12940 Rutherford St · Detroit, MI 48227

$69,900

3 bd · 1.0 ba · 1,055 sqft · SingleFamily public records · 102 Days on market

Built 1948 4,792 sqft lot $66/sqft · 21% below area Est $88k · 21% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Detroit's Schoolcraft Southfield neighborhood, this classic bungalow offers a great opportunity for investors or buyers looking to add value. Whether you're looking to add to your rental portfolio, renovate and flip, or make it your own home, this property has solid potential. Featuring 3 bedrooms and 1 full bath, the home includes a spacious upper-level primary bedroom, comfortable living room, and separate dining area. With over 1,000 square feet of living space plus a full basement and 1.5 car garage, there's plenty of room for storage, recreation, or future improvements. A versatile property in an established neighborhood with strong upside potential.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/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: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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 22d 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 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 $483 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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 $7k; list at $70k implies a 899% 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 $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 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 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: 1.92% ✓
• Cap rate: 15.83%
• Cash-on-cash: 34.06%
• DSCR: 2.52
• GRM: 4.3

CMA / ARV

• ARV (median comp): $88,382
• List price: $69,900
• Delta: -20.91%
• 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
13599 Winthrop St	0.20mi	3/1.5	1,089 (+3%)	2mo	$145,000	$133	82
12699 Woodmont Ave	0.39mi	3/1.0	1,054 (-0%)	1mo	$64,000	$61	81
13620 Saint Marys St	0.20mi	3/2.0	1,020 (-3%)	2mo	$72,000	$71	80
12660 Grandmont Ave	0.44mi	3/1.0	1,019 (-3%)	1mo	$85,000	$83	73
13364 Coyle St	0.49mi	3/1.0	1,083 (+3%)	2mo	$95,000	$88	71
13215 Prest St	0.28mi	3/1.0	1,160 (+10%)	0mo	$100,000	$86	70
13209 Terry St	0.56mi	3/1.5	1,044 (-1%)	2mo	$54,500	$52	68
12057 Forrer St	0.60mi	3/1.0	1,000 (-5%)	1mo	$45,000	$45	62
13900 Sussex St	0.46mi	3/1.0	971 (-8%)	6mo	$40,000	$41	60
12832 Terry St	0.59mi	3/1.0	981 (-7%)	4mo	$40,000	$41	57
12094 Asbury Park	0.61mi	3/1.0	1,156 (+10%)	6mo	$61,000	$53	50
12124 Asbury Park	0.59mi	3/1.5	919 (-13%)	2mo	$130,000	$141	47

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: 32.4%
• Equity multiple: 2.41×
• Total profit: $27,666
• Equity at exit: $10,422

10-year hold

• IRR: 40.9%
• Equity multiple: 5.36×
• Total profit: $85,278
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$367
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $555

Break-even live

Break-even rent $637

Max offer price $69,900

Occupancy floor 54%

Sensitivity live

Price	-10% $595	-5% $575	+0% $555	+5% $536	+10% $516
Rent	-10% $450	-5% $503	+0% $555	+5% $608	+10% $661
Rate	-1.0pp $591	-0.5pp $573	base $555	+0.5pp $537	+1.0pp $519

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	0.35mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.41mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	0.47mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	0.54mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	6d	1	0.62mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	44d	1	0.72mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	0.73mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.73mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	6d	1	0.73mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	0.74mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	17d	1	0.77mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	21d	1	0.77mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	44d	1	0.77mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	0.80mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	6d	1	0.84mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	0.86mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	44d	1	0.87mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	0.87mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	0.87mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	44d	1	0.91mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	6d	1	0.91mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	13d	1	0.91mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	0.92mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	0.93mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.93mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	0.94mi
13581 Penrod St Detroit, MI	4.0	1.0	1152	$1,200	$1.04	44d	1	0.94mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	44d	1	0.99mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	6d	1	1.00mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	1.00mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.01mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	16d	1	1.01mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	1.06mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	1.07mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	1.08mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	1.09mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	1.09mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	1.12mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.13mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	1.13mi

Listing history 33 events

1. 2026-06-21
   days on market $69,900 Active 102 DOM
2. 2026-06-18
   days on market $69,900 Active 99 DOM
3. 2026-06-17
   days on market $69,900 Active 98 DOM
4. 2026-06-15
   days on market $69,900 Active 96 DOM
5. 2026-06-13
   days on market $69,900 Active 94 DOM
6. 2026-06-13
   days on market $69,900 Active 93 DOM
7. 2026-06-09
   days on market $69,900 Active 90 DOM
8. 2026-06-08
   days on market $69,900 Active 89 DOM
9. 2026-06-07
   days on market $69,900 Active 88 DOM
10. 2026-06-04
    days on market $69,900 Active 85 DOM
11. 2026-06-03
    days on market $69,900 Active 84 DOM
12. 2026-06-01
    days on market $69,900 Active 82 DOM
13. 2026-05-31
    days on market $69,900 Active 81 DOM
14. 2026-03-11
    listed $69,900 Active 674-char remark

    Show marketing remark (686 chars)

    Located in Detroit’s Schoolcraft Southfield neighborhood, this classic bungalow offers a great opportunity for investors or buyers looking to add value. Whether you're looking to add to your rental portfolio, renovate and flip, or make it your own home, this property has solid potential. Featuring 3 bedrooms and 1 full bath, the home includes a spacious upper-level primary bedroom, comfortable living room, and separate dining area. With over 1,000 square feet of living space plus a full basement and 1.5 car garage, there’s plenty of room for storage, recreation, or future improvements. A versatile property in an established neighborhood with strong upside potential.

15. 2026-03-11
    listed $69,900 Active 686-char remark

    Show marketing remark (686 chars)

    Located in Detroit’s Schoolcraft Southfield neighborhood, this classic bungalow offers a great opportunity for investors or buyers looking to add value. Whether you're looking to add to your rental portfolio, renovate and flip, or make it your own home, this property has solid potential. Featuring 3 bedrooms and 1 full bath, the home includes a spacious upper-level primary bedroom, comfortable living room, and separate dining area. With over 1,000 square feet of living space plus a full basement and 1.5 car garage, there’s plenty of room for storage, recreation, or future improvements. A versatile property in an established neighborhood with strong upside potential.

16. 2026-03-10
    historical $69,900 686-char remark

    Show marketing remark (686 chars)

    Located in Detroit’s Schoolcraft Southfield neighborhood, this classic bungalow offers a great opportunity for investors or buyers looking to add value. Whether you're looking to add to your rental portfolio, renovate and flip, or make it your own home, this property has solid potential. Featuring 3 bedrooms and 1 full bath, the home includes a spacious upper-level primary bedroom, comfortable living room, and separate dining area. With over 1,000 square feet of living space plus a full basement and 1.5 car garage, there’s plenty of room for storage, recreation, or future improvements. A versatile property in an established neighborhood with strong upside potential.

17. 2022-07-02
    historical
18. 2022-07-02
    historical
19. 2021-12-16
    listed $60,000
20. 2021-12-16
    listed $60,000 Active
21. 2018-08-03
    historical
22. 2018-08-02
    historical
23. 2018-07-10
    listed $70,000 Active
24. 2018-07-10
    listed $70,000 Active
25. 2018-06-25
    historical
26. 2018-06-25
    historical
27. 2018-04-18
    listed $55,000 Active
28. 2018-04-18
    listed $55,000 Active
29. 2014-05-16
    soldstatus $7,000
30. 2014-05-16
    soldstatus $7,000
31. 2014-04-14
    historical
32. 2014-04-01
    listed $7,000
33. 2014-04-01
    listed $7,000

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,288 · $107/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: $16,078
• − Mortgage interest: −$3,915
• − Property taxes: −$1,288
• − Insurance: −$350
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$2,033
• Taxable income: $5,919
• Est. tax owed @ 24.0%: −$1,421
• After-tax cash flow: $5,245/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

+898.6% since first listed

20 events — show timeline

• 2026-03-11 Listed $69,900 REALCOMP
• 2026-03-11 Listed $69,900 MiRealSource-MiMLS
• 2026-03-10 Coming Soon $69,900 MiRealSource-MiMLS
• 2022-07-02 Listing Removed — MiRealSource-MiMLS
• 2022-07-02 Listing Removed — REALCOMP
• 2021-12-16 Listed $60,000 MiRealSource-MiMLS
• 2021-12-16 Listed $60,000 REALCOMP
• 2018-08-03 Listing Removed — REALCOMP
• 2018-08-02 Listing Removed — MiRealSource-MiMLS
• 2018-07-10 Listed $70,000 MiRealSource-MiMLS
• 2018-07-10 Listed $70,000 REALCOMP
• 2018-06-25 Listing Removed — REALCOMP
• 2018-06-25 Listing Removed — MiRealSource-MiMLS
• 2018-04-18 Listed $55,000 MiRealSource-MiMLS
• 2018-04-18 Listed $55,000 REALCOMP
• 2014-05-16 Sold (MLS) $7,000 MiRealSource-MiMLS
• 2014-05-16 Sold (MLS) $7,000 REALCOMP
• 2014-04-14 Listing Removed — MiRealSource-MiMLS
• 2014-04-01 Listed $7,000 MiRealSource-MiMLS
• 2014-04-01 Listed $7,000 REALCOMP

Property tax history

-1.1%/yr

Latest (2025): $1,288 · -54.0% YoY. Source: county tax records.