Detroit Townhouse for $11,500: A Renovation Opportunity at 8245 Manor St
Finding a property in Detroit for $11,500 is likely to attract attention from investors, first-time buyers, renovators, and anyone interested in affordable real estate. Located at 8245 Manor St, Detroit, MI 48204, this two-story townhouse presents an opportunity to acquire a property with approximately 1,784 square feet of interior living space at a relatively low asking price.
The property features 2 bedrooms, 1 full bathroom, an unfinished basement, public water and sewer, natural gas forced-air heating, and brick construction. It was built in 1944 and is described as a Detroit Land Bank Authority opportunity that is ready for renovation.
However, this is not a move-in-ready home. The listing specifically states that the property is being sold as-is and requires renovation. Buyers should therefore evaluate the property based on its complete renovation and development requirements rather than looking only at the $11,500 purchase price.
For investors and buyers willing to take on a rehabilitation project, 8245 Manor St offers an interesting example of the types of low-cost Detroit properties currently available.
8245 Manor St Property Overview
Here are the main details of the property based on the supplied listing information:
| Property Detail | Information |
|---|---|
| Asking Price | $11,500 |
| Address | 8245 Manor St, Detroit, MI 48204 |
| Property Type | Townhouse |
| Architectural Style | Colonial / Townhouse |
| Bedrooms | 2 |
| Bathrooms | 1 full bathroom |
| Interior Living Area | 1,784 sq. ft. |
| Year Built | 1944 |
| Stories | 2 |
| Basement | Unfinished |
| Garage | None |
| Heating | Forced Air, Natural Gas |
| Water | Public |
| Sewer | Public Sewer |
| Construction | Brick |
| Foundation | Basement with Brick Mortar |
| HOA | None |
| Sale Condition | As-Is |
| Sale Terms | Cash, FHA 203(k) listed |
| Tax Assessed Value | $22,900 |
| Annual Tax Amount | $1,691 |
| MLS | 20261064532 |
The listing also identifies the property as government owned, with the Detroit Land Bank Authority involved in the sale.
A $11,500 Detroit Real Estate Opportunity
The most obvious feature of 8245 Manor St is its $11,500 asking price.
A purchase price at this level is unusual compared with conventional move-in-ready homes, but the low acquisition cost also comes with an important qualification: this property is being sold as a renovation opportunity.
The listing describes it as being ready for renovation and identifies potential buyers such as investors, developers, and owner-occupants interested in restoring the property.
The purchase price should therefore be viewed as the beginning of the financial calculation rather than the complete cost of acquiring a usable home.
A buyer should consider renovation expenses, inspections, permits, insurance, taxes, financing, utilities, professional services, and other costs associated with bringing an older property back into service.
Two-Story Townhouse Built in 1944
The property was constructed in 1944 and is identified as a two-story townhouse with Colonial architectural characteristics.
Brick construction gives the property a traditional appearance and can provide a distinctive exterior compared with many other types of residential construction.
The home has two levels, with the bedrooms located on the second floor and the main living spaces listed on the entry level.
The overall layout provides approximately 1,784 square feet of interior living area, which is a substantial amount of space for a two-bedroom property.
That square footage could provide flexibility during a renovation, although buyers should verify all dimensions and measurements independently before making construction plans.
Two Bedrooms and One Full Bathroom
The townhouse includes two bedrooms and one full bathroom.
The first listed bedroom is located on the second level and measures approximately 10 x 10 feet, while the second bedroom is listed at approximately 12 x 10 feet.
The bathroom is also located within the residential layout, although the supplied listing information does not provide a detailed dimension for it.
A two-bedroom configuration can be suitable for a variety of residential purposes, including an owner-occupied home, rental property, or renovated starter residence.
The final usefulness of the layout will depend on the property’s existing condition and what changes are permitted during renovation.
Living Room and Kitchen
The entry level includes a listed living room measuring approximately 15 x 12 feet, providing a dedicated main gathering space.
The kitchen is listed at approximately 12 x 9 feet.
These spaces offer a starting point for a renovation plan. Depending on the condition of the existing interior, a future owner could potentially update flooring, cabinetry, countertops, lighting, appliances, walls, and other finishes.
However, the condition of the existing mechanical systems and utilities should be established before developing a renovation budget.
A professional inspection can help identify problems that may not be visible from the property’s listing photos or basic description.
Unfinished Basement Provides Additional Space
The property has an unfinished basement.
Basements can provide useful space for storage, mechanical systems, laundry, workshops, or other purposes, depending on the property’s configuration and local requirements.
The listing does not identify the basement as finished living space, so buyers should not assume that the entire basement can legally or practically be converted into additional bedrooms or living areas.
Before considering basement renovations, buyers should investigate moisture, drainage, foundation condition, ceiling height, electrical systems, plumbing, ventilation, egress requirements, and applicable building codes.
An unfinished basement can be useful, but converting it into habitable space may require significant additional work.
Brick Exterior Adds Traditional Character
The home is constructed with brick, which contributes to its traditional appearance and distinguishes it from properties constructed primarily with wood or vinyl siding.
The condition of the brick exterior should be inspected carefully.
Older masonry can experience issues involving mortar deterioration, cracks, water penetration, damaged bricks, or problems around windows and doors.
A qualified professional can determine whether the exterior requires simple maintenance or more extensive masonry restoration.
Preserving the existing brick where practical could also help maintain the architectural character of the townhouse.
Natural Gas Forced-Air Heating
The listing identifies forced-air heating using natural gas.
Existing heating infrastructure can be an important consideration when evaluating a renovation property.
However, buyers should not assume that the system is operational simply because it is listed in the property’s features.
The furnace, ductwork, controls, gas connections, and ventilation should be professionally evaluated.
If the system is outdated or nonfunctional, replacement could become an important part of the renovation budget.
A heating professional can determine whether the current system is capable of safely and effectively heating the renovated property.
Public Water and Public Sewer
The property is listed with public water and public sewer.
This can simplify certain aspects of renovation compared with rural properties that require private wells and septic systems.
Nevertheless, buyers should verify that the connections are active and determine whether there are any outstanding utility issues, unpaid balances, service requirements, or necessary repairs.
The condition of the property’s interior plumbing should also be investigated.
Older homes can require replacement or modernization of supply lines, drains, fixtures, and other plumbing components.
No Garage
One consideration for prospective buyers is that the property does not have a garage.
Parking availability can be relevant for both owner-occupants and potential rental properties.
The listing identifies the parking configuration as having no garage, so buyers should examine the available parking arrangement and confirm any applicable local requirements.
For an investor evaluating the property as a rental, parking can also be an important factor when researching comparable properties in the surrounding area.
No HOA
The property is listed as having no homeowners association.
For some buyers, the absence of an HOA can provide more flexibility because there are no association dues or HOA-specific architectural rules listed in the supplied information.
However, the absence of an HOA does not eliminate municipal zoning, building codes, property maintenance requirements, or other legal obligations.
Buyers should still verify all applicable local regulations before beginning renovation work.
Detroit Land Bank Authority Property
One of the most important aspects of this listing is its relationship with the Detroit Land Bank Authority.
The property is specifically presented as a Detroit Land Bank Authority opportunity.
The listing states that purchasers must comply with Detroit Land Bank Authority requirements.
This means buyers should carefully review all applicable purchase conditions before submitting an offer or committing funds.
Government-owned properties can have procedures and requirements that differ from ordinary private real estate transactions.
A prospective buyer should understand the obligations associated with acquiring and renovating a DLBA property, including any deadlines, development requirements, documentation, inspections, or other conditions that may apply.
Clean Title According to the Listing
The listing states that the property has a clean title.
That is an important piece of information for a potential purchaser, but buyers should still conduct their own title and legal due diligence.
A title professional can help verify ownership records, liens, easements, encumbrances, and other matters that could affect the transaction.
The phrase “clean title” in the listing should therefore be considered a useful indication while still confirming the exact legal status through appropriate professional channels.
Important Detroit Land Bank Tax Capture Provision
Potential buyers should pay particular attention to the DLBA tax capture disclosure included with the listing.
According to the supplied information, the Detroit Land Bank Authority is entitled to a tax capture for the five tax years following the transfer of ownership.
The listing also states that this tax capture may be incompatible with certain tax abatements that could otherwise be available to the purchaser.
The DLBA may review requests to waive its tax capture rights and may require a payment in lieu of taxes in order to approve such requests.
The amount of such a payment would be determined after reviewing the development pro forma and the impact of any tax abatement on purchase and development financing.
This is a significant consideration for investors.
Anyone evaluating the property should review the current DLBA requirements directly and understand how the tax provisions could affect the property’s renovation budget and long-term financial planning.
FHA 203(k) Financing Is Listed
The listing identifies cash and FHA 203(k) among the available sale terms.
An FHA 203(k) loan can be associated with financing the purchase and rehabilitation of eligible properties, but buyers should not assume they automatically qualify.
Eligibility depends on the borrower, property, lender, renovation scope, and applicable FHA requirements.
Anyone interested in financing the renovation should speak with an appropriate lender before relying on this option.
For a property requiring rehabilitation, understanding financing requirements before making an offer can be particularly important.
Renovation Potential for Investors
The property is specifically marketed toward investors, developers, and owner-occupants.
An investor might evaluate the opportunity by comparing the acquisition price and estimated renovation costs with current comparable properties in the area.
The calculation should include more than just construction materials and labor.
A realistic renovation budget may need to account for:
- Property inspection
- Structural repairs
- Roofing
- Electrical work
- Plumbing
- Heating
- Windows and doors
- Kitchen renovation
- Bathroom renovation
- Flooring
- Interior finishes
- Exterior repairs
- Permits
- Professional fees
- Insurance
- Property taxes
- Utility expenses
- Financing costs
- Contingency reserves
The actual costs can only be determined through property-specific inspections and contractor estimates.
Potential Owner-Occupant Opportunity
Although investors may be interested in 8245 Manor St, the property could also appeal to an owner-occupant willing to undertake a substantial renovation.
The two-bedroom layout and 1,784 square feet of interior space provide a reasonable foundation for a future residence.
A buyer could potentially create a personalized home while retaining some of the property’s original architectural characteristics.
However, the renovation timeline and total cost should be carefully evaluated.
A low purchase price does not necessarily mean the property will require only a small amount of money to become habitable.
Established Residential Neighborhood
The listing describes the surrounding area as consisting of established residential neighborhoods and ongoing residential investment and redevelopment.
It also identifies nearby access to major roadways, public transportation, parks, shopping, dining, and other Detroit amenities.
For a potential buyer, these surrounding factors can be relevant when considering future residential use.
However, neighborhood conditions can vary significantly from one block to another.
Anyone considering the property should conduct an in-person evaluation and independently research nearby properties, recent sales, rental conditions, zoning, municipal services, and development activity.
Detroit’s West Side
8245 Manor St is located in Detroit’s 48204 ZIP code, on the city’s west side.
The listing describes the broader area as containing a mixture of historic residential properties and redevelopment projects.
For buyers interested in Detroit real estate, the location may be relevant because the property is situated within an established urban residential environment rather than an isolated rural setting.
Access to roads and public transportation can also be important considerations for residents and rental-property owners.
As with any urban real estate purchase, buyers should evaluate the specific block and surrounding properties rather than relying solely on broader neighborhood descriptions.
What Should Buyers Inspect?
A thorough inspection is particularly important for a property sold as-is.
Potential buyers should consider having qualified professionals examine the following:
Foundation
The basement and brick-mortar foundation should be inspected for cracking, movement, moisture, deterioration, and other structural concerns.
Roof
The roof should be evaluated for age, leaks, damaged materials, flashing problems, and remaining useful life.
Electrical System
The electrical panel, wiring, outlets, switches, grounding, and service capacity should be checked.
Plumbing
Water supply and drainage systems should be inspected for leaks, deterioration, or required replacement.
Heating System
The natural-gas forced-air system should be tested and evaluated for safety and functionality.
Windows and Exterior Doors
Older windows and doors can affect energy efficiency, security, water infiltration, and overall renovation costs.
Interior
Walls, ceilings, floors, kitchen, bathroom, basement, stairs, and other interior components should be examined for damage and deterioration.
Verify Zoning Before Renovating
Buyers should independently verify the property’s current zoning and permitted uses.
The listing specifically advises purchasers to conduct their own due diligence regarding zoning, intended use, neighborhood conditions, comparable properties, utilities, measurements, property condition, and development requirements.
This is especially important if the buyer intends to make major structural changes, add an additional dwelling unit, modify the property’s use, or pursue a rental or redevelopment strategy.
Never assume that a planned renovation is automatically permitted simply because a similar property nearby has been renovated in a particular way.
What Makes This Property Different?
The combination of a $11,500 asking price, 1,784 square feet, two bedrooms, brick construction, an unfinished basement, public utilities, and a Detroit Land Bank Authority ownership structure makes 8245 Manor St different from an ordinary Detroit home listing.
The low entry price may be the initial attraction, but the property’s real story is the renovation opportunity.
For a buyer with construction experience or access to qualified contractors, the property could provide a starting point for a significant rehabilitation project.
For someone seeking a finished home that requires little work, the listing’s as-is condition makes it a very different proposition.
A Low Purchase Price Does Not Equal a Low Total Investment
It is worth emphasizing that the $11,500 asking price should not be confused with the property’s total cost after renovation.
A property requiring rehabilitation can involve expenses many times greater than its initial purchase price.
The buyer should therefore establish a realistic project budget before closing.
One useful approach is to obtain multiple contractor estimates, identify the most urgent repairs, investigate permit requirements, and maintain a contingency reserve for unexpected problems.
Older properties can reveal additional issues once walls, floors, ceilings, or mechanical systems are opened.
Final Thoughts on 8245 Manor St
8245 Manor St, Detroit, MI 48204, is a distinctive low-priced real estate opportunity for buyers interested in renovation and redevelopment.
Listed at $11,500, the property offers approximately 1,784 square feet of interior space, two bedrooms, one full bathroom, an unfinished basement, brick construction, public water and sewer, and natural-gas forced-air heating.
The home was built in 1944 and is described as a Colonial-style townhouse.
The property is being sold as-is and is presented as a renovation opportunity through the Detroit Land Bank Authority. The listing states that the title is clean, while also outlining specific DLBA requirements and a potential five-year tax capture provision that prospective purchasers should understand before proceeding.
For an investor, the central question is not simply whether $11,500 is a low purchase price. The more important questions involve the property’s renovation requirements, total project cost, zoning, financing, taxes, neighborhood comparables, and potential future use.
For an owner-occupant, the property could provide an opportunity to create a personalized Detroit residence, but only after determining whether the renovation is financially and practically feasible.
For anyone considering the property, professional inspections and detailed due diligence should come before making assumptions about the final condition or future value.
Property Details at a Glance
Address: 8245 Manor St, Detroit, MI 48204
Asking Price: $11,500
Property Type: Townhouse
Year Built: 1944
Bedrooms: 2
Bathrooms: 1 full bathroom
Interior Area: 1,784 sq. ft.
Stories: 2
Basement: Unfinished
Construction: Brick
Heating: Forced Air / Natural Gas
Water: Public
Sewer: Public Sewer
Garage: None
HOA: None
Tax Assessed Value: $22,900
Annual Taxes: $1,691, according to the supplied listing
Sale Terms: Cash / FHA 203(k) listed
Condition: Renovation required; sold as-is
MLS: 20261064532
Final Buyer Reminder
The information in this article is based on the property details supplied from the listing. Measurements, utilities, zoning, taxes, property condition, title, financing options, DLBA requirements, development requirements, and renovation feasibility should all be independently verified before purchasing.
For the most accurate and current information, prospective buyers should contact the listing agent and review the applicable Detroit Land Bank Authority requirements before making an offer.
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