8501 Roselawn St · Detroit, MI 48204

$114,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 34 Days on market

Built 1946 3,485 sqft lot $106/sqft · 86% above area

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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 +13.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• DSCR +4.2/10.0
• 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

Newly renovated corner brick bungalow with basement and garage. A solid investment opportunity in an established Detroit neighborhood. This property is tenant occupied, providing immediate value add to a rental portfolio for the next owner. The property is being sold with the tenant in place. No showings will be granted without an accepted offer. Do not disturb the tenant. All offers should be submitted sight unseen. Property is owned by licensed real estate agent.

Key facts

• Immediate value add
• 3,485 sq ft lot
• Garage

Tags

• CORNER BRICK BUNGALOW
• IMMEDIATE VALUE ADD

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 35 x 103 (0.08 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating with natural gas; No central cooling
• Interior features: Unfinished basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $12 ($145/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 $113k (1.3% below list).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: 244 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• This rent runs 39% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($794 loan paydown + $11k 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 14y 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 $50k; list at $115k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1946 — 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 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: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 8.4

CMA / ARV

• ARV (median comp): $61,656
• List price: $114,900
• Delta: 86.36%
• 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
8553 Cloverlawn St	0.07mi	3/1.0	1,012 (-6%)	5mo	$84,000	$83	82
8294 Northlawn St	0.11mi	3/1.0	998 (-8%)	4mo	$52,000	$52	79
8849 Roselawn St	0.22mi	3/1.0	1,015 (-6%)	4mo	$58,000	$57	76
8088 Ohio St	0.28mi	3/1.0	1,002 (-7%)	1mo	$83,000	$83	74
8208 Kentucky St	0.35mi	4/1.0 (+1)	1,067 (-1%)	10mo	$84,500	$79	68
8131 Greenlawn St	0.22mi	3/1.0	960 (-11%)	6mo	$26,000	$27	66
8801 Monica St	0.51mi	3/1.0	1,176 (+9%)	1mo	$120,000	$102	61
7722 Wykes St	0.64mi	3/1.0	1,148 (+6%)	4mo	$40,000	$35	56
9196 American St	0.56mi	2/1.0 (-1)	1,035 (-4%)	8mo	$90,000	$87	55
8136 Roselawn St	0.21mi	3/1.5	919 (-15%)	10mo	$65,000	$71	55
7007 Joy Rd	0.56mi	4/1.0 (+1)	1,200 (+11%)	0mo	$85,000	$71	50
8999 Griggs St	0.68mi	3/2.0	1,196 (+11%)	0mo	$190,000	$159	46

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: 24.6%
• Equity multiple: 2.97×
• Total profit: $63,420
• Equity at exit: $103,511

10-year hold

• IRR: 21.8%
• Equity multiple: 6.79×
• Total profit: $186,300
• Equity at exit: $223,225

Cash invested: $32,172 (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: 244
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$603
• Tax from tax record: −$234 /mo · $2,805/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $12

Break-even live

Break-even rent $1,119

Max offer price $114,900

Occupancy floor 94%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8544 Cloverlawn St Detroit, MI	2.0	1.0	800	$800	$1.00	17d	1	0.05mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.14mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	16d	1	0.21mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	0.31mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	1d	1	0.31mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	17d	1	0.65mi
7424 Wykes St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	43d	1	0.78mi
8762 Epworth St Unit 8768 Detroit, MI	2.0	1.0	900	$1,000	$1.11	24d	1	0.80mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.80mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	43d	1	0.90mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	43d	1	0.97mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	43d	1	1.00mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	43d	1	1.08mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	1.13mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	5d	1	1.15mi
5398 Allendale St Detroit, MI	2.0	1.0	1100	$1,200	$1.09	23d	1	1.23mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	1.25mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	1.25mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	1.29mi
5101 Oregon St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	43d	1	1.34mi
4915 Maplewood St Detroit, MI	3.0	1.0	1324	$1,100	$0.83	16d	1	1.40mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	5d	1	1.43mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	1.43mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	1.43mi
5440 Milford St Unit 1 Detroit, MI	2.0	1.0	850	$1,150	$1.35	43d	1	1.46mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	43d	1	1.47mi

Listing history 37 events

1. 2026-06-18
   days on market $114,900 Active 34 DOM
2. 2026-06-17
   days on market $114,900 Active 33 DOM
3. 2026-06-15
   days on market $114,900 Active 31 DOM
4. 2026-06-13
   days on market $114,900 Active 29 DOM
5. 2026-06-13
   days on market $114,900 Active 28 DOM
6. 2026-06-09
   days on market $114,900 Active 25 DOM
7. 2026-06-08
   days on market $114,900 Active 24 DOM
8. 2026-06-07
   days on market $114,900 Active 23 DOM
9. 2026-06-04
   days on market $114,900 Active 20 DOM
10. 2026-06-03
    days on market $114,900 Active 19 DOM
11. 2026-06-02
    days on market $114,900 Active 18 DOM
12. 2026-06-01
    days on market $114,900 Active 17 DOM
13. 2026-05-31
    days on market $114,900 Active 16 DOM
14. 2026-05-15
    listed $114,900 Active 469-char remark

    Show marketing remark (469 chars)

    Newly renovated corner brick bungalow with basement and garage. A solid investment opportunity in an established Detroit neighborhood. This property is tenant occupied, providing immediate value add to a rental portfolio for the next owner. The property is being sold with the tenant in place. No showings will be granted without an accepted offer. Do not disturb the tenant. All offers should be submitted sight unseen. Property is owned by licensed real estate agent.

15. 2026-05-15
    listed $114,900 Active 469-char remark

    Show marketing remark (469 chars)

    Newly renovated corner brick bungalow with basement and garage. A solid investment opportunity in an established Detroit neighborhood. This property is tenant occupied, providing immediate value add to a rental portfolio for the next owner. The property is being sold with the tenant in place. No showings will be granted without an accepted offer. Do not disturb the tenant. All offers should be submitted sight unseen. Property is owned by licensed real estate agent.

16. 2026-04-20
    historical
17. 2026-04-20
    historical
18. 2026-01-19
    listed $114,900 Active
19. 2026-01-18
    listed $114,900 Active
20. 2024-09-09
    historical $1,250
21. 2024-08-22
    price $1,250
22. 2024-08-02
    listed $1,350
23. 2022-09-21
    soldstatus $50,000
24. 2022-09-01
    historical
25. 2022-08-31
    historical
26. 2022-07-14
    listed $69,999 Active
27. 2022-07-14
    listed $69,999 Active
28. 2013-08-13
    historical
29. 2013-08-13
    historical
30. 2013-05-13
    listed $4,000
31. 2013-05-13
    listed $4,000
32. 2012-04-24
    soldstatus $4,200
33. 2012-04-24
    soldstatus $4,200
34. 2012-02-23
    historical
35. 2012-02-23
    historical
36. 2012-01-25
    listed $5,000
37. 2012-01-25
    listed $5,000

ⓘ 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: $2,805 · $234/mo
• Projected year-2 tax: $2,805 · $234/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 ≥96°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: $13,614
• − Mortgage interest: −$6,436
• − Property taxes: −$2,805
• − Insurance: −$574
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$3,343
• Taxable loss: −$1,722
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $558/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

+2198.0% since first listed

24 events — show timeline

• 2026-05-15 Listed $114,900 REALCOMP
• 2026-05-15 Listed $114,900 MiRealSource-MiMLS
• 2026-04-20 Listing Removed — REALCOMP
• 2026-04-20 Listing Removed — MiRealSource-MiMLS
• 2026-01-19 Listed $114,900 REALCOMP
• 2026-01-18 Listed $114,900 MiRealSource-MiMLS
• 2024-09-09 Rental Removed $1,250 REALSOURCE
• 2024-08-22 Price Changed $1,250 REALSOURCE
• 2024-08-02 Listed for Rent $1,350 REALSOURCE
• 2022-09-21 Sold (Public Records) $50,000 Public Records
• 2022-09-01 Listing Removed — REALCOMP
• 2022-08-31 Listing Removed — MiRealSource-MiMLS
• 2022-07-14 Listed $69,999 MiRealSource-MiMLS
• 2022-07-14 Listed $69,999 REALCOMP
• 2013-08-13 Listing Removed — REALCOMP
• 2013-08-13 Listing Removed — MiRealSource-MiMLS
• 2013-05-13 Listed $4,000 REALCOMP
• 2013-05-13 Listed $4,000 MiRealSource-MiMLS
• 2012-04-24 Sold (MLS) $4,200 MiRealSource-MiMLS
• 2012-04-24 Sold (MLS) $4,200 REALCOMP
• 2012-02-23 Listing Removed — MiRealSource-MiMLS
• 2012-02-23 Listing Removed — REALCOMP
• 2012-01-25 Listed $5,000 MiRealSource-MiMLS
• 2012-01-25 Listed $5,000 REALCOMP

Property tax history

+5.9%/yr

Latest (2025): $2,805 · +0.8% YoY. Source: county tax records.