1229 S Deacon St · Detroit, MI 48217

$75,000

2 bd · 1.0 ba · 735 sqft · SingleFamily public records · 44 Days on market

Built 1955 5,663 sqft lot $102/sqft · 73% above area Est $83k · 10% under

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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 +26.3/30.0
• ARV discount +11.9/15.0
• DSCR +8.9/10.0
• 1% rule +7.5/10.0
• Appreciation +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Great investment opportunity in Detroit's 48217 zip code, near the River Rouge border. This tenant-occupied ranch offers 2 bedrooms, 2 full bathrooms, a finished basement with additional bonus rooms, and a spacious 2-car detached garage. The property features vinyl siding, vinyl windows, hardwood floors, and a functional layout with extra usable space in the basement. Currently generating rental income, making this a solid option for investors looking for cash flow in a reputable Detroit location. Conveniently located near major roads, shopping, schools, and commuter routes. Tenant-occupied property. 24-hour notice required for all showings. Please do not approach or disturb tenant. Property is currently generating 1,300/month in rental income. Tenant pays gas and electricity. Seller currently pays the water bill. Property sold as-is. Licensed agent must be physically present for all showings. Submit offers with proof of funds or pre-approval.

Key facts

• Vinyl windows
• Finished basement
• Usable space

Tags

• FINISHED BASEMENT
• VINYL SIDING
• VINYL WINDOWS
• HARDWOOD FLOORS
• FUNCTIONAL LAYOUT
• USABLE SPACE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road frontage; Lot dimensions approximately 42 x 125 (0.13 acre)

Interior

• Bedrooms: Bedrooms included in the 6 total rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Finished basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($937 rent vs $75k).
• Recommended offer: $73k (3.0% 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: 24 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $600 of equity ($519 loan paydown + $81 appreciation (0.1% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 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 1955 — 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: 1.25% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.08%
• DSCR: 1.49
• GRM: 6.7

CMA / ARV

• ARV (median comp): $83,175
• List price: $75,000
• Delta: -9.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1436 S Deacon St	0.16mi	2/1.0	759 (+3%)	18mo	$45,000	$59	72
151 Dwight St	0.44mi	2/1.0	738 (+0%)	14mo	$40,000	$54	67
1512 S Annabelle St	0.26mi	3/1.5 (+1)	744 (+1%)	22mo	$43,500	$58	60
150 Division St	0.51mi	2/1.0	792 (+8%)	9mo	$59,800	$76	56
1555 S Bassett St	0.24mi	3/1.5 (+1)	826 (+12%)	19mo	$73,500	$89	45
2241 S Beatrice St	0.71mi	2/1.0	786 (+7%)	13mo	$70,000	$89	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.50×
• Total profit: $10,569
• Equity at exit: $22,185

10-year hold

• IRR: 15.2%
• Equity multiple: 2.69×
• Total profit: $35,507
• Equity at exit: $26,995

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 48217

• Home prices YoY: 0.0%
• Active inventory: 24
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $937 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $194

Break-even live

Break-even rent $692

Max offer price $75,000

Occupancy floor 74%

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	17d	1	1.14mi
88 Hill St Unit 2 River Rouge, MI	1.0	1.0	700	$800	$1.14	24d	1	1.29mi

Listing history 30 events

1. 2026-06-18
   days on market $75,000 Active 44 DOM
2. 2026-06-17
   days on market $75,000 Active 43 DOM
3. 2026-06-15
   days on market $75,000 Active 41 DOM
4. 2026-06-13
   days on market $75,000 Active 39 DOM
5. 2026-06-13
   days on market $75,000 Active 38 DOM
6. 2026-06-09
   days on market $75,000 Active 35 DOM
7. 2026-06-08
   days on market $75,000 Active 34 DOM
8. 2026-06-07
   pricedays on market $75,000 Active 33 DOM

   Show marketing remark (957 chars)

   Great investment opportunity in Detroit's 48217 zip code, near the River Rouge border. This tenant-occupied ranch offers 2 bedrooms, 2 full bathrooms, a finished basement with additional bonus rooms, and a spacious 2-car detached garage. The property features vinyl siding, vinyl windows, hardwood floors, and a functional layout with extra usable space in the basement. Currently generating rental income, making this a solid option for investors looking for cash flow in a reputable Detroit location. Conveniently located near major roads, shopping, schools, and commuter routes. Tenant-occupied property. 24-hour notice required for all showings. Please do not approach or disturb tenant. Property is currently generating 1,300/month in rental income. Tenant pays gas and electricity. Seller currently pays the water bill. Property sold as-is. Licensed agent must be physically present for all showings. Submit offers with proof of funds or pre-approval.

9. 2026-06-04
   days on market $80,000 Active 30 DOM
10. 2026-06-03
    days on market $80,000 Active 29 DOM
11. 2026-06-02
    days on market $80,000 Active 28 DOM
12. 2026-06-01
    days on market $80,000 Active 27 DOM
13. 2026-05-31
    days on market $80,000 Active 26 DOM
14. 2026-05-05
    listed $80,000 Active 963-char remark

    Show marketing remark (957 chars)

    Great investment opportunity in Detroit's 48217 zip code, near the River Rouge border. This tenant-occupied ranch offers 2 bedrooms, 2 full bathrooms, a finished basement with additional bonus rooms, and a spacious 2-car detached garage. The property features vinyl siding, vinyl windows, hardwood floors, and a functional layout with extra usable space in the basement. Currently generating rental income, making this a solid option for investors looking for cash flow in a reputable Detroit location. Conveniently located near major roads, shopping, schools, and commuter routes. Tenant-occupied property. 24-hour notice required for all showings. Please do not approach or disturb tenant. Property is currently generating 1,300/month in rental income. Tenant pays gas and electricity. Seller currently pays the water bill. Property sold as-is. Licensed agent must be physically present for all showings. Submit offers with proof of funds or pre-approval.

15. 2026-05-05
    listed $80,000 Active 957-char remark

    Show marketing remark (957 chars)

    Great investment opportunity in Detroit's 48217 zip code, near the River Rouge border. This tenant-occupied ranch offers 2 bedrooms, 2 full bathrooms, a finished basement with additional bonus rooms, and a spacious 2-car detached garage. The property features vinyl siding, vinyl windows, hardwood floors, and a functional layout with extra usable space in the basement. Currently generating rental income, making this a solid option for investors looking for cash flow in a reputable Detroit location. Conveniently located near major roads, shopping, schools, and commuter routes. Tenant-occupied property. 24-hour notice required for all showings. Please do not approach or disturb tenant. Property is currently generating 1,300/month in rental income. Tenant pays gas and electricity. Seller currently pays the water bill. Property sold as-is. Licensed agent must be physically present for all showings. Submit offers with proof of funds or pre-approval.

16. 2024-11-11
    historical
17. 2024-11-10
    historical
18. 2024-11-04
    listed $80,000 Active
19. 2024-11-04
    listed $80,000 Active
20. 2024-07-12
    soldstatus $65,000
21. 2024-06-13
    soldstatus $65,000 Sold
22. 2024-06-13
    soldstatus $65,000 Closed
23. 2024-05-23
    status Pending
24. 2024-05-23
    status Pending
25. 2024-05-17
    listed $69,900 Active
26. 2024-05-17
    listed $69,900 Active
27. 2017-03-28
    historical
28. 2017-03-28
    historical
29. 2017-02-01
    listed $22,500 Active
30. 2017-02-01
    listed $22,500 Active

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $1,466 · $122/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 4/10 Moderate FEMA zone X (unshaded) · 31% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,249
• − Mortgage interest: −$4,201
• − Property taxes: −$1,466
• − Insurance: −$375
• − Repairs & maintenance: −$900
• − Management: −$900
• − Depreciation: −$2,182
• Taxable income: $1,226
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $2,032/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
• City population: 572,865
• Population (ZIP): 6,437

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 (78%)
• Race & ethnicity: Black 78% Hispanic / Latino 12% Two or more races 10% White 4%
• Hispanic origin (detail): Mexican 5% Dominican 4%
• Common ancestry: Lithuanian 6% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▲ 0.11%
• Current HPI: 366.479
• Rent YoY: —
• Metro: —
• 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

+233.3% since first listed

19 events — show timeline

• 2026-06-07 Price Changed $75,000 MiRealSource-MiMLS
• 2026-06-06 Price Changed $75,000 REALCOMP
• 2026-05-05 Listed $80,000 REALCOMP
• 2026-05-05 Listed $80,000 MiRealSource-MiMLS
• 2024-11-11 Listing Removed — MiRealSource-MiMLS
• 2024-11-10 Listing Removed — REALCOMP
• 2024-11-04 Listed $80,000 MiRealSource-MiMLS
• 2024-11-04 Listed $80,000 REALCOMP
• 2024-07-12 Sold (Public Records) $65,000 Public Records
• 2024-06-13 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2024-06-13 Sold (MLS) $65,000 REALCOMP
• 2024-05-23 Pending — MiRealSource-MiMLS
• 2024-05-23 Pending — REALCOMP
• 2024-05-17 Listed $69,900 MiRealSource-MiMLS
• 2024-05-17 Listed $69,900 REALCOMP
• 2017-03-28 Listing Removed — REALCOMP
• 2017-03-28 Listing Removed — MiRealSource-MiMLS
• 2017-02-01 Listed $22,500 MiRealSource-MiMLS
• 2017-02-01 Listed $22,500 REALCOMP

Property tax history

+3.2%/yr

Latest (2025): $1,466 · +47.7% YoY. Source: county tax records.