12714 Birwood St · Detroit, MI 48238

$90,000

4 bd · 1.0 ba · 1,406 sqft · SingleFamily public records · 269 Days on market

Built 1928 3,920 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious bungalow is the perfect place to call home. Updated main floor bath, beautiful wood floors, and curb appeal. Buyer pays $495 transaction fee to listing Brokerage at closing. BATVAI. All room sizes are estimates. Land Contract Down Payment $60,000.00 * Land Contract Interest Rate 9 * Land Contract Monthly Payment $1,500.00 * Land Contract Term (# Mths) 24 With a final Balloon payment

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1928

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/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.
• Cap rate 13.0% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising fast (+6.1%/yr); 346 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,371/mo this rent would consume 49% of the median local household income ($33k/yr) (locally 2172% 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 + 6.1% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y 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 $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 269 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 1928 — 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: 1.52% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.13%
• DSCR: 2.07
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $57,646
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12162 Kentucky St	0.38mi	3/1.0 (-1)	1,415 (+1%)	4mo	$42,000	$30	73
13176 Manor St	0.27mi	3/1.5 (-1)	1,478 (+5%)	2mo	$60,500	$41	70
12027 Manor St	0.49mi	3/1.0 (-1)	1,340 (-5%)	3mo	$86,750	$65	61
12667 Sorrento St	0.49mi	3/1.0 (-1)	1,309 (-7%)	0mo	$65,000	$50	60
11931 Wisconsin St	0.49mi	3/3.0 (-1)	1,407 (+0%)	5mo	$135,900	$97	60
13586 Indiana St	0.47mi	3/1.0 (-1)	1,298 (-8%)	2mo	$30,000	$23	59
13955 Ohio St	0.62mi	3/1.0 (-1)	1,448 (+3%)	5mo	$37,000	$26	57
12303 Cloverlawn St	0.60mi	3/1.5 (-1)	1,454 (+3%)	4mo	$58,500	$40	56
12096 Meyers Rd	0.45mi	3/1.0 (-1)	1,248 (-11%)	0mo	$30,000	$24	55
13581 Cloverlawn St	0.65mi	4/2.0	1,240 (-12%)	4mo	$143,000	$115	43
13192 Schoolcraft	0.74mi	4/1.0	1,219 (-13%)	1mo	$32,000	$26	42
13903 Cloverlawn Ave	0.71mi	3/1.5 (-1)	1,265 (-10%)	5mo	$140,000	$111	40

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.88×
• Total profit: $22,145
• Equity at exit: $13,419

10-year hold

• IRR: 30.9%
• Equity multiple: 4.19×
• Total profit: $80,358
• 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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,371 high
• Mortgage (P&I): −$472
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $507

Break-even live

Break-even rent $729

Max offer price $90,000

Occupancy floor 58%

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 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	0.07mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	14d	1	0.33mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	4d	1	0.48mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	0.51mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	43d	1	0.60mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	0.69mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	0.82mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	43d	1	0.83mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	1d	1	0.83mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	0.83mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	12d	1	0.96mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	43d	1	1.00mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	1.07mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	16d	1	1.10mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	1.18mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	4d	1	1.19mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	4d	1	1.22mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.24mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	1.24mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	1.29mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	1.31mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	16d	1	1.33mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	43d	1	1.34mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	43d	1	1.37mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	43d	1	1.38mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	1.38mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	1.40mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	4d	1	1.40mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	2d	1	1.45mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	1.46mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.47mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	16d	1	1.49mi

Listing history 30 events

1. 2024-12-17
   status Pending
2. 2024-09-13
   status Pending 402-char remark

   Show marketing remark (402 chars)

   This spacious bungalow is the perfect place to call home. Updated main floor bath, beautiful wood floors, and curb appeal. Buyer pays $495 transaction fee to listing Brokerage at closing. BATVAI. All room sizes are estimates. Land Contract Down Payment $60,000.00 * Land Contract Interest Rate 9 * Land Contract Monthly Payment $1,500.00 * Land Contract Term (# Mths) 24 With a final Balloon payment

3. 2024-09-13
   status Pending

   Show marketing remark (402 chars)

   This spacious bungalow is the perfect place to call home. Updated main floor bath, beautiful wood floors, and curb appeal. Buyer pays $495 transaction fee to listing Brokerage at closing. BATVAI. All room sizes are estimates. Land Contract Down Payment $60,000.00 * Land Contract Interest Rate 9 * Land Contract Monthly Payment $1,500.00 * Land Contract Term (# Mths) 24 With a final Balloon payment

4. 2024-01-04
   status Active 402-char remark

   Show marketing remark (402 chars)

   This spacious bungalow is the perfect place to call home. Updated main floor bath, beautiful wood floors, and curb appeal. Buyer pays $495 transaction fee to listing Brokerage at closing. BATVAI. All room sizes are estimates. Land Contract Down Payment $60,000.00 * Land Contract Interest Rate 9 * Land Contract Monthly Payment $1,500.00 * Land Contract Term (# Mths) 24 With a final Balloon payment

5. 2024-01-04
   status Active

   Show marketing remark (402 chars)

   This spacious bungalow is the perfect place to call home. Updated main floor bath, beautiful wood floors, and curb appeal. Buyer pays $495 transaction fee to listing Brokerage at closing. BATVAI. All room sizes are estimates. Land Contract Down Payment $60,000.00 * Land Contract Interest Rate 9 * Land Contract Monthly Payment $1,500.00 * Land Contract Term (# Mths) 24 With a final Balloon payment

6. 2024-01-01
   historical 402-char remark

   Show marketing remark (402 chars)

   This spacious bungalow is the perfect place to call home. Updated main floor bath, beautiful wood floors, and curb appeal. Buyer pays $495 transaction fee to listing Brokerage at closing. BATVAI. All room sizes are estimates. Land Contract Down Payment $60,000.00 * Land Contract Interest Rate 9 * Land Contract Monthly Payment $1,500.00 * Land Contract Term (# Mths) 24 With a final Balloon payment

7. 2024-01-01
   historical

   Show marketing remark (402 chars)

   This spacious bungalow is the perfect place to call home. Updated main floor bath, beautiful wood floors, and curb appeal. Buyer pays $495 transaction fee to listing Brokerage at closing. BATVAI. All room sizes are estimates. Land Contract Down Payment $60,000.00 * Land Contract Interest Rate 9 * Land Contract Monthly Payment $1,500.00 * Land Contract Term (# Mths) 24 With a final Balloon payment

8. 2023-12-15
   listed $90,000 Active
9. 2023-12-09
   listed $90,000 Active 402-char remark

   Show marketing remark (402 chars)

   This spacious bungalow is the perfect place to call home. Updated main floor bath, beautiful wood floors, and curb appeal. Buyer pays $495 transaction fee to listing Brokerage at closing. BATVAI. All room sizes are estimates. Land Contract Down Payment $60,000.00 * Land Contract Interest Rate 9 * Land Contract Monthly Payment $1,500.00 * Land Contract Term (# Mths) 24 With a final Balloon payment

10. 2022-09-29
    historical
11. 2022-09-29
    historical
12. 2022-09-23
    status Active
13. 2022-07-28
    historical
14. 2022-03-11
    status Active
15. 2022-03-11
    status Active
16. 2022-02-25
    status Pending
17. 2021-10-18
    historical
18. 2021-10-15
    status Pending
19. 2021-10-12
    historical
20. 2021-10-09
    status Pending
21. 2021-10-09
    status Pending
22. 2021-09-28
    listed $90,000 Active
23. 2021-09-28
    listed $90,000 Active
24. 2020-10-07
    soldstatus $75,000
25. 2020-08-24
    soldstatus $75,000 Sold
26. 2020-08-24
    soldstatus $75,000 Closed
27. 2020-08-05
    status Pending
28. 2020-08-05
    status Pending
29. 2020-07-01
    listed $75,000 Active
30. 2020-07-01
    listed $75,000 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: $802 · $67/mo
• Projected year-2 tax: $1,094 · $91/mo
• Expected delta: +$292/yr (+$24/mo · 36.5%)

ⓘ 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 ≥97°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: $16,450
• − Mortgage interest: −$5,041
• − Property taxes: −$802
• − Insurance: −$450
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$2,618
• Taxable income: $4,907
• Est. tax owed @ 24.0%: −$1,178
• After-tax cash flow: $4,902/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 1%

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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+20.0% since first listed

30 events — show timeline

• 2024-12-17 Pending — REALCOMP
• 2024-09-13 Pending — MiRealSource-MiMLS
• 2024-09-13 Pending — REALCOMP
• 2024-01-04 Relisted — MiRealSource-MiMLS
• 2024-01-04 Relisted — REALCOMP
• 2024-01-01 Listing Removed — MiRealSource-MiMLS
• 2024-01-01 Listing Removed — REALCOMP
• 2023-12-15 Listed $90,000 REALCOMP
• 2023-12-09 Listed $90,000 MiRealSource-MiMLS
• 2022-09-29 Listing Removed — MiRealSource-MiMLS
• 2022-09-29 Listing Removed — REALCOMP
• 2022-09-23 Relisted — REALCOMP
• 2022-07-28 Listing Removed — REALCOMP
• 2022-03-11 Relisted — MiRealSource-MiMLS
• 2022-03-11 Relisted — REALCOMP
• 2022-02-25 Pending — REALCOMP
• 2021-10-18 Listing Removed — REALCOMP
• 2021-10-15 Pending — REALCOMP
• 2021-10-12 Listing Removed — REALCOMP
• 2021-10-09 Pending — MiRealSource-MiMLS
• 2021-10-09 Pending — REALCOMP
• 2021-09-28 Listed $90,000 MiRealSource-MiMLS
• 2021-09-28 Listed $90,000 REALCOMP
• 2020-10-07 Sold (Public Records) $75,000 Public Records
• 2020-08-24 Sold (MLS) $75,000 MiRealSource-MiMLS
• 2020-08-24 Sold (MLS) $75,000 REALCOMP
• 2020-08-05 Pending — MiRealSource-MiMLS
• 2020-08-05 Pending — REALCOMP
• 2020-07-01 Listed $75,000 MiRealSource-MiMLS
• 2020-07-01 Listed $75,000 REALCOMP

Property tax history

-4.0%/yr

Latest (2025): $802 · -54.7% YoY. Source: county tax records.