12033 Santa Rosa St · Detroit, MI 48204

$125,000

4 bd · 2.0 ba · 2,000 sqft · Townhouse public records · 33 Days on market

Built 1927 3,920 sqft lot $62/sqft · 30% above area Est $96k · 30% 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 +25.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• 1% rule +6.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Well maintained duplex with separate upper and lower units * Upper unit is larger and has two balconies * Both are two bedrooms, one bath, full kitchen/formal dining room, large living rooms w/ decorative brick fireplace * Original hardwood floors plus ceramic in baths and laminate in kitchens * All home mechanicals have been updated within last 15 years & each unit has separate heat/electric/hot water * Perfect for investors and also perfect to live in one unit and rent out the other as an individual * Both units NOT occupied so immediate possession * Brick exterior with vinyl siding and trim for easy exterior maintenance * Good paint top to bottom; vinyl windows thru-out both living areas; both furnaces and hot water tanks are 8 years old; roof 15 years old; plumbing is primarily copper & PVC piping; separate 100A electric panels with circuit breakers; all steel entry doors including both balconies; basement has one large storage room plus two sets of laundry hookups including separate gas dryer hookups/exhaust * Gas hookups in both kitchens for stove * Lead abatement professionally performed in 2013 * Full driveway with gate plus extra parking in rear yard from alley * Seller providing certificate of occupancy for resale purposes *

Key facts

• Two balconies
• Laminate in kitchens
• Ceramic in baths

Tags

• SEPARATE UPPER AND LOWER UNITS
• TWO BALCONIES
• DECORATIVE BRICK FIREPLACE
• ORIGINAL HARDWOOD FLOORS
• CERAMIC IN BATHS
• LAMINATE IN KITCHENS

Property features AI

Finance

• Financial info: Current actual rents listed: $800 and $850
• HOA & community: Community features include sidewalks and curbs

Exterior

• Parking: Assigned parking; Lighted, paved parking
• Utilities: Public water; Public sewer
• Home design: Two-story multi-family residential income property; Entry level information not specified; Facing direction not specified
• Construction: Brick and vinyl siding exterior; Block foundation; Built area above grade: approximately 2,000 (finished)
• Exterior features: Balcony; Front porch; Paved road access; Sidewalks and curbs

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Separate meters for utilities; Ceiling fans
• Interior features: Basement (full, block)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (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: 248 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,477/mo this rent would consume 51% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $45k; list at $125k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1927 — 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: 1.18% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

• ARV (median comp): $95,920
• List price: $125,000
• Delta: 30.32%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 3.45×
• Total profit: $85,775
• Equity at exit: $112,610

10-year hold

• IRR: 27.0%
• Equity multiple: 7.82×
• Total profit: $238,781
• Equity at exit: $242,848

Cash invested: $35,000 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 248
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$656
• Tax from tax record: −$182 /mo · $2,181/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $277

Break-even live

Break-even rent $1,126

Max offer price $125,000

Occupancy floor 76%

Sensitivity live

Price	-10% $348	-5% $313	+0% $277	+5% $242	+10% $206
Rent	-10% $161	-5% $219	+0% $277	+5% $336	+10% $394
Rate	-1.0pp $340	-0.5pp $309	base $277	+0.5pp $245	+1.0pp $212

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	46d	1	0.48mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	45d	1	0.53mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	6d	1	0.58mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	6d	1	0.61mi
3747 Tyler St Detroit, MI	3.0	1.0	2600	$1,700	$0.65	25d	1	0.94mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	18d	1	1.01mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	45d	1	1.01mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	45d	1	1.01mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	26d	1	1.06mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	18d	1	1.13mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	18d	1	1.17mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	18d	1	1.20mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	45d	1	1.26mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	45d	1	1.26mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	18d	1	1.34mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	45d	1	1.43mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	0d	1	1.43mi
3786 Carter St Unit 2 Detroit, MI	3.0	1.0	1400	$1,100	$0.79	26d	1	1.47mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $125,000 Pending 33 DOM
2. 2026-06-09
   days on market $125,000 Active Under Contract 32 DOM
3. 2026-06-08
   days on market $125,000 Active Under Contract 31 DOM
4. 2026-06-07
   statusdays on market $125,000 Active Under Contract 30 DOM
5. 2026-06-04
   days on market $125,000 Active 27 DOM
6. 2026-06-03
   days on market $125,000 Active 26 DOM
7. 2026-06-02
   days on market $125,000 Active 25 DOM
8. 2026-06-01
   days on market $125,000 Active 24 DOM
9. 2026-05-31
   days on market $125,000 Active 23 DOM
10. 2026-05-08
    listed $125,000 Active 1266-char remark

    Show marketing remark (1266 chars)

    Well maintained duplex with separate upper and lower units * Upper unit is larger and has two balconies * Both are two bedrooms, one bath, full kitchen/formal dining room, large living rooms w/ decorative brick fireplace * Original hardwood floors plus ceramic in baths and laminate in kitchens * All home mechanicals have been updated within last 15 years & each unit has separate heat/electric/hot water * Perfect for investors and also perfect to live in one unit and rent out the other as an individual * Both units NOT occupied so immediate possession * Brick exterior with vinyl siding and trim for easy exterior maintenance * Good paint top to bottom; vinyl windows thru-out both living areas; both furnaces and hot water tanks are 8 years old; roof 15 years old; plumbing is primarily copper & PVC piping; separate 100A electric panels with circuit breakers; all steel entry doors including both balconies; basement has one large storage room plus two sets of laundry hookups including separate gas dryer hookups/exhaust * Gas hookups in both kitchens for stove * Lead abatement professionally performed in 2013 * Full driveway with gate plus extra parking in rear yard from alley * Seller providing certificate of occupancy for resale purposes *

11. 2026-05-08
    listed $125,000 Active 1266-char remark

    Show marketing remark (1266 chars)

    Well maintained duplex with separate upper and lower units * Upper unit is larger and has two balconies * Both are two bedrooms, one bath, full kitchen/formal dining room, large living rooms w/ decorative brick fireplace * Original hardwood floors plus ceramic in baths and laminate in kitchens * All home mechanicals have been updated within last 15 years & each unit has separate heat/electric/hot water * Perfect for investors and also perfect to live in one unit and rent out the other as an individual * Both units NOT occupied so immediate possession * Brick exterior with vinyl siding and trim for easy exterior maintenance * Good paint top to bottom; vinyl windows thru-out both living areas; both furnaces and hot water tanks are 8 years old; roof 15 years old; plumbing is primarily copper & PVC piping; separate 100A electric panels with circuit breakers; all steel entry doors including both balconies; basement has one large storage room plus two sets of laundry hookups including separate gas dryer hookups/exhaust * Gas hookups in both kitchens for stove * Lead abatement professionally performed in 2013 * Full driveway with gate plus extra parking in rear yard from alley * Seller providing certificate of occupancy for resale purposes *

12. 2022-02-03
    price $650
13. 2008-01-30
    soldstatus $45,000

ⓘ 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: $2,181 · $182/mo
• Projected year-2 tax: $2,181 · $182/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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,720
• − Mortgage interest: −$7,002
• − Property taxes: −$2,181
• − Insurance: −$625
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,636
• Taxable income: $1,441
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $2,981/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• Rent YoY: —
• 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

+177.8% since first listed

8 events — show timeline

• 2026-06-10 Pending — REALCOMP
• 2026-06-10 Pending — MiRealSource-MiMLS
• 2026-06-06 Contingent — REALCOMP
• 2026-06-06 Contingent — MiRealSource-MiMLS
• 2026-05-08 Listed $125,000 MiRealSource-MiMLS
• 2026-05-08 Listed $125,000 REALCOMP
• 2022-02-03 Price Changed $650 RENT.
• 2008-01-30 Sold (Public Records) $45,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,181 · +6.7% YoY. Source: county tax records.