12000 Plainview Ave · Detroit, MI 48228

$88,340

3 bd · 1.0 ba · 1,199 sqft · SingleFamily public records · 54 Days on market

Built 1941 4,792 sqft lot $74/sqft · 41% above area Est $63k · 41% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Presenting an amazing investment opportunity. This property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1941

Property features AI

Exterior

• Parking: Detached garage (approximately 1.5 car)
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One and one half story; Ground-level entry with steps; Aluminum siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 39.4 x 126 ft

Interior

• Bedrooms: One and one half levels (includes upstairs half-story bedroom area)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $86k (3.0% 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 soft (-2.3%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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).
• At $1,203/mo this rent would consume 47% of the median local household income ($31k/yr) (locally 4144% 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 $611 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.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts 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 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,689 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1941 — 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: 1.36% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.31%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $62,597
• List price: $88,340
• Delta: 41.13%
• 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
10006 Auburn St	0.38mi	3/1.0	1,150 (-4%)	1mo	$63,000	$55	74
12011 Evergreen Ave	0.09mi	2/1.0 (-1)	1,112 (-7%)	6mo	$39,000	$35	73
11706 Auburn St	0.08mi	3/2.0	1,092 (-9%)	6mo	$85,000	$78	72
9977 Evergreen Ave	0.41mi	3/1.0	1,150 (-4%)	2mo	$86,000	$75	72
9570 Westwood St	0.61mi	3/1.0	1,188 (-1%)	1mo	$80,000	$67	69
11320 Artesian St	0.53mi	4/1.0 (+1)	1,200 (+0%)	4mo	$60,000	$50	66
11380 Plainview Ave	0.24mi	3/1.5	1,076 (-10%)	6mo	$40,000	$37	65
11646 Glastonbury Ave	0.57mi	3/2.0	1,189 (-1%)	4mo	$50,000	$42	65
20627 Patton Ct	0.41mi	3/1.5	1,100 (-8%)	3mo	$105,000	$95	63
9639 Minock St	0.52mi	3/2.0	1,154 (-4%)	6mo	$119,900	$104	60
9608 Piedmont St	0.63mi	3/1.0	1,048 (-13%)	4mo	$74,900	$71	46
9976 Warwick St	0.55mi	3/1.5	1,024 (-15%)	4mo	$129,900	$127	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $3,596
• Equity at exit: $13,172

10-year hold

• IRR: 10.4%
• Equity multiple: 1.69×
• Total profit: $17,164
• Equity at exit: $7,638

Cash invested: $24,735 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,203 high
• Mortgage (P&I): −$463
• Tax from tax record: −$114 /mo · $1,371/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $336

Break-even live

Break-even rent $778

Max offer price $88,340

Occupancy floor 67%

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: $22,085
• Closing costs: $2,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	0.15mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	43d	1	0.32mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.63mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	22d	1	0.64mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	18d	1	0.64mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	43d	1	0.67mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	43d	1	0.72mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.72mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.73mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.73mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.74mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.75mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.75mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.75mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.75mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.75mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.76mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	0.77mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	0.80mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.87mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.88mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.89mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	0.90mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	0.90mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.90mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.90mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	43d	1	0.91mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	0.93mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	43d	1	0.97mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.99mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.02mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	43d	1	1.05mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	1.06mi
13581 Penrod St Detroit, MI	4.0	1.0	1152	$1,200	$1.04	43d	1	1.06mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	43d	1	1.11mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	43d	1	1.17mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	43d	1	1.17mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	43d	6	1.19mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	5d	1	1.23mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	1.24mi

Listing history 29 events

1. 2026-06-18
   days on market $88,340 Active 54 DOM
2. 2026-06-17
   days on market $88,340 Active 53 DOM
3. 2026-06-15
   days on market $88,340 Active 51 DOM
4. 2026-06-13
   days on market $88,340 Active 49 DOM
5. 2026-06-13
   days on market $88,340 Active 48 DOM
6. 2026-06-09
   days on market $88,340 Active 45 DOM
7. 2026-06-08
   days on market $88,340 Active 44 DOM
8. 2026-06-07
   days on market $88,340 Active 43 DOM
9. 2026-06-04
   days on market $88,340 Active 40 DOM
10. 2026-06-03
    days on market $88,340 Active 39 DOM
11. 2026-06-02
    days on market $88,340 Active 38 DOM
12. 2026-06-01
    days on market $88,340 Active 37 DOM
13. 2026-05-31
    days on market $88,340 Active 36 DOM
14. 2026-04-25
    listed $88,340 Active 289-char remark

    Show marketing remark (289 chars)

    Presenting an amazing investment opportunity. This property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

15. 2026-04-25
    listed $88,340 Active 289-char remark

    Show marketing remark (289 chars)

    Presenting an amazing investment opportunity. This property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

16. 2026-03-04
    listed $1,250
17. 2025-10-15
    historical Accepting Backup Offers
18. 2025-10-15
    historical Active Under Contract
19. 2025-10-15
    historical
20. 2025-10-15
    historical
21. 2025-09-15
    listed $100,000 Active
22. 2025-09-15
    listed $100,000 Active
23. 2025-03-06
    soldstatus $130,000
24. 2025-02-28
    soldstatus $65,000 Closed
25. 2025-02-28
    soldstatus $65,000 Closed
26. 2025-01-07
    status Pending
27. 2025-01-07
    status Pending
28. 2025-01-06
    listed $75,000 Active
29. 2025-01-03
    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: $1,371 · $114/mo
• Projected year-2 tax: $1,371 · $114/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 ≥99°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: $14,439
• − Mortgage interest: −$4,948
• − Property taxes: −$1,371
• − Insurance: −$442
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$2,570
• Taxable income: $2,798
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $3,364/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+17.8% since first listed

16 events — show timeline

• 2026-04-25 Listed $88,340 REALCOMP
• 2026-04-25 Listed $88,340 MiRealSource-MiMLS
• 2026-03-04 Listed for Rent $1,250 TENANTTURNER2
• 2025-10-15 Contingent — MiRealSource-MiMLS
• 2025-10-15 Contingent — REALCOMP
• 2025-10-15 Listing Removed — REALCOMP
• 2025-10-15 Listing Removed — MiRealSource-MiMLS
• 2025-09-15 Listed $100,000 REALCOMP
• 2025-09-15 Listed $100,000 MiRealSource-MiMLS
• 2025-03-06 Sold (Public Records) $130,000 Public Records
• 2025-02-28 Sold (MLS) $65,000 REALCOMP
• 2025-02-28 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2025-01-07 Pending — MiRealSource-MiMLS
• 2025-01-07 Pending — REALCOMP
• 2025-01-06 Listed $75,000 MiRealSource-MiMLS
• 2025-01-03 Listed $75,000 REALCOMP

Property tax history

+3.1%/yr

Latest (2025): $1,371 · +46.8% YoY. Source: county tax records.