12724 Strathmoor St · Detroit, MI 48227

$70,000

4 bd · 1.5 ba · 1,525 sqft · SingleFamily public records · 55 Days on market

Built 1925 6,970 sqft lot $46/sqft · 8% above area Est $65k · 8% over

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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 +3.9/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 12724 Strathmoor Street - a spacious 4-bedroom, 1.5-bath home offering 1,525 square feet of comfortable living space. This property features a functional floor plan with generously sized rooms, ample natural light, and plenty of space for everyday living and entertaining. The additional half bath adds convenience, while the four bedrooms provide flexibility for family, guests, or a home office. Conveniently located near schools, parks, shopping, and major roadways, this home presents a great opportunity for homeowners or investors alike. Schedule your showing today and explore the potential this property has to offer!

Key facts

• 6,970 sq ft lot
• Garage
• Built 1925

Property features AI

Exterior

• Parking: Detached garage (1.5 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story; Ground-level entry with steps
• Construction: Wood siding; Block foundation; Asphalt roof; Built area above grade: 1,525
• Exterior features: Paved road access; 40 x 170 lot (0.16 acres)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.6% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 fast (+5.6%/yr); 385 active listings in the ZIP; 26 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 $1,395/mo this rent would consume 46% of the median local household income ($37k/yr) (locally 2371% 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 $484 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 + 5.6% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1925 — 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: 1.99% ✓
• Cap rate: 17.62%
• Cash-on-cash: 40.46%
• DSCR: 2.80
• GRM: 4.2

CMA / ARV

• ARV (median comp): $64,772
• List price: $70,000
• Delta: 8.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12883 Robson St	0.32mi	3/1.0 (-1)	1,418 (-7%)	10mo	$54,000	$38	58
12795 Hubbell St	0.11mi	3/1.0 (-1)	1,326 (-13%)	11mo	$30,000	$23	57
13385 Robson St	0.44mi	3/1.5 (-1)	1,400 (-8%)	6mo	$55,000	$39	55
14150 Strathmoor St	0.58mi	3/1.5 (-1)	1,600 (+5%)	6mo	$40,500	$25	54
12897 Terry St	0.27mi	3/1.5 (-1)	1,305 (-14%)	9mo	$12,000	$9	51
11669 Whitcomb St	0.72mi	3/1.0 (-1)	1,520 (-0%)	10mo	$142,000	$93	50
12697 Robson St	0.29mi	3/1.0 (-1)	1,300 (-15%)	8mo	$58,000	$45	48
13935 Terry St	0.47mi	3/2.0 (-1)	1,384 (-9%)	10mo	$120,000	$87	47
14124 Sussex St	0.69mi	3/1.0 (-1)	1,646 (+8%)	3mo	$70,000	$43	45
13731 Wadsworth St	0.56mi	3/1.0 (-1)	1,345 (-12%)	9mo	$45,000	$33	40
12667 Sorrento St	0.74mi	3/1.0 (-1)	1,309 (-14%)	0mo	$65,000	$50	34
14119 Whitcomb St	0.74mi	3/1.0 (-1)	1,368 (-10%)	9mo	$80,000	$58	34

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 39.7%
• Equity multiple: 2.76×
• Total profit: $34,473
• Equity at exit: $10,437

10-year hold

• IRR: 47.3%
• Equity multiple: 6.12×
• Total profit: $100,340
• Equity at exit: $6,052

Cash invested: $19,600 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$367
• Tax from tax record: −$45 /mo · $543/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $661

Break-even live

Break-even rent $559

Max offer price $70,000

Occupancy floor 48%

Sensitivity live

Price	-10% $700	-5% $681	+0% $661	+5% $641	+10% $621
Rent	-10% $551	-5% $606	+0% $661	+5% $716	+10% $771
Rate	-1.0pp $696	-0.5pp $679	base $661	+0.5pp $643	+1.0pp $624

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	5d	1	0.04mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	0.27mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	0.41mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	0.63mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	0.68mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	0.70mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	0.75mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	0.82mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	0.84mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	0.97mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	0.98mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	1.05mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	1.11mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	1.13mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	1.16mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	1.24mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	1.24mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	44d	1	1.28mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	1.29mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	1.32mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	5d	1	1.36mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	1.40mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	1.44mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	44d	1	1.44mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	1.44mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $70,000 Active 55 DOM
2. 2026-06-17
   days on market $70,000 Active 54 DOM
3. 2026-06-15
   days on market $70,000 Active 52 DOM
4. 2026-06-13
   days on market $70,000 Active 50 DOM
5. 2026-06-13
   days on market $70,000 Active 49 DOM
6. 2026-06-09
   days on market $70,000 Active 46 DOM
7. 2026-06-08
   days on market $70,000 Active 45 DOM
8. 2026-06-07
   days on market $70,000 Active 44 DOM
9. 2026-06-04
   days on market $70,000 Active 41 DOM
10. 2026-06-03
    days on market $70,000 Active 40 DOM
11. 2026-06-02
    days on market $70,000 Active 39 DOM
12. 2026-06-01
    days on market $70,000 Active 38 DOM
13. 2026-05-31
    days on market $70,000 Active 37 DOM
14. 2026-05-12
    price $70,000 638-char remark

    Show marketing remark (638 chars)

    Welcome to 12724 Strathmoor Street - a spacious 4-bedroom, 1.5-bath home offering 1,525 square feet of comfortable living space. This property features a functional floor plan with generously sized rooms, ample natural light, and plenty of space for everyday living and entertaining. The additional half bath adds convenience, while the four bedrooms provide flexibility for family, guests, or a home office. Conveniently located near schools, parks, shopping, and major roadways, this home presents a great opportunity for homeowners or investors alike. Schedule your showing today and explore the potential this property has to offer!

15. 2026-05-11
    price $70,000 642-char remark
16. 2026-04-24
    listed $79,900 Active 638-char remark

    Show marketing remark (638 chars)

    Welcome to 12724 Strathmoor Street - a spacious 4-bedroom, 1.5-bath home offering 1,525 square feet of comfortable living space. This property features a functional floor plan with generously sized rooms, ample natural light, and plenty of space for everyday living and entertaining. The additional half bath adds convenience, while the four bedrooms provide flexibility for family, guests, or a home office. Conveniently located near schools, parks, shopping, and major roadways, this home presents a great opportunity for homeowners or investors alike. Schedule your showing today and explore the potential this property has to offer!

17. 2026-04-24
    listed $79,900 Active 642-char remark

    Show marketing remark (638 chars)

    Welcome to 12724 Strathmoor Street - a spacious 4-bedroom, 1.5-bath home offering 1,525 square feet of comfortable living space. This property features a functional floor plan with generously sized rooms, ample natural light, and plenty of space for everyday living and entertaining. The additional half bath adds convenience, while the four bedrooms provide flexibility for family, guests, or a home office. Conveniently located near schools, parks, shopping, and major roadways, this home presents a great opportunity for homeowners or investors alike. Schedule your showing today and explore the potential this property has to offer!

18. 2025-09-08
    historical
19. 2025-09-08
    historical
20. 2025-08-17
    price $55,000
21. 2025-08-16
    price $55,000
22. 2025-07-01
    price $61,000
23. 2025-06-30
    price $61,000
24. 2025-06-04
    listed $67,000 Active
25. 2025-06-04
    listed $67,000 Active
26. 2025-06-01
    historical

ⓘ 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: $543 · $45/mo
• Projected year-2 tax: $811 · $68/mo
• Expected delta: +$267/yr (+$22/mo · 49.2%)

ⓘ 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: $16,745
• − Mortgage interest: −$3,921
• − Property taxes: −$543
• − Insurance: −$350
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$2,036
• Taxable income: $7,215
• Est. tax owed @ 24.0%: −$1,732
• After-tax cash flow: $6,199/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+4.5% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $70,000 MiRealSource-MiMLS
• 2026-05-11 Price Changed $70,000 REALCOMP
• 2026-04-24 Listed $79,900 REALCOMP
• 2026-04-24 Listed $79,900 MiRealSource-MiMLS
• 2025-09-08 Listing Removed — REALCOMP
• 2025-09-08 Listing Removed — MiRealSource-MiMLS
• 2025-08-17 Price Changed $55,000 MiRealSource-MiMLS
• 2025-08-16 Price Changed $55,000 REALCOMP
• 2025-07-01 Price Changed $61,000 MiRealSource-MiMLS
• 2025-06-30 Price Changed $61,000 REALCOMP
• 2025-06-04 Listed $67,000 MiRealSource-MiMLS
• 2025-06-04 Listed $67,000 REALCOMP
• 2025-06-01 Coming Soon — MiRealSource-MiMLS

Property tax history

-7.3%/yr

Latest (2025): $543 · +108.0% YoY. Source: county tax records.