12621 Barlow St · Detroit, MI 48205

$79,900

2 bd · 1.0 ba · 824 sqft · SingleFamily public records · 27 Days on market

Built 1950 3,920 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully and completely renovated from top to Bottom! This stunning 2-bedroom home offers a seamless blend of modern upgrades and timeless appeal. Every detail has been meticulously updated, featuring a bright, open-concept living area, a brand new gourmet kitchen with premium finishes, and beautifully updated flooring throughout. Turn-key and absolutely move in ready, this home shows like a model. Perfect for first time homebuyers or anyone looking for a worry-free, low maintenance lifestyle. True pride of ownership shines through every corner- schedule your showing today!

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• Other: Lot about 0.09 acre (approx. 40 x 100.9); Subdivision: GRATIOT HIGHLANDS SUB; Directions: Gratiot East to Barlow, left on Barlow

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One-story; Ground-level entry with steps; Brick construction
• Construction: Block foundation
• Exterior features: Front porch; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% 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 rising (+1.3%/yr); 373 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% of the median local income ($39k/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 $552 of loan paydown is wiped out by about $2k 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 + 1.3% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.50% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.11%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $36,256
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17401 Albion St	0.63mi	2/1.0	865 (+5%)	1mo	$50,000	$58	61
11544 Kennebec St	0.53mi	2/1.0	795 (-4%)	18mo	$35,000	$44	54
17877 Rowe St	0.61mi	3/1.0 (+1)	868 (+5%)	11mo	$88,500	$102	49
18488 Waltham St	0.62mi	3/1.0 (+1)	902 (+10%)	4mo	$56,000	$62	47
11839 Greiner St	0.60mi	2/1.0	743 (-10%)	12mo	$22,000	$30	46
12834 August Ave	0.49mi	3/1.0 (+1)	897 (+9%)	15mo	$22,000	$25	45
17311 Teppert St	0.74mi	2/1.0	875 (+6%)	14mo	$35,000	$40	43
12001 Greiner St	0.54mi	2/1.0	734 (-11%)	20mo	$65,000	$89	40
11443 Christy St	0.69mi	2/1.0	780 (-5%)	23mo	$28,000	$36	40
12527 Glenfield St	0.69mi	3/1.0 (+1)	935 (+14%)	16mo	$22,000	$24	27

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.45×
• Total profit: $10,157
• Equity at exit: $11,913

10-year hold

• IRR: 19.3%
• Equity multiple: 2.49×
• Total profit: $33,344
• Equity at exit: $6,908

Cash invested: $22,372 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,196 high
• Mortgage (P&I): −$419
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $394

Break-even live

Break-even rent $698

Max offer price $79,900

Occupancy floor 62%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	0.38mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.39mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	17d	1	0.39mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	0.47mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	0.47mi
13503 E McNichols Rd Unit 7 Detroit, MI	1.0	1.0	750	$800	$1.07	18d	1	0.54mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	0.54mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	0.68mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	0.68mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	0.68mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	0.72mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	0.73mi
14103 Rochelle Ave Unit 3 Detroit, MI	1.0	1.0	700	$800	$1.14	44d	1	0.74mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	15d	1	0.82mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	17d	1	0.94mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	17d	1	1.04mi
18667 Algonac St Detroit, MI	1.0	1.0	680	$1,999	$2.94	17d	1	1.09mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	44d	1	1.17mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	17d	1	1.17mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	17d	1	1.22mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	1.24mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	1.38mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	1.39mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	1.40mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $79,900 Active 27 DOM
2. 2026-06-17
   days on market $79,900 Active 26 DOM
3. 2026-06-15
   price $79,900 Active 24 DOM
4. 2026-06-15
   days on market $89,900 Active 24 DOM
5. 2026-06-13
   days on market $89,900 Active 22 DOM
6. 2026-06-13
   days on market $89,900 Active 21 DOM
7. 2026-06-09
   days on market $89,900 Active 18 DOM
8. 2026-06-08
   days on market $89,900 Active 17 DOM
9. 2026-06-07
   days on market $89,900 Active 16 DOM
10. 2026-06-04
    days on market $89,900 Active 13 DOM
11. 2026-06-03
    days on market $89,900 Active 12 DOM
12. 2026-06-02
    days on market $89,900 Active 11 DOM
13. 2026-06-01
    days on market $89,900 Active 10 DOM
14. 2026-05-31
    days on market $89,900 Active 9 DOM
15. 2026-05-22
    listed $89,900 Active

    Show marketing remark (583 chars)

    Beautifully and completely renovated from top to Bottom! This stunning 2-bedroom home offers a seamless blend of modern upgrades and timeless appeal. Every detail has been meticulously updated, featuring a bright, open-concept living area, a brand new gourmet kitchen with premium finishes, and beautifully updated flooring throughout. Turn-key and absolutely move in ready, this home shows like a model. Perfect for first time homebuyers or anyone looking for a worry-free, low maintenance lifestyle. True pride of ownership shines through every corner- schedule your showing today!

16. 2026-05-22
    listed $89,900 Active 583-char remark

    Show marketing remark (583 chars)

    Beautifully and completely renovated from top to Bottom! This stunning 2-bedroom home offers a seamless blend of modern upgrades and timeless appeal. Every detail has been meticulously updated, featuring a bright, open-concept living area, a brand new gourmet kitchen with premium finishes, and beautifully updated flooring throughout. Turn-key and absolutely move in ready, this home shows like a model. Perfect for first time homebuyers or anyone looking for a worry-free, low maintenance lifestyle. True pride of ownership shines through every corner- schedule your showing today!

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,209 · $101/mo
• Expected delta: +$21/yr (+$2/mo · 1.8%)

ⓘ 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 ≥96°F today · 14 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: $14,352
• − Mortgage interest: −$4,476
• − Property taxes: −$1,188
• − Insurance: −$400
• − Repairs & maintenance: −$1,148
• − Management: −$1,148
• − Depreciation: −$2,324
• Taxable income: $3,668
• Est. tax owed @ 24.0%: −$880
• After-tax cash flow: $3,842/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $89,900 MiRealSource-MiMLS
• 2026-05-22 Listed $89,900 REALCOMP

Property tax history

+5.6%/yr

Latest (2025): $1,188 · +395.1% YoY. Source: county tax records.