12828 Strathmoor St · Detroit, MI 48227

$20,000

3 bd · 1.0 ba · 1,295 sqft · SingleFamily public records · 64 Days on market

Built 1924 6,970 sqft lot $15/sqft · 63% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Full Rehab Opportunity Investor Special Opportunity knocks at 12828 Strathmoor. This 3-bedroom, 1-bath home is ready for a complete transformation and priced for investors looking to add value. Property is in distressed condition with visible exterior wear and interior renovation required. Ideal for a full rehab, rental portfolio addition, or fix-and-flip project. Strong upside potential with the right vision and execution. Located in Detroit with convenient access to major corridors, neighborhood amenities, and ongoing area revitalization. Property Highlights: 3 Bedrooms \ 1 Bathroom Full renovation required Investor / cash buyers preferred Value-add opportunity with upside potential Sold as-is. Buyer to verify all information.

Key facts

• Area revitalization
• 6,970 sq ft lot
• Built 1924

Tags

• NEIGHBORHOOD AMENITIES
• AREA REVITALIZATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $897 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $19k (6.0% below list) — sets the bar for market timing.
• Cap rate 60.1% 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; 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 44% 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 $138 of loan paydown is wiped out by about $600 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1924 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 6.65% ✓
• Cap rate: 60.13%
• Cash-on-cash: 192.29%
• DSCR: 9.56
• GRM: 1.3

CMA / ARV

• ARV (median comp): $54,630
• List price: $20,000
• Delta: -63.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12697 Robson St	0.32mi	3/1.0	1,300 (+0%)	8mo	$58,000	$45	78
14232 Lauder St	0.59mi	3/1.0	1,272 (-2%)	2mo	$60,000	$47	68
12667 Lauder St	0.24mi	3/2.0	1,200 (-7%)	7mo	$65,000	$54	67
14063 Freeland St	0.46mi	2/1.0 (-1)	1,219 (-6%)	2mo	$23,000	$19	62
13385 Robson St	0.37mi	3/1.5	1,400 (+8%)	6mo	$55,000	$39	62
13215 Prest St	0.52mi	3/1.0	1,160 (-10%)	0mo	$100,000	$86	58
13731 Wadsworth St	0.65mi	3/1.0	1,345 (+4%)	9mo	$45,000	$33	56
12668 Whitcomb St	0.45mi	3/1.0	1,150 (-11%)	7mo	$50,000	$43	54
13192 Schoolcraft	0.71mi	4/1.0 (+1)	1,219 (-6%)	1mo	$32,000	$26	51
14321 Ardmore St	0.67mi	2/2.0 (-1)	1,188 (-8%)	2mo	$11,000	$9	45
14284 Cruse St	0.66mi	3/1.0	1,121 (-13%)	7mo	$25,000	$22	41
14400 Hubbell St	0.73mi	4/1.5 (+1)	1,444 (+12%)	4mo	$108,000	$75	36

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: —
• Equity multiple: 11.27×
• Total profit: $57,495
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 25.85×
• Total profit: $139,156
• Equity at exit: $1,729

Cash invested: $5,600 (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: 1.3×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$105
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $897

Break-even live

Break-even rent $193

Max offer price $20,000

Occupancy floor 28%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.03mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	0.12mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	0.20mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	0.38mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	0.54mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	0.57mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	44d	1	0.57mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.67mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	0.68mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	0.75mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	0.76mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.76mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	0.87mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	0.89mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	0.90mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	0.91mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	0.93mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	0.96mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	1.05mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	17d	1	1.07mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	1.09mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	20d	1	1.09mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	1.11mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	1.14mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	1.15mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	1.15mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	1.16mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.17mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	1.17mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	1.19mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.19mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	1.20mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	1.20mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	1.20mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	1.20mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	1.21mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	1.22mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	44d	1	1.24mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	44d	1	1.30mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	1.30mi

Listing history 28 events

1. 2026-06-18
   days on market $20,000 Active 64 DOM
2. 2026-06-17
   days on market $20,000 Active 63 DOM
3. 2026-06-15
   days on market $20,000 Active 61 DOM
4. 2026-06-13
   days on market $20,000 Active 59 DOM
5. 2026-06-13
   days on market $20,000 Active 58 DOM
6. 2026-06-09
   days on market $20,000 Active 55 DOM
7. 2026-06-08
   days on market $20,000 Active 54 DOM
8. 2026-06-07
   days on market $20,000 Active 53 DOM
9. 2026-06-04
   days on market $20,000 Active 50 DOM
10. 2026-06-03
    days on market $20,000 Active 49 DOM
11. 2026-06-02
    days on market $20,000 Active 48 DOM
12. 2026-06-01
    days on market $20,000 Active 47 DOM
13. 2026-05-31
    days on market $20,000 Active 46 DOM
14. 2026-04-15
    listed $20,000 Active 744-char remark

    Show marketing remark (766 chars)

    Full Rehab Opportunity Investor Special Opportunity knocks at 12828 Strathmoor. This 3-bedroom, 1-bath home is ready for a complete transformation and priced for investors looking to add value. Property is in distressed condition with visible exterior wear and interior renovation required. Ideal for a full rehab, rental portfolio addition, or fix-and-flip project. Strong upside potential with the right vision and execution. Located in Detroit with convenient access to major corridors, neighborhood amenities, and ongoing area revitalization. Property Highlights: • 3 Bedrooms | 1 Bathroom • Full renovation required • Investor / cash buyers preferred • Value-add opportunity with upside potential Sold as-is. Buyer to verify all information.

15. 2026-04-15
    listed $20,000 Active 766-char remark

    Show marketing remark (766 chars)

    Full Rehab Opportunity Investor Special Opportunity knocks at 12828 Strathmoor. This 3-bedroom, 1-bath home is ready for a complete transformation and priced for investors looking to add value. Property is in distressed condition with visible exterior wear and interior renovation required. Ideal for a full rehab, rental portfolio addition, or fix-and-flip project. Strong upside potential with the right vision and execution. Located in Detroit with convenient access to major corridors, neighborhood amenities, and ongoing area revitalization. Property Highlights: • 3 Bedrooms | 1 Bathroom • Full renovation required • Investor / cash buyers preferred • Value-add opportunity with upside potential Sold as-is. Buyer to verify all information.

16. 2026-04-15
    listed $20,000 Active

    Show marketing remark (766 chars)

    Full Rehab Opportunity Investor Special Opportunity knocks at 12828 Strathmoor. This 3-bedroom, 1-bath home is ready for a complete transformation and priced for investors looking to add value. Property is in distressed condition with visible exterior wear and interior renovation required. Ideal for a full rehab, rental portfolio addition, or fix-and-flip project. Strong upside potential with the right vision and execution. Located in Detroit with convenient access to major corridors, neighborhood amenities, and ongoing area revitalization. Property Highlights: • 3 Bedrooms | 1 Bathroom • Full renovation required • Investor / cash buyers preferred • Value-add opportunity with upside potential Sold as-is. Buyer to verify all information.

17. 2021-02-08
    historical
18. 2021-01-19
    historical
19. 2021-01-05
    listed $20,000 Active
20. 2021-01-05
    listed $20,000 Active
21. 2013-12-31
    historical
22. 2013-12-31
    historical
23. 2013-07-01
    listed $1,500
24. 2013-07-01
    listed $1,500
25. 2013-06-29
    historical
26. 2013-06-29
    historical
27. 2013-03-29
    listed $1,500
28. 2013-03-29
    listed $1,500

ⓘ 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: $475 · $40/mo
• Projected year-2 tax: $475 · $40/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 ≥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: $15,952
• − Mortgage interest: −$1,120
• − Property taxes: −$475
• − Insurance: −$100
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$582
• Taxable income: $11,122
• Est. tax owed @ 24.0%: −$2,669
• After-tax cash flow: $8,099/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

+1233.3% since first listed

15 events — show timeline

• 2026-04-15 Listed $20,000 REALCOMP
• 2026-04-15 Listed $20,000 MiRealSource-MiMLS
• 2026-04-15 Listed $20,000 SW Michigan MLS
• 2021-02-08 Listing Removed — MiRealSource-MiMLS
• 2021-01-19 Listing Removed — REALCOMP
• 2021-01-05 Listed $20,000 MiRealSource-MiMLS
• 2021-01-05 Listed $20,000 REALCOMP
• 2013-12-31 Listing Removed — MiRealSource-MiMLS
• 2013-12-31 Listing Removed — REALCOMP
• 2013-07-01 Listed $1,500 MiRealSource-MiMLS
• 2013-07-01 Listed $1,500 REALCOMP
• 2013-06-29 Listing Removed — MiRealSource-MiMLS
• 2013-06-29 Listing Removed — REALCOMP
• 2013-03-29 Listed $1,500 MiRealSource-MiMLS
• 2013-03-29 Listed $1,500 REALCOMP

Property tax history

-7.5%/yr

Latest (2025): $475 · -3.8% YoY. Source: county tax records.