8055 Gartner St · Detroit, MI 48209

$150,000

6 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 19 Days on market

Built 1924 3,049 sqft lot Est $149k · at est.

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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 +25.7/30.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.2/15.0
• 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

HIGHEST AND BEST OFFER BY SUNDAY MARCH 22 AT 6PM. OPEN HOUSE TODAY =MARCH 22 1PM-3PM. DUPLEX!!! 6 BEDROOMS! 2 FULL BATHS! LIVE IN ONE AND RENT OUT THE OTHER! Purchase with a Rent To Own/Land Contract agreement. $15,000 Down! and $1700/mo plus taxes and Insurance. Great custom wood work and a great location makes this an amazing opportunity IF YOU DDONT WANT TO GET A MORTGAGE. .Agent Owned

Key facts

• 3,049 sq ft lot
• 2 garage spots
• Built 1924

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% 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: 69 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,878/mo this rent would consume 52% of the median local household income ($43k/yr) (locally 831% 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask is 8724% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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: 1.25% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.28%
• DSCR: 1.46
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $149,112
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8810 Lafayette Blvd	0.57mi	5/2.0 (-1)	1,504 (+10%)	22mo	$130,000	$86	30
9182 Lafayette Blvd	0.67mi	5/2.0 (-1)	1,553 (+14%)	14mo	$170,000	$109	26

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: 31.8%
• Equity multiple: 3.49×
• Total profit: $104,701
• Equity at exit: $135,132

10-year hold

• IRR: 27.5%
• Equity multiple: 7.92×
• Total profit: $290,461
• Equity at exit: $291,417

Cash invested: $42,000 (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 48209

• Home prices YoY: 21.8%
• Active inventory: 69
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,878 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$274 /mo · $3,291/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $360

Break-even live

Break-even rent $1,422

Max offer price $150,000

Occupancy floor 76%

Sensitivity live

Price	-10% $445	-5% $402	+0% $360	+5% $317	+10% $275
Rent	-10% $212	-5% $286	+0% $360	+5% $434	+10% $508
Rate	-1.0pp $435	-0.5pp $398	base $360	+0.5pp $321	+1.0pp $282

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8804 Mason Pl Detroit, MI	5.0	2.0	1680	$2,800	$1.67	0d	1	0.37mi

Listing history 28 events

1. 2026-04-06
   historical $1,700

   Show marketing remark (391 chars)

   HIGHEST AND BEST OFFER BY SUNDAY MARCH 22 AT 6PM. OPEN HOUSE TODAY =MARCH 22 1PM-3PM. DUPLEX!!! 6 BEDROOMS! 2 FULL BATHS! LIVE IN ONE AND RENT OUT THE OTHER! Purchase with a Rent To Own/Land Contract agreement. $15,000 Down! and $1700/mo plus taxes and Insurance. Great custom wood work and a great location makes this an amazing opportunity IF YOU DDONT WANT TO GET A MORTGAGE. .Agent Owned

2. 2026-04-06
   status Pending

   Show marketing remark (391 chars)

   HIGHEST AND BEST OFFER BY SUNDAY MARCH 22 AT 6PM. OPEN HOUSE TODAY =MARCH 22 1PM-3PM. DUPLEX!!! 6 BEDROOMS! 2 FULL BATHS! LIVE IN ONE AND RENT OUT THE OTHER! Purchase with a Rent To Own/Land Contract agreement. $15,000 Down! and $1700/mo plus taxes and Insurance. Great custom wood work and a great location makes this an amazing opportunity IF YOU DDONT WANT TO GET A MORTGAGE. .Agent Owned

3. 2026-04-06
   status Pending 397-char remark

   Show marketing remark (391 chars)

   HIGHEST AND BEST OFFER BY SUNDAY MARCH 22 AT 6PM. OPEN HOUSE TODAY =MARCH 22 1PM-3PM. DUPLEX!!! 6 BEDROOMS! 2 FULL BATHS! LIVE IN ONE AND RENT OUT THE OTHER! Purchase with a Rent To Own/Land Contract agreement. $15,000 Down! and $1700/mo plus taxes and Insurance. Great custom wood work and a great location makes this an amazing opportunity IF YOU DDONT WANT TO GET A MORTGAGE. .Agent Owned

4. 2026-04-06
   status Pending 391-char remark

   Show marketing remark (391 chars)

   HIGHEST AND BEST OFFER BY SUNDAY MARCH 22 AT 6PM. OPEN HOUSE TODAY =MARCH 22 1PM-3PM. DUPLEX!!! 6 BEDROOMS! 2 FULL BATHS! LIVE IN ONE AND RENT OUT THE OTHER! Purchase with a Rent To Own/Land Contract agreement. $15,000 Down! and $1700/mo plus taxes and Insurance. Great custom wood work and a great location makes this an amazing opportunity IF YOU DDONT WANT TO GET A MORTGAGE. .Agent Owned

5. 2026-04-06
   status Pending

   Show marketing remark (391 chars)

   HIGHEST AND BEST OFFER BY SUNDAY MARCH 22 AT 6PM. OPEN HOUSE TODAY =MARCH 22 1PM-3PM. DUPLEX!!! 6 BEDROOMS! 2 FULL BATHS! LIVE IN ONE AND RENT OUT THE OTHER! Purchase with a Rent To Own/Land Contract agreement. $15,000 Down! and $1700/mo plus taxes and Insurance. Great custom wood work and a great location makes this an amazing opportunity IF YOU DDONT WANT TO GET A MORTGAGE. .Agent Owned

6. 2026-03-19
   listed $1,700
7. 2026-03-18
   listed $150,000 Active 397-char remark

   Show marketing remark (391 chars)

   HIGHEST AND BEST OFFER BY SUNDAY MARCH 22 AT 6PM. OPEN HOUSE TODAY =MARCH 22 1PM-3PM. DUPLEX!!! 6 BEDROOMS! 2 FULL BATHS! LIVE IN ONE AND RENT OUT THE OTHER! Purchase with a Rent To Own/Land Contract agreement. $15,000 Down! and $1700/mo plus taxes and Insurance. Great custom wood work and a great location makes this an amazing opportunity IF YOU DDONT WANT TO GET A MORTGAGE. .Agent Owned

8. 2026-03-18
   listed $150,000 Active

   Show marketing remark (391 chars)

   HIGHEST AND BEST OFFER BY SUNDAY MARCH 22 AT 6PM. OPEN HOUSE TODAY =MARCH 22 1PM-3PM. DUPLEX!!! 6 BEDROOMS! 2 FULL BATHS! LIVE IN ONE AND RENT OUT THE OTHER! Purchase with a Rent To Own/Land Contract agreement. $15,000 Down! and $1700/mo plus taxes and Insurance. Great custom wood work and a great location makes this an amazing opportunity IF YOU DDONT WANT TO GET A MORTGAGE. .Agent Owned

9. 2026-03-18
   listed $150,000 Active 391-char remark

   Show marketing remark (391 chars)

   HIGHEST AND BEST OFFER BY SUNDAY MARCH 22 AT 6PM. OPEN HOUSE TODAY =MARCH 22 1PM-3PM. DUPLEX!!! 6 BEDROOMS! 2 FULL BATHS! LIVE IN ONE AND RENT OUT THE OTHER! Purchase with a Rent To Own/Land Contract agreement. $15,000 Down! and $1700/mo plus taxes and Insurance. Great custom wood work and a great location makes this an amazing opportunity IF YOU DDONT WANT TO GET A MORTGAGE. .Agent Owned

10. 2026-03-18
    listed $150,000 Active

    Show marketing remark (391 chars)

    HIGHEST AND BEST OFFER BY SUNDAY MARCH 22 AT 6PM. OPEN HOUSE TODAY =MARCH 22 1PM-3PM. DUPLEX!!! 6 BEDROOMS! 2 FULL BATHS! LIVE IN ONE AND RENT OUT THE OTHER! Purchase with a Rent To Own/Land Contract agreement. $15,000 Down! and $1700/mo plus taxes and Insurance. Great custom wood work and a great location makes this an amazing opportunity IF YOU DDONT WANT TO GET A MORTGAGE. .Agent Owned

11. 2023-02-06
    soldstatus $90,000
12. 2023-01-17
    soldstatus $90,000 Sold
13. 2023-01-17
    soldstatus $90,000 Closed
14. 2022-12-28
    status Pending
15. 2022-12-28
    status Pending
16. 2022-12-28
    status Pending
17. 2022-12-28
    status Pending
18. 2022-12-22
    historical
19. 2022-12-22
    historical
20. 2022-12-02
    price $85,000
21. 2022-12-02
    price $85,000
22. 2022-12-01
    price $85,000
23. 2022-12-01
    price $85,000
24. 2022-11-17
    listed $95,000 Active
25. 2022-11-14
    listed $95,000 Active
26. 2022-11-08
    listed $95,000 Active
27. 2022-11-08
    historical
28. 2022-11-04
    listed $95,000 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: $3,291 · $274/mo
• Projected year-2 tax: $3,291 · $274/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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,531
• − Mortgage interest: −$8,402
• − Property taxes: −$3,291
• − Insurance: −$750
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$4,364
• Taxable income: $2,119
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $3,811/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): 27,184
• Household income: $43,161
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 831.0

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 Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% White 17% Two or more races 14% Black 6% Native American 2%
• Hispanic origin (detail): Mexican 58% Puerto Rican 7% Cuban 1%
• Common ancestry: Romanian 2% Lithuanian 0%
• Foreign-born: 26% · Canada
• Languages at home: 38% English-only · Spanish 62%

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: ▲ 73.77%
• Current HPI: 412.9753
• 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

-98.2% since first listed

28 events — show timeline

• 2026-04-06 Rental Removed $1,700 REALSOURCE
• 2026-04-06 Pending — REALCOMP
• 2026-04-06 Pending — REALCOMP
• 2026-04-06 Pending — MiRealSource-MiMLS
• 2026-04-06 Pending — MiRealSource-MiMLS
• 2026-03-19 Listed for Rent $1,700 REALSOURCE
• 2026-03-18 Listed $150,000 REALCOMP
• 2026-03-18 Listed $150,000 REALCOMP
• 2026-03-18 Listed $150,000 MiRealSource-MiMLS
• 2026-03-18 Listed $150,000 MiRealSource-MiMLS
• 2023-02-06 Sold (Public Records) $90,000 Public Records
• 2023-01-17 Sold (MLS) $90,000 MiRealSource-MiMLS
• 2023-01-17 Sold (MLS) $90,000 REALCOMP
• 2022-12-28 Pending — MiRealSource-MiMLS
• 2022-12-28 Pending — MiRealSource-MiMLS
• 2022-12-28 Pending — REALCOMP
• 2022-12-28 Pending — REALCOMP
• 2022-12-22 Listing Removed — MiRealSource-MiMLS
• 2022-12-22 Listing Removed — REALCOMP
• 2022-12-02 Price Changed $85,000 MiRealSource-MiMLS
• 2022-12-02 Price Changed $85,000 MiRealSource-MiMLS
• 2022-12-01 Price Changed $85,000 REALCOMP
• 2022-12-01 Price Changed $85,000 REALCOMP
• 2022-11-17 Listed $95,000 REALCOMP
• 2022-11-14 Listed $95,000 MiRealSource-MiMLS
• 2022-11-08 Listed $95,000 REALCOMP
• 2022-11-08 Coming Soon — REALCOMP
• 2022-11-04 Listed $95,000 MiRealSource-MiMLS

Property tax history

+13.9%/yr

Latest (2025): $3,291 · -10.7% YoY. Source: county tax records.