12146 Duchess St · Detroit, MI 48224

$75,000

3 bd · 1.5 ba · 1,843 sqft · SingleFamily · 61 Days on market

Built 1948 4,356 sqft lot Est $105k · 29% under ↓ 17% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this charming brick bungalow home nestled in the vibrant heart of Detroit! Lovingly maintained and full of potential, this spacious residence offers three large bedrooms, a full basement for extra living or storage space, and a one-car garage with a convenient side entrance. Step outside and enjoy a generously sized backyard - perfect for gatherings, gardening, or just relaxing after a long day. Ideally located near everything you need, including schools, major freeways, restaurants, shopping, and places of worship, this home combines comfort with convenience. All information is approximate and should be verified by interested parties. Questions? We're happy to help. Showings must be accompanied by a licensed real estate professional.

Key facts

• Brick bungalow
• Full basement
• 4,356 sq ft lot

Tags

• BRICK BUNGALOW
• FULL BASEMENT
• GENEROUSLY SIZED BACKYARD
• CONVENIENT SIDE ENTRANCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $583 ($7k/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: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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 flat; 484 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 ($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 $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 + 0.7% 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 61 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y 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 $20k; list at $75k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1948 — 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: 1.86% ✓
• Cap rate: 15.62%
• Cash-on-cash: 33.30%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $105,051
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15611 Spring Garden St	0.31mi	3/2.0	1,844 (+0%)	2mo	$63,000	$34	82
11775 Rossiter St	0.34mi	3/1.0	1,906 (+3%)	2mo	$64,000	$34	74
11708 Laing St	0.26mi	3/1.5	1,700 (-8%)	7mo	$84,000	$49	69
10947 Roxbury St	0.51mi	3/1.0	1,696 (-8%)	2mo	$127,675	$75	59
11201 Beaconsfield St	0.47mi	3/2.5	2,018 (+10%)	1mo	$170,000	$84	58
12058 Wayburn St	0.41mi	3/1.5	1,566 (-15%)	2mo	$143,000	$91	54
11508 Lakepointe St	0.37mi	3/1.0	1,581 (-14%)	5mo	$85,000	$54	52
11365 Whitehill St	0.44mi	3/1.5	2,101 (+14%)	5mo	$144,999	$69	52
12180 Wayburn St	0.50mi	2/1.0 (-1)	1,643 (-11%)	4mo	$65,000	$40	48
18932 Washtenaw St	0.72mi	3/2.0	1,713 (-7%)	6mo	$87,000	$51	48
10612 Nottingham Rd	0.64mi	3/1.5	2,104 (+14%)	6mo	$190,000	$90	42
19015 Kingsville St	0.70mi	2/1.5 (-1)	1,592 (-14%)	5mo	$90,000	$57	35

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: 25.9%
• Equity multiple: 2.04×
• Total profit: $21,875
• Equity at exit: $11,183

10-year hold

• IRR: 32.2%
• Equity multiple: 3.61×
• Total profit: $54,725
• 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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $583

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 53%

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 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	0.16mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	10d	1	0.37mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	10d	1	0.37mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.68mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.73mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	0.78mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.88mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	0.94mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	0.94mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	43d	1	0.99mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	1.04mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	43d	1	1.14mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	4d	1	1.16mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	4d	1	1.19mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	1.20mi
18808 Eastwood Dr Harper Woods, MI	2.0	1.0	2021	$1,500	$0.74	24d	1	1.24mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	1.25mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	4d	1	1.41mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	17d	1	1.41mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	4d	1	1.49mi

Listing history 24 events

1. 2025-09-29
   status Pending 755-char remark

   Show marketing remark (755 chars)

   Welcome to this charming brick bungalow home nestled in the vibrant heart of Detroit! Lovingly maintained and full of potential, this spacious residence offers three large bedrooms, a full basement for extra living or storage space, and a one-car garage with a convenient side entrance. Step outside and enjoy a generously sized backyard - perfect for gatherings, gardening, or just relaxing after a long day. Ideally located near everything you need, including schools, major freeways, restaurants, shopping, and places of worship, this home combines comfort with convenience. All information is approximate and should be verified by interested parties. Questions? We're happy to help. Showings must be accompanied by a licensed real estate professional.

2. 2025-09-29
   status Pending

   Show marketing remark (755 chars)

   Welcome to this charming brick bungalow home nestled in the vibrant heart of Detroit! Lovingly maintained and full of potential, this spacious residence offers three large bedrooms, a full basement for extra living or storage space, and a one-car garage with a convenient side entrance. Step outside and enjoy a generously sized backyard - perfect for gatherings, gardening, or just relaxing after a long day. Ideally located near everything you need, including schools, major freeways, restaurants, shopping, and places of worship, this home combines comfort with convenience. All information is approximate and should be verified by interested parties. Questions? We're happy to help. Showings must be accompanied by a licensed real estate professional.

3. 2025-07-30
   listed $75,000 Active

   Show marketing remark (755 chars)

   Welcome to this charming brick bungalow home nestled in the vibrant heart of Detroit! Lovingly maintained and full of potential, this spacious residence offers three large bedrooms, a full basement for extra living or storage space, and a one-car garage with a convenient side entrance. Step outside and enjoy a generously sized backyard - perfect for gatherings, gardening, or just relaxing after a long day. Ideally located near everything you need, including schools, major freeways, restaurants, shopping, and places of worship, this home combines comfort with convenience. All information is approximate and should be verified by interested parties. Questions? We're happy to help. Showings must be accompanied by a licensed real estate professional.

4. 2025-07-30
   listed $75,000 Active 755-char remark

   Show marketing remark (755 chars)

   Welcome to this charming brick bungalow home nestled in the vibrant heart of Detroit! Lovingly maintained and full of potential, this spacious residence offers three large bedrooms, a full basement for extra living or storage space, and a one-car garage with a convenient side entrance. Step outside and enjoy a generously sized backyard - perfect for gatherings, gardening, or just relaxing after a long day. Ideally located near everything you need, including schools, major freeways, restaurants, shopping, and places of worship, this home combines comfort with convenience. All information is approximate and should be verified by interested parties. Questions? We're happy to help. Showings must be accompanied by a licensed real estate professional.

5. 2018-02-19
   soldstatus $19,900 Closed 108-char remark

   Show marketing remark (108 chars)

   BUNGALOW HOME, WITH 3 BEDROOMS, 1.5 BATHS, KITCHEN, LIVING ROOM, BREAKFAST NOOK, BASEMENT, AND 1 CAR GARAGE.

6. 2018-02-08
   status Pending 108-char remark

   Show marketing remark (108 chars)

   BUNGALOW HOME, WITH 3 BEDROOMS, 1.5 BATHS, KITCHEN, LIVING ROOM, BREAKFAST NOOK, BASEMENT, AND 1 CAR GARAGE.

7. 2017-12-15
   listed $25,000 Active 108-char remark

   Show marketing remark (108 chars)

   BUNGALOW HOME, WITH 3 BEDROOMS, 1.5 BATHS, KITCHEN, LIVING ROOM, BREAKFAST NOOK, BASEMENT, AND 1 CAR GARAGE.

8. 2016-05-13
   historical
9. 2016-02-12
   listed $27,000 Active
10. 2014-09-24
    soldstatus $8,000
11. 2014-03-28
    listed $15,000
12. 2013-11-18
    historical
13. 2013-09-18
    listed $18,000
14. 2007-05-29
    soldstatus $47,000
15. 2006-11-16
    listed $52,900
16. 2006-07-23
    historical
17. 2006-07-23
    historical
18. 2006-03-21
    listed $105,000
19. 2006-03-20
    listed $100,000
20. 2004-09-15
    historical
21. 2004-07-20
    soldstatus $86,500
22. 2004-06-15
    historical
23. 2004-05-14
    listed $89,900
24. 2004-02-19
    listed $89,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $16,726
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$2,182
• Taxable income: $6,167
• Est. tax owed @ 24.0%: −$1,480
• After-tax cash flow: $5,514/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

-16.6% since first listed

24 events — show timeline

• 2025-09-29 Pending — MiRealSource-MiMLS
• 2025-09-29 Pending — REALCOMP
• 2025-07-30 Listed $75,000 REALCOMP
• 2025-07-30 Listed $75,000 MiRealSource-MiMLS
• 2018-02-19 Sold (MLS) $19,900 MiRealSource-MiMLS
• 2018-02-08 Pending — MiRealSource-MiMLS
• 2017-12-15 Listed $25,000 MiRealSource-MiMLS
• 2016-05-13 Listing Removed — MiRealSource-MiMLS
• 2016-02-12 Listed $27,000 MiRealSource-MiMLS
• 2014-09-24 Sold (MLS) $8,000 REALCOMP
• 2014-03-28 Listed $15,000 REALCOMP
• 2013-11-18 Listing Removed — REALCOMP
• 2013-09-18 Listed $18,000 REALCOMP
• 2007-05-29 Sold (MLS) $47,000 REALCOMP
• 2006-11-16 Listed $52,900 REALCOMP
• 2006-07-23 Listing Removed — REALCOMP
• 2006-07-23 Listing Removed — MiRealSource-MiMLS
• 2006-03-21 Listed $105,000 REALCOMP
• 2006-03-20 Listed $100,000 MiRealSource-MiMLS
• 2004-09-15 Listing Removed — REALCOMP
• 2004-07-20 Sold (MLS) $86,500 MiRealSource-MiMLS
• 2004-06-15 Listing Removed — MiRealSource-MiMLS
• 2004-05-14 Listed $89,900 MiRealSource-MiMLS
• 2004-02-19 Listed $89,900 REALCOMP