12652 Duchess St · Detroit, MI 48224

$95,000

3 bd · 1.5 ba · 1,550 sqft · SingleFamily public records · 77 Days on market

Built 1944 5,227 sqft lot $61/sqft · 21% 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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

12652 Duchess offers 3 bedrooms and 2 bathrooms, with the possibility of converting it into a 4-bedroom, 2-bathroom home. With 1,550 square feet, the property has great potential for renovation, either as a rental investment or to rehab and resell.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1944

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (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 flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 36% of the median local income ($45k/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 $657 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 77 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 32y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1944 — 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: 1.42% ✓
• Cap rate: 10.61%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 5.9

CMA / ARV

• ARV (median comp): $60,701
• List price: $95,000
• Delta: 56.50%
• 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
12058 Wayburn St	0.25mi	3/1.5	1,566 (+1%)	2mo	$143,000	$91	84
19130 Kenosha St	0.41mi	3/1.5	1,502 (-3%)	2mo	$110,000	$73	74
12230 Lansdowne St	0.22mi	3/1.0	1,426 (-8%)	3mo	$56,000	$39	72
19015 Kingsville St	0.32mi	2/1.5 (-1)	1,592 (+3%)	5mo	$90,000	$57	71
12180 Wayburn St	0.24mi	2/1.0 (-1)	1,643 (+6%)	4mo	$65,000	$40	68
19331 Kingsville St	0.43mi	2/2.0 (-1)	1,603 (+3%)	5mo	$134,900	$84	63
15919 Eastwood St	0.31mi	4/1.0 (+1)	1,344 (-13%)	4mo	$47,000	$35	53
15469 Troester St	0.62mi	3/1.0	1,375 (-11%)	1mo	$60,000	$44	49
15309 Mapleridge St	0.63mi	3/1.5	1,348 (-13%)	3mo	$116,000	$86	46
19009 Woodland St	0.71mi	3/2.0	1,720 (+11%)	2mo	$106,000	$62	45
11859 Laing St	0.57mi	3/2.0	1,330 (-14%)	4mo	$127,500	$96	44
15430 Mapleridge St	0.59mi	4/1.5 (+1)	1,320 (-15%)	1mo	$123,000	$93	42

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,402
• Equity at exit: $14,165

10-year hold

• IRR: 10.5%
• Equity multiple: 1.73×
• Total profit: $19,405
• Equity at exit: $8,214

Cash invested: $26,600 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$498
• Tax from tax record: −$186 /mo · $2,236/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $341

Break-even live

Break-even rent $917

Max offer price $95,000

Occupancy floor 70%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.26mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.27mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.31mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	0.36mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	2d	1	0.40mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	0.40mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.43mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.48mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	17d	1	0.53mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.62mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	43d	1	0.69mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	0.74mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	0.74mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	24d	1	0.80mi
18808 Eastwood Dr Harper Woods, MI	2.0	1.0	2021	$1,500	$0.74	24d	1	0.84mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.88mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.89mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.89mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.98mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	1.00mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	1.01mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	1.03mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	15d	1	1.05mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	5d	1	1.06mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	1.07mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	1.13mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	43d	1	1.16mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	1.18mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	1.18mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	43d	1	1.21mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	24d	1	1.23mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	43d	1	1.26mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	1.29mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	1.30mi
20926 Moross Rd Grosse Pointe, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	1.31mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	1.32mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	1.33mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	18d	1	1.40mi
19203 Edgefield St Harper Woods, MI	2.0	1.0	1100	$1,100	$1.00	24d	1	1.40mi
6154 Woodhall St Detroit, MI	2.0	1.0	1136	$1,000	$0.88	43d	1	1.41mi

Listing history 38 events

1. 2026-06-18
   days on market $95,000 Active 77 DOM
2. 2026-06-17
   days on market $95,000 Active 76 DOM
3. 2026-06-15
   days on market $95,000 Active 74 DOM
4. 2026-06-13
   days on market $95,000 Active 72 DOM
5. 2026-06-13
   days on market $95,000 Active 71 DOM
6. 2026-06-09
   days on market $95,000 Active 68 DOM
7. 2026-06-08
   days on market $95,000 Active 67 DOM
8. 2026-06-07
   days on market $95,000 Active 66 DOM
9. 2026-06-04
   days on market $95,000 Active 63 DOM
10. 2026-06-03
    days on market $95,000 Active 62 DOM
11. 2026-06-02
    days on market $95,000 Active 61 DOM
12. 2026-06-01
    days on market $95,000 Active 60 DOM
13. 2026-05-31
    days on market $95,000 Active 59 DOM
14. 2026-05-06
    price $95,000 248-char remark

    Show marketing remark (248 chars)

    12652 Duchess offers 3 bedrooms and 2 bathrooms, with the possibility of converting it into a 4-bedroom, 2-bathroom home. With 1,550 square feet, the property has great potential for renovation, either as a rental investment or to rehab and resell.

15. 2026-05-06
    price $95,000 248-char remark

    Show marketing remark (248 chars)

    12652 Duchess offers 3 bedrooms and 2 bathrooms, with the possibility of converting it into a 4-bedroom, 2-bathroom home. With 1,550 square feet, the property has great potential for renovation, either as a rental investment or to rehab and resell.

16. 2026-04-02
    listed $105,000 Active 248-char remark

    Show marketing remark (248 chars)

    12652 Duchess offers 3 bedrooms and 2 bathrooms, with the possibility of converting it into a 4-bedroom, 2-bathroom home. With 1,550 square feet, the property has great potential for renovation, either as a rental investment or to rehab and resell.

17. 2026-04-02
    listed $105,000 Active 248-char remark

    Show marketing remark (248 chars)

    12652 Duchess offers 3 bedrooms and 2 bathrooms, with the possibility of converting it into a 4-bedroom, 2-bathroom home. With 1,550 square feet, the property has great potential for renovation, either as a rental investment or to rehab and resell.

18. 2025-12-23
    historical
19. 2025-12-23
    historical
20. 2025-11-15
    price $95,000
21. 2025-11-14
    price $95,000
22. 2025-09-22
    listed $105,000 Active
23. 2025-09-22
    listed $105,000 Active
24. 2021-11-03
    soldstatus $97,900
25. 2013-11-18
    historical
26. 2013-11-18
    historical
27. 2013-09-18
    listed $18,000
28. 2013-09-18
    listed $18,000
29. 2009-04-28
    soldstatus $8,500
30. 2009-02-14
    listed $12,500
31. 2007-07-12
    soldstatus $107,000
32. 2006-03-01
    soldstatus $71,000
33. 2005-12-05
    listed $69,900
34. 2003-07-24
    soldstatus $86,500
35. 1994-10-26
    historical
36. 1994-10-07
    soldstatus $55,000
37. 1994-09-20
    soldstatus $55,000
38. 1994-05-11
    listed $55,000

ⓘ 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: $2,236 · $186/mo
• Projected year-2 tax: $2,236 · $186/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 ≥95°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: $16,186
• − Mortgage interest: −$5,321
• − Property taxes: −$2,236
• − Insurance: −$475
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,764
• Taxable income: $2,800
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $3,425/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+72.7% since first listed

25 events — show timeline

• 2026-05-06 Price Changed $95,000 MiRealSource-MiMLS
• 2026-05-06 Price Changed $95,000 REALCOMP
• 2026-04-02 Listed $105,000 REALCOMP
• 2026-04-02 Listed $105,000 MiRealSource-MiMLS
• 2025-12-23 Listing Removed — MiRealSource-MiMLS
• 2025-12-23 Listing Removed — REALCOMP
• 2025-11-15 Price Changed $95,000 MiRealSource-MiMLS
• 2025-11-14 Price Changed $95,000 REALCOMP
• 2025-09-22 Listed $105,000 MiRealSource-MiMLS
• 2025-09-22 Listed $105,000 REALCOMP
• 2021-11-03 Sold (Public Records) $97,900 Public Records
• 2013-11-18 Listing Removed — REALCOMP
• 2013-11-18 Listing Removed — MiRealSource-MiMLS
• 2013-09-18 Listed $18,000 REALCOMP
• 2013-09-18 Listed $18,000 MiRealSource-MiMLS
• 2009-04-28 Sold (MLS) $8,500 REALCOMP
• 2009-02-14 Listed $12,500 REALCOMP
• 2007-07-12 Sold (Public Records) $107,000 Public Records
• 2006-03-01 Sold (MLS) $71,000 REALCOMP
• 2005-12-05 Listed $69,900 REALCOMP
• 2003-07-24 Sold (Public Records) $86,500 Public Records
• 1994-10-26 Listing Removed — MiRealSource-MiMLS
• 1994-10-07 Sold (Public Records) $55,000 Public Records
• 1994-09-20 Sold (MLS) $55,000 MiRealSource-MiMLS
• 1994-05-11 Listed $55,000 MiRealSource-MiMLS

Property tax history

+1.4%/yr

Latest (2025): $2,236 · -10.2% YoY. Source: county tax records.