12667 Sorrento St · Detroit, MI 48227

$75,000

3 bd · 1.0 ba · 1,309 sqft · SingleFamily public records · 118 Days on market

Built 1936 4,356 sqft lot $57/sqft · 22% above area Est $62k · 22% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * ATTN FLIPPERS/INVESTORS * * * PRICED WELL BELOW VALUE. ALL-BRICK 3 bedroom bungalow is ready for its next owner. Terrific opportunity on Detroit's west side. Home was updated 3 years ago with new cabinets, counters, floors, and mechanicals. Features include a large living room with fireplace, dedicated dining room, large master bedroom, fenced yard and long driveway. Needs a little TLC to make it perfect. Opportunity for some INSTANT EQUITY. Easy access to 96 Fwy, Right off Grand River. Buyer will receive clean title, warranty deed, and title insurance! Call/text for information

Key facts

• All-brick bungalow
• Fenced yard
• Large living room

Tags

• ALL-BRICK BUNGALOW
• LARGE LIVING ROOM
• DEDICATED DINING ROOM
• FENCED YARD
• LONG DRIVEWAY
• EASY ACCESS TO 96 FWY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 10.1% 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); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($37k/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 $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 17y 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 $63k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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: 1.72% ✓
• Cap rate: 14.30%
• Cash-on-cash: 28.59%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (median comp): $61,644
• List price: $75,000
• Delta: 21.67%
• 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
12667 Sorrento St	0.00mi	3/1.0	1,309 (0%)	0mo	$65,000	$50	100
12738 Manor	0.28mi	3/1.0	1,348 (+3%)	8mo	$20,000	$15	75
12096 Meyers Rd	0.39mi	3/1.0	1,248 (-5%)	0mo	$30,000	$24	74
12027 Manor St	0.45mi	3/1.0	1,340 (+2%)	3mo	$86,750	$65	72
12754 Mendota St	0.45mi	3/1.0	1,224 (-6%)	8mo	$28,500	$23	62
13731 Wadsworth St	0.60mi	3/1.0	1,345 (+3%)	9mo	$45,000	$33	60
13192 Schoolcraft	0.49mi	4/1.0 (+1)	1,219 (-7%)	1mo	$32,000	$26	60
13176 Manor St	0.34mi	3/1.5	1,478 (+13%)	2mo	$60,500	$41	59
12026 Manor Arc	0.47mi	3/1.0	1,200 (-8%)	8mo	$65,000	$54	58
12629 Washburn St	0.63mi	3/1.0	1,392 (+6%)	7mo	$75,000	$54	54
12610 Ilene St	0.60mi	4/2.0 (+1)	1,285 (-2%)	9mo	$36,750	$29	53
13546 Ilene St	0.70mi	3/1.0	1,440 (+10%)	6mo	$32,000	$22	46

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: 25.8%
• Equity multiple: 2.10×
• Total profit: $23,182
• Equity at exit: $11,183

10-year hold

• IRR: 35.0%
• Equity multiple: 4.63×
• Total profit: $76,227
• Equity at exit: $6,485

Cash invested: $21,000 (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 48227

• Rents YoY: 5.6%
• Active inventory: 391
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$393
• Tax from tax record: −$94 /mo · $1,134/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $500

Break-even live

Break-even rent $657

Max offer price $75,000

Occupancy floor 56%

Sensitivity live

Price	-10% $543	-5% $522	+0% $500	+5% $479	+10% $458
Rent	-10% $398	-5% $449	+0% $500	+5% $551	+10% $602
Rate	-1.0pp $538	-0.5pp $519	base $500	+0.5pp $481	+1.0pp $461

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: $18,750
• Closing costs: $2,250
• 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	$1,000	$0.91	25d	1	0.42mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.42mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	0.53mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	0.57mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	0.67mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	0.68mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	6d	1	0.77mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	0.78mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.78mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	6d	1	0.87mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	0.87mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	0.87mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	44d	1	0.90mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	0.96mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	21d	1	0.97mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	1.00mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.01mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	1.04mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	44d	1	1.04mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	44d	1	1.05mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	1.06mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	1.09mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	44d	1	1.12mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	1.13mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	1.16mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	1.17mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	1.18mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	1.21mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	1.25mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	1.25mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.25mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.26mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	6d	1	1.26mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	1.28mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	1.29mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	1.29mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	1.30mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	1.30mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	1.30mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	1.30mi

Listing history 36 events

1. 2026-06-07
   statusdays on market $75,000 Pending 118 DOM
2. 2026-06-04
   days on market $75,000 Active 117 DOM
3. 2026-06-03
   days on market $75,000 Active 116 DOM
4. 2026-06-01
   days on market $75,000 Active 114 DOM
5. 2026-05-31
   days on market $75,000 Active 113 DOM
6. 2026-02-07
   listed $75,000 Active 595-char remark

   Show marketing remark (595 chars)

   * * * ATTN FLIPPERS/INVESTORS * * * PRICED WELL BELOW VALUE. ALL-BRICK 3 bedroom bungalow is ready for its next owner. Terrific opportunity on Detroit's west side. Home was updated 3 years ago with new cabinets, counters, floors, and mechanicals. Features include a large living room with fireplace, dedicated dining room, large master bedroom, fenced yard and long driveway. Needs a little TLC to make it perfect. Opportunity for some INSTANT EQUITY. Easy access to 96 Fwy, Right off Grand River. Buyer will receive clean title, warranty deed, and title insurance! Call/text for information

7. 2026-02-07
   listed $75,000 Active 595-char remark

   Show marketing remark (595 chars)

   * * * ATTN FLIPPERS/INVESTORS * * * PRICED WELL BELOW VALUE. ALL-BRICK 3 bedroom bungalow is ready for its next owner. Terrific opportunity on Detroit's west side. Home was updated 3 years ago with new cabinets, counters, floors, and mechanicals. Features include a large living room with fireplace, dedicated dining room, large master bedroom, fenced yard and long driveway. Needs a little TLC to make it perfect. Opportunity for some INSTANT EQUITY. Easy access to 96 Fwy, Right off Grand River. Buyer will receive clean title, warranty deed, and title insurance! Call/text for information

8. 2025-12-23
   historical
9. 2025-12-23
   historical
10. 2025-10-27
    listed $75,000 Active
11. 2025-10-27
    listed $75,000 Active
12. 2025-10-18
    historical
13. 2025-10-18
    historical
14. 2025-04-14
    listed $75,000 Active
15. 2025-04-14
    listed $75,000 Active
16. 2025-03-30
    historical
17. 2025-03-30
    historical
18. 2024-10-31
    price $75,000
19. 2024-10-30
    price $75,000
20. 2024-10-29
    listed $70,000 Active
21. 2024-10-29
    listed $70,000 Active
22. 2024-10-28
    historical
23. 2024-10-28
    historical
24. 2024-09-17
    price $70,000
25. 2024-09-16
    price $70,000
26. 2024-07-20
    price $75,000
27. 2024-07-19
    price $75,000
28. 2024-05-29
    listed $95,000 Active
29. 2024-05-29
    listed $95,000 Active
30. 2020-06-16
    soldstatus $62,900
31. 2010-02-01
    soldstatus $7,000
32. 2009-10-05
    listed $5,900
33. 2009-08-03
    historical
34. 2009-08-03
    historical
35. 2009-02-18
    listed $7,900
36. 2009-02-17
    listed $7,900

ⓘ 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: $1,134 · $94/mo
• Projected year-2 tax: $1,144 · $95/mo
• Expected delta: +$11/yr (+$1/mo · 0.9%)

ⓘ 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: $15,484
• − Mortgage interest: −$4,201
• − Property taxes: −$1,134
• − Insurance: −$375
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$2,182
• Taxable income: $5,115
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $4,776/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

+849.4% since first listed

31 events — show timeline

• 2026-02-07 Listed $75,000 REALCOMP
• 2026-02-07 Listed $75,000 MiRealSource-MiMLS
• 2025-12-23 Listing Removed — MiRealSource-MiMLS
• 2025-12-23 Listing Removed — REALCOMP
• 2025-10-27 Listed $75,000 REALCOMP
• 2025-10-27 Listed $75,000 MiRealSource-MiMLS
• 2025-10-18 Listing Removed — MiRealSource-MiMLS
• 2025-10-18 Listing Removed — REALCOMP
• 2025-04-14 Listed $75,000 REALCOMP
• 2025-04-14 Listed $75,000 MiRealSource-MiMLS
• 2025-03-30 Listing Removed — REALCOMP
• 2025-03-30 Listing Removed — MiRealSource-MiMLS
• 2024-10-31 Price Changed $75,000 MiRealSource-MiMLS
• 2024-10-30 Price Changed $75,000 REALCOMP
• 2024-10-29 Listed $70,000 REALCOMP
• 2024-10-29 Listed $70,000 MiRealSource-MiMLS
• 2024-10-28 Listing Removed — MiRealSource-MiMLS
• 2024-10-28 Listing Removed — REALCOMP
• 2024-09-17 Price Changed $70,000 MiRealSource-MiMLS
• 2024-09-16 Price Changed $70,000 REALCOMP
• 2024-07-20 Price Changed $75,000 MiRealSource-MiMLS
• 2024-07-19 Price Changed $75,000 REALCOMP
• 2024-05-29 Listed $95,000 MiRealSource-MiMLS
• 2024-05-29 Listed $95,000 REALCOMP
• 2020-06-16 Sold (Public Records) $62,900 Public Records
• 2010-02-01 Sold (MLS) $7,000 REALCOMP
• 2009-10-05 Listed $5,900 REALCOMP
• 2009-08-03 Listing Removed — REALCOMP
• 2009-08-03 Listing Removed — MiRealSource-MiMLS
• 2009-02-18 Listed $7,900 MiRealSource-MiMLS
• 2009-02-17 Listed $7,900 REALCOMP

Property tax history

+0.2%/yr

Latest (2025): $1,134 · -53.9% YoY. Source: county tax records.