listed $60,000 REALCOMP
• 2003-08-10 Listing Removed — REALCOMP
• 2003-04-28 Listed $73,000 REALCOMP
• 1999-07-30 Sold (Public Records) $44,500 Public Records
• 1999-04-05 Sold (Public Records) $25,900 Public Records

Property tax history

-4.6%/yr

Latest (2025): $748 · +1.9% YoY. Source: county tax records.