12000 Ashton Ave · Detroit, MI 48228

$83,900

3 bd · 1.0 ba · 956 sqft · SingleFamily public records · 159 Days on market

Built 1949 5,663 sqft lot $88/sqft · 27% above area Est $66k · 26% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 3-bedroom, 1-bath home is nestled on a large lot and is ready to enjoy. Whether you are a first-time homebuyer or looking for a great rental opportunity, this property offers excellent value. Features include an upgraded eat in kitchen with granite countertops, new flooring throughout, and fresh paint. A new furnace and water tank will be installed at closing. Vinyl windows add efficiency and appeal.

Key facts

• New furnace
• Water tank
• Fresh paint

Tags

• UPGRADED EAT IN KITCHEN
• GRANITE COUNTERTOPS
• NEW FLOORING
• FRESH PAINT
• NEW FURNACE
• WATER TANK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 soft (-2.3%/yr); 369 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1,307/mo this rent would consume 51% 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 $580 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 + 0.0% rent growth), your $23k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,832 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1949 — 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: 1.56% ✓
• Cap rate: 13.16%
• Cash-on-cash: 24.52%
• DSCR: 2.09
• GRM: 5.3

CMA / ARV

• ARV (median comp): $66,388
• List price: $83,900
• Delta: 26.38%
• 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
11658 Ashton Ave	0.09mi	3/1.0	1,080 (+13%)	0mo	$89,000	$82	74
12124 Asbury Park	0.57mi	3/1.5	919 (-4%)	2mo	$130,000	$141	63
12203 Grandmont Ave	0.43mi	3/1.5	861 (-10%)	1mo	$95,000	$110	61
12660 Grandmont Ave	0.60mi	3/1.0	1,019 (+7%)	1mo	$85,000	$83	60
9934 Warwick St	0.67mi	3/1.0	1,018 (+6%)	2mo	$70,000	$69	56
11375 Grandmont Ave	0.47mi	3/1.0	1,083 (+13%)	0mo	$104,000	$96	55
9976 Warwick St	0.64mi	3/1.5	1,024 (+7%)	4mo	$129,900	$127	53
12699 Woodmont Ave	0.65mi	3/1.0	1,054 (+10%)	1mo	$64,000	$61	52
13538 Penrod St	0.73mi	3/1.0	1,026 (+7%)	3mo	$95,000	$93	52
9909 Asbury Park	0.71mi	3/1.0	1,095 (+14%)	1mo	$95,000	$87	42
13523 Faust Ave	0.74mi	3/1.0	1,098 (+15%)	2mo	$55,000	$50	40
12690 Asbury Park	0.71mi	3/2.0	826 (-14%)	2mo	$85,000	$103	39

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: 14.5%
• Equity multiple: 1.56×
• Total profit: $13,153
• Equity at exit: $12,510

10-year hold

• IRR: 20.9%
• Equity multiple: 2.53×
• Total profit: $36,034
• Equity at exit: $7,254

Cash invested: $23,492 (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: 369
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$440
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $480

Break-even live

Break-even rent $699

Max offer price $83,900

Occupancy floor 58%

Sensitivity live

Price	-10% $528	-5% $504	+0% $480	+5% $456	+10% $433
Rent	-10% $377	-5% $428	+0% $480	+5% $532	+10% $583
Rate	-1.0pp $522	-0.5pp $501	base $480	+0.5pp $458	+1.0pp $436

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: $20,975
• Closing costs: $2,517
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	0.15mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	25d	1	0.26mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.60mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	0.60mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	0.63mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.64mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	0.69mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	0.70mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.70mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	5d	1	0.75mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.76mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.77mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	44d	1	0.83mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	0.91mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	5d	1	0.96mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.99mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	1.02mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	1.04mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	1.05mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	1.07mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	1.07mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	1.07mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	1.12mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	18d	1	1.13mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.17mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	44d	1	1.19mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	44d	1	1.22mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	1.23mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.23mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	1.30mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	44d	1	1.36mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.37mi
8451 Rosemont Ave Detroit, MI	3.0	1.0	867	$1,150	$1.33	44d	1	1.37mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	1.38mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	25d	1	1.38mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	1.40mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.41mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.41mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.41mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.42mi

Listing history 20 events

1. 2026-06-21
   days on market $83,900 Active 159 DOM
2. 2026-06-18
   days on market $83,900 Active 156 DOM
3. 2026-06-17
   days on market $83,900 Active 155 DOM
4. 2026-06-15
   days on market $83,900 Active 153 DOM
5. 2026-06-13
   days on market $83,900 Active 151 DOM
6. 2026-06-13
   days on market $83,900 Active 150 DOM
7. 2026-06-09
   days on market $83,900 Active 147 DOM
8. 2026-06-08
   days on market $83,900 Active 146 DOM
9. 2026-06-07
   days on market $83,900 Active 145 DOM
10. 2026-06-04
    days on market $83,900 Active 142 DOM
11. 2026-06-03
    days on market $83,900 Active 141 DOM
12. 2026-06-01
    days on market $83,900 Active 139 DOM
13. 2026-05-31
    days on market $83,900 Active 138 DOM
14. 2026-03-27
    price $83,900 408-char remark

    Show marketing remark (408 chars)

    This 3-bedroom, 1-bath home is nestled on a large lot and is ready to enjoy. Whether you are a first-time homebuyer or looking for a great rental opportunity, this property offers excellent value. Features include an upgraded eat in kitchen with granite countertops, new flooring throughout, and fresh paint. A new furnace and water tank will be installed at closing. Vinyl windows add efficiency and appeal.

15. 2026-03-27
    price $83,900 408-char remark

    Show marketing remark (408 chars)

    This 3-bedroom, 1-bath home is nestled on a large lot and is ready to enjoy. Whether you are a first-time homebuyer or looking for a great rental opportunity, this property offers excellent value. Features include an upgraded eat in kitchen with granite countertops, new flooring throughout, and fresh paint. A new furnace and water tank will be installed at closing. Vinyl windows add efficiency and appeal.

16. 2026-01-29
    price $89,900 408-char remark

    Show marketing remark (408 chars)

    This 3-bedroom, 1-bath home is nestled on a large lot and is ready to enjoy. Whether you are a first-time homebuyer or looking for a great rental opportunity, this property offers excellent value. Features include an upgraded eat in kitchen with granite countertops, new flooring throughout, and fresh paint. A new furnace and water tank will be installed at closing. Vinyl windows add efficiency and appeal.

17. 2026-01-28
    price $89,900 408-char remark

    Show marketing remark (408 chars)

    This 3-bedroom, 1-bath home is nestled on a large lot and is ready to enjoy. Whether you are a first-time homebuyer or looking for a great rental opportunity, this property offers excellent value. Features include an upgraded eat in kitchen with granite countertops, new flooring throughout, and fresh paint. A new furnace and water tank will be installed at closing. Vinyl windows add efficiency and appeal.

18. 2026-01-13
    listed $92,900 Active 408-char remark

    Show marketing remark (408 chars)

    This 3-bedroom, 1-bath home is nestled on a large lot and is ready to enjoy. Whether you are a first-time homebuyer or looking for a great rental opportunity, this property offers excellent value. Features include an upgraded eat in kitchen with granite countertops, new flooring throughout, and fresh paint. A new furnace and water tank will be installed at closing. Vinyl windows add efficiency and appeal.

19. 2026-01-12
    listed $92,900 Active 408-char remark

    Show marketing remark (408 chars)

    This 3-bedroom, 1-bath home is nestled on a large lot and is ready to enjoy. Whether you are a first-time homebuyer or looking for a great rental opportunity, this property offers excellent value. Features include an upgraded eat in kitchen with granite countertops, new flooring throughout, and fresh paint. A new furnace and water tank will be installed at closing. Vinyl windows add efficiency and appeal.

20. 2021-06-28
    soldstatus $64,900

ⓘ 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: $929 · $77/mo
• Projected year-2 tax: $1,111 · $93/mo
• Expected delta: +$182/yr (+$15/mo · 19.5%)

ⓘ 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 ≥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: $15,682
• − Mortgage interest: −$4,700
• − Property taxes: −$929
• − Insurance: −$420
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$2,441
• Taxable income: $4,684
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $4,637/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

+29.3% since first listed

7 events — show timeline

• 2026-03-27 Price Changed $83,900 MiRealSource-MiMLS
• 2026-03-27 Price Changed $83,900 REALCOMP
• 2026-01-29 Price Changed $89,900 MiRealSource-MiMLS
• 2026-01-28 Price Changed $89,900 REALCOMP
• 2026-01-13 Listed $92,900 REALCOMP
• 2026-01-12 Listed $92,900 MiRealSource-MiMLS
• 2021-06-28 Sold (Public Records) $64,900 Public Records

Property tax history

+10.4%/yr

Latest (2025): $929 · -53.6% YoY. Source: county tax records.