12088 Archdale St · Detroit, MI 48227

$77,000

2 bd · 1.0 ba · 747 sqft · SingleFamily public records · 68 Days on market

Built 1948 4,356 sqft lot $103/sqft · 39% above area Est $55k · 39% over

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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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint, cozy, and brimming with opportunity, this charming 2-bedroom, 1-bath bungalow offers a delightful canvas for both homeowners and savvy investors alike. The main level provides comfortable, functional living spaces, while the expansive upper level offers exciting potential—ready to be transformed into additional living quarters, a private retreat, or tailored to suit your unique vision and lifestyle needs. Currently tenant-occupied on a month-to-month basis at $950/mo, this property offers immediate flexibility—continue as an income-producing asset or transition seamlessly into owner occupancy. Whether you’re seeking a charming place to call home or a promising addition to your portfolio, this bungalow presents a compelling blend of character, versatility, and future value.

Key facts

• 4,356 sq ft lot
• Built 1948
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $72k (6.0% 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 rising fast (+5.6%/yr); 385 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 35% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k 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 + 5.6% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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: 1.40% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.91%
• DSCR: 1.71
• GRM: 5.9

CMA / ARV

• ARV (median comp): $55,343
• List price: $77,000
• Delta: 39.13%
• 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
12876 Faust Ave	0.60mi	2/1.0	760 (+2%)	2mo	$44,999	$59	67
12900 Faust Ave	0.62mi	2/1.0	735 (-2%)	6mo	$18,500	$25	64
9950 Memorial St	0.55mi	3/1.0 (+1)	746 (-0%)	7mo	$5,500	$7	63
12656 Mettetal St	0.60mi	2/1.0	803 (+8%)	2mo	$72,872	$91	58
13563 Faust Ave	0.74mi	2/1.0	775 (+4%)	5mo	$60,000	$77	55
12217 Mansfield St	0.60mi	2/1.0	683 (-9%)	4mo	$46,000	$67	54
11414 Abington Ave	0.38mi	3/1.0 (+1)	849 (+14%)	10mo	$100,000	$118	46
13557 Faust Ave	0.74mi	3/1.0 (+1)	699 (-6%)	5mo	$40,000	$57	46
12690 Asbury Park	0.57mi	3/2.0 (+1)	826 (+11%)	2mo	$85,000	$103	45
9965 Asbury Park	0.64mi	3/1.0 (+1)	824 (+10%)	6mo	$60,000	$73	43
13538 Rosemont Ave	0.66mi	3/1.0 (+1)	825 (+10%)	11mo	$53,000	$64	38
13580 Southfield Fwy	0.68mi	2/1.0	848 (+14%)	12mo	$31,500	$37	36

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.40×
• Total profit: $8,649
• Equity at exit: $11,481

10-year hold

• IRR: 21.1%
• Equity multiple: 3.02×
• Total profit: $43,616
• Equity at exit: $6,658

Cash invested: $21,560 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,080 high
• Mortgage (P&I): −$404
• Tax from tax record: −$132 /mo · $1,579/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $286

Break-even live

Break-even rent $718

Max offer price $77,000

Occupancy floor 69%

Sensitivity live

Price	-10% $329	-5% $308	+0% $286	+5% $264	+10% $242
Rent	-10% $200	-5% $243	+0% $286	+5% $328	+10% $371
Rate	-1.0pp $325	-0.5pp $305	base $286	+0.5pp $266	+1.0pp $246

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12611 Memorial St Unit 629104 Detroit, MI	1.0	1.0	700	$995	$1.42	44d	1	0.32mi
12611 Memorial St Unit 629203 Detroit, MI	1.0	1.0	635	$995	$1.57	25d	1	0.32mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	0.59mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.79mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	0.99mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	44d	1	1.13mi
18401 Joy Rd Unit 8 Detroit, MI	1.0	1.0	600	$875	$1.46	44d	1	1.30mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	25d	1	1.38mi
20237 W Chicago Detroit, MI	1.0	1.0	650	$850	$1.31	44d	1	1.43mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	1.47mi

Listing history 33 events

1. 2026-06-18
   days on market $77,000 Active 68 DOM
2. 2026-06-17
   days on market $77,000 Active 67 DOM
3. 2026-06-15
   days on market $77,000 Active 65 DOM
4. 2026-06-13
   days on market $77,000 Active 63 DOM
5. 2026-06-13
   days on market $77,000 Active 62 DOM
6. 2026-06-09
   days on market $77,000 Active 59 DOM
7. 2026-06-08
   days on market $77,000 Active 58 DOM
8. 2026-06-07
   days on market $77,000 Active 57 DOM
9. 2026-06-04
   days on market $77,000 Active 54 DOM
10. 2026-06-03
    days on market $77,000 Active 53 DOM
11. 2026-06-02
    days on market $77,000 Active 52 DOM
12. 2026-06-01
    days on market $77,000 Active 51 DOM
13. 2026-05-31
    days on market $77,000 Active 50 DOM
14. 2026-04-11
    listed $77,000 Active 809-char remark

    Show marketing remark (809 chars)

    Quaint, cozy, and brimming with opportunity, this charming 2-bedroom, 1-bath bungalow offers a delightful canvas for both homeowners and savvy investors alike. The main level provides comfortable, functional living spaces, while the expansive upper level offers exciting potential—ready to be transformed into additional living quarters, a private retreat, or tailored to suit your unique vision and lifestyle needs. Currently tenant-occupied on a month-to-month basis at $950/mo, this property offers immediate flexibility—continue as an income-producing asset or transition seamlessly into owner occupancy. Whether you’re seeking a charming place to call home or a promising addition to your portfolio, this bungalow presents a compelling blend of character, versatility, and future value.

15. 2026-04-07
    listed $77,000 Active 795-char remark

    Show marketing remark (795 chars)

    Quaint, cozy, and brimming with opportunity, this charming 2-bedroom, 1-bath bungalow offers a delightful canvas for both homeowners and savvy investors alike. The main level provides comfortable, functional living spaces, while the expansive upper level offers exciting potential - ready to be transformed into additional living quarters, a private retreat, or tailored to suit your unique vision and lifestyle needs. Currently tenant-occupied on a month-to-month basis at $950/mo, this property offers immediate flexibility - continue as an income-producing asset or transition seamlessly into owner occupancy. Whether you're seeking a charming place to call home or a promising addition to your portfolio, this bungalow presents a compelling blend of character, versatility, and future value.

16. 2026-04-06
    historical
17. 2026-03-27
    status Active
18. 2026-03-27
    historical
19. 2026-03-05
    status Active
20. 2026-03-05
    status Active
21. 2026-02-16
    historical
22. 2026-02-16
    historical
23. 2026-01-22
    listed $79,000 Active
24. 2026-01-22
    listed $79,000 Active
25. 2024-03-14
    soldstatus $95,000
26. 2021-07-14
    soldstatus $34,900 Sold
27. 2021-07-14
    soldstatus $34,900 Closed
28. 2021-06-30
    status Pending
29. 2021-06-30
    status Pending
30. 2021-06-22
    listed $34,900 Active
31. 2021-06-22
    listed $34,900 Active
32. 2021-06-20
    historical $34,900
33. 2021-06-20
    historical $34,900

ⓘ 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: $1,579 · $132/mo
• Projected year-2 tax: $1,579 · $132/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 ≥98°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: $12,960
• − Mortgage interest: −$4,313
• − Property taxes: −$1,579
• − Insurance: −$385
• − Repairs & maintenance: −$1,037
• − Management: −$1,037
• − Depreciation: −$2,240
• Taxable income: $2,370
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $2,861/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+120.6% since first listed

20 events — show timeline

• 2026-04-11 Listed $77,000 REALCOMP
• 2026-04-07 Listed $77,000 MiRealSource-MiMLS
• 2026-04-06 Listing Removed — MiRealSource-MiMLS
• 2026-03-27 Relisted — REALCOMP
• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-05 Relisted — REALCOMP
• 2026-03-05 Relisted — MiRealSource-MiMLS
• 2026-02-16 Listing Removed — REALCOMP
• 2026-02-16 Listing Removed — MiRealSource-MiMLS
• 2026-01-22 Listed $79,000 REALCOMP
• 2026-01-22 Listed $79,000 MiRealSource-MiMLS
• 2024-03-14 Sold (Public Records) $95,000 Public Records
• 2021-07-14 Sold (MLS) $34,900 MiRealSource-MiMLS
• 2021-07-14 Sold (MLS) $34,900 REALCOMP
• 2021-06-30 Pending — MiRealSource-MiMLS
• 2021-06-30 Pending — REALCOMP
• 2021-06-22 Listed $34,900 MiRealSource-MiMLS
• 2021-06-22 Listed $34,900 REALCOMP
• 2021-06-20 Coming Soon $34,900 MiRealSource-MiMLS
• 2021-06-20 Coming Soon $34,900 REALCOMP

Property tax history

+5.6%/yr

Latest (2025): $1,579 · +23.8% YoY. Source: county tax records.