12091 Manor St · Detroit, MI 48204

$109,999

3 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 75 Days on market

Built 1921 4,792 sqft lot $83/sqft · 171% above area

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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 +26.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Come see what you'll call your new home! This beautiful colonial-style house is located on a quiet street just a few blocks from Plymouth Road. It's very spacious and features 3 bedrooms and 1 bathroom upstairs, plus a large attic space perfect for storage or letting your imagination run wild. Downstairs, in the basement, there's a potential fourth bedroom with its own bathroom, ready to be finished, along with enough space for an entertainment room or man cave. It's just waiting for your imagination to complete it. Outside, there's a good-sized yard in both the front and back. The house was completely remodeled in 2021 and features new windows and insulation. Don't wait any longer, schedule your appointment to see it, as this house won't be available for long. B. A. T. V. A. I.

Key facts

• 4,792 sq ft lot
• Built 1921
• Listed 75 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (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: 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 42% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($760 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $6k; list at $110k implies a 1592% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,399 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1921 — 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: 1.08% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.74%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (median comp): $53,256
• List price: $109,999
• Delta: 106.55%
• 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
12027 Manor St	0.06mi	3/1.0	1,340 (+2%)	3mo	$86,750	$65	92
12096 Meyers Rd	0.02mi	3/1.0	1,248 (-5%)	0mo	$30,000	$24	90
12667 Sorrento St	0.41mi	3/1.0	1,309 (-1%)	0mo	$65,000	$50	80
12026 Manor Arc	0.06mi	3/1.0	1,200 (-9%)	8mo	$65,000	$54	76
10405 Orangelawn St	0.59mi	3/1.5	1,350 (+2%)	3mo	$7,000	$5	64
10340 Maplelawn St	0.55mi	3/2.0	1,296 (-2%)	5mo	$27,000	$21	64
12629 Washburn St	0.47mi	3/1.0	1,392 (+6%)	7mo	$75,000	$54	63
12754 Mendota St	0.44mi	3/1.0	1,224 (-7%)	8mo	$28,500	$23	61
12162 Kentucky St	0.52mi	3/1.0	1,415 (+7%)	4mo	$42,000	$30	60
13176 Manor St	0.53mi	3/1.5	1,478 (+12%)	2mo	$60,500	$41	52
11931 Wisconsin St	0.58mi	3/3.0	1,407 (+7%)	5mo	$135,900	$97	50
9982 Littlefield St	0.65mi	3/1.0	1,152 (-13%)	8mo	$47,000	$41	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 32.1%
• Equity multiple: 3.51×
• Total profit: $77,428
• Equity at exit: $99,096

10-year hold

• IRR: 27.7%
• Equity multiple: 7.95×
• Total profit: $214,126
• Equity at exit: $213,704

Cash invested: $30,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,193 high
• Mortgage (P&I): −$577
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $276

Break-even live

Break-even rent $844

Max offer price $109,999

Occupancy floor 72%

Sensitivity live

Price	-10% $338	-5% $307	+0% $276	+5% $245	+10% $213
Rent	-10% $181	-5% $229	+0% $276	+5% $323	+10% $370
Rate	-1.0pp $331	-0.5pp $304	base $276	+0.5pp $247	+1.0pp $218

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	45d	1	0.26mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	0.26mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	45d	1	0.30mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	0.39mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	0.41mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	45d	1	0.46mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	0.46mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	45d	1	0.69mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	45d	1	0.70mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	45d	1	0.76mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	45d	1	0.79mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	21d	1	0.80mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	0.86mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	6d	1	0.89mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	45d	1	0.91mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	45d	1	0.94mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	45d	1	0.99mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	45d	1	1.00mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	6d	1	1.09mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	1.09mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	18d	1	1.18mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	18d	1	1.18mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.20mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	18d	1	1.22mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	1.23mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	3d	1	1.23mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	45d	1	1.23mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	45d	1	1.23mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	1.27mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	45d	1	1.30mi
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	25d	1	1.30mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	14d	1	1.31mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	18d	1	1.33mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,278	$1.42	0d	1	1.33mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	25d	1	1.34mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	6d	1	1.36mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	1.39mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	23d	1	1.39mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	1.39mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	45d	1	1.40mi

Listing history 11 events

1. 2026-03-13
   listed $109,999 Active 789-char remark

   Show marketing remark (789 chars)

   Come see what you'll call your new home! This beautiful colonial-style house is located on a quiet street just a few blocks from Plymouth Road. It's very spacious and features 3 bedrooms and 1 bathroom upstairs, plus a large attic space perfect for storage or letting your imagination run wild. Downstairs, in the basement, there's a potential fourth bedroom with its own bathroom, ready to be finished, along with enough space for an entertainment room or man cave. It's just waiting for your imagination to complete it. Outside, there's a good-sized yard in both the front and back. The house was completely remodeled in 2021 and features new windows and insulation. Don't wait any longer, schedule your appointment to see it, as this house won't be available for long. B. A. T. V. A. I.

2. 2026-03-13
   listed $109,999 Active 789-char remark

   Show marketing remark (789 chars)

   Come see what you'll call your new home! This beautiful colonial-style house is located on a quiet street just a few blocks from Plymouth Road. It's very spacious and features 3 bedrooms and 1 bathroom upstairs, plus a large attic space perfect for storage or letting your imagination run wild. Downstairs, in the basement, there's a potential fourth bedroom with its own bathroom, ready to be finished, along with enough space for an entertainment room or man cave. It's just waiting for your imagination to complete it. Outside, there's a good-sized yard in both the front and back. The house was completely remodeled in 2021 and features new windows and insulation. Don't wait any longer, schedule your appointment to see it, as this house won't be available for long. B. A. T. V. A. I.

3. 2026-03-12
   historical $109,999 789-char remark

   Show marketing remark (789 chars)

   Come see what you'll call your new home! This beautiful colonial-style house is located on a quiet street just a few blocks from Plymouth Road. It's very spacious and features 3 bedrooms and 1 bathroom upstairs, plus a large attic space perfect for storage or letting your imagination run wild. Downstairs, in the basement, there's a potential fourth bedroom with its own bathroom, ready to be finished, along with enough space for an entertainment room or man cave. It's just waiting for your imagination to complete it. Outside, there's a good-sized yard in both the front and back. The house was completely remodeled in 2021 and features new windows and insulation. Don't wait any longer, schedule your appointment to see it, as this house won't be available for long. B. A. T. V. A. I.

4. 2007-04-30
   soldstatus $6,500
5. 2007-04-02
   listed $9,000
6. 2007-04-02
   historical
7. 2006-11-06
   listed $9,000
8. 2006-11-06
   historical
9. 2006-10-17
   listed $20,000
10. 2006-10-06
    historical
11. 2006-07-07
    listed $30,900

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $1,110 · $92/mo
• Expected delta: +$584/yr (+$49/mo · 111.1%)

ⓘ 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: $14,312
• − Mortgage interest: −$6,162
• − Property taxes: −$526
• − Insurance: −$550
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$3,200
• Taxable income: $1,585
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,928/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

+256.0% since first listed

11 events — show timeline

• 2026-03-13 Listed $109,999 MiRealSource-MiMLS
• 2026-03-13 Listed $109,999 REALCOMP
• 2026-03-12 Coming Soon $109,999 MiRealSource-MiMLS
• 2007-04-30 Sold (MLS) $6,500 REALCOMP
• 2007-04-02 Listing Removed — REALCOMP
• 2007-04-02 Listed $9,000 REALCOMP
• 2006-11-06 Listing Removed — REALCOMP
• 2006-11-06 Listed $9,000 REALCOMP
• 2006-10-17 Listed $20,000 REALCOMP
• 2006-10-06 Listing Removed — REALCOMP
• 2006-07-07 Listed $30,900 REALCOMP

Property tax history

+5.1%/yr

Latest (2025): $526 · -52.7% YoY. Source: county tax records.