12811 Mansfield St · Detroit, MI 48227

$74,000

4 bd · 2.0 ba · 2,046 sqft · SingleFamily public records · 13 Days on market

Built 1928 5,227 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

HOME FOR SALE IN DETROIT. CAN BE MULTIFAMILY. 2 BEDROOMS 1 BATHROOM UPSTAIRS WITH KITCHEN. 2 BEDROOMS 1 BATHROOM ON MAIN FLOOR WITH KITCHEN. OPEN CONCEPT. START FROM SCRATCH! GREAT INVESTMENT OPPORTUNITY!

Key facts

• 5,227 sq ft lot
• Built 1928
• Listed 13 days

Tags

• INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story with ground-level entry and steps; Brick exterior
• Construction: Brick construction
• Exterior features: Paved road access; Lot approximately 0.12 acres (40 x 124)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Cap rate 15.4% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $1,602/mo this rent would consume 53% of the median local household income ($37k/yr) (locally 2371% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $512 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 14y 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: property tax is 4.6% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,000

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.17% ✓
• Cap rate: 15.41%
• Cash-on-cash: 32.57%
• DSCR: 2.45
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $149,358
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13501 Mettetal St	0.20mi	5/3.0 (+1)	1,993 (-3%)	2mo	$255,000	$128	75
13551 Asbury Park Park	0.28mi	3/1.5 (-1)	1,989 (-3%)	4mo	$145,000	$73	72
14112 Mansfield St	0.48mi	4/2.0	2,182 (+7%)	1mo	$57,000	$26	66
14050 Prevost St	0.47mi	4/2.0	1,932 (-6%)	4mo	$165,000	$85	66
14004 Woodmont Ave	0.47mi	4/1.0	1,939 (-5%)	2mo	$146,000	$75	64
14010 Rutherford St	0.42mi	4/2.0	1,840 (-10%)	4mo	$190,000	$103	60
12891 Longacre St	0.56mi	3/1.0 (-1)	2,045 (-0%)	7mo	$75,000	$37	59
14257 Mansfield St	0.62mi	3/1.5 (-1)	2,115 (+3%)	4mo	$125,000	$59	55
13597 Rutland St	0.55mi	3/1.5 (-1)	1,841 (-10%)	3mo	$185,000	$100	48
11684 Prest St	0.72mi	3/1.0 (-1)	1,797 (-12%)	0mo	$38,000	$21	36
14329 Montrose St	0.69mi	4/1.5	1,775 (-13%)	9mo	$92,000	$52	36
14337 Winthrop St	0.71mi	3/2.0 (-1)	2,308 (+13%)	8mo	$135,000	$58	34

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: 31.2%
• Equity multiple: 2.36×
• Total profit: $28,249
• Equity at exit: $11,034

10-year hold

• IRR: 40.0%
• Equity multiple: 5.34×
• Total profit: $89,831
• Equity at exit: $6,398

Cash invested: $20,720 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,602 high
• Mortgage (P&I): −$388
• Tax from tax record: −$285 /mo · $3,417/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $562

Break-even live

Break-even rent $891

Max offer price $74,000

Occupancy floor 60%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	43d	1	0.53mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	43d	1	0.67mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	5d	1	0.87mi
14669 Rutherford St Detroit, MI	4.0	2.0	2359	$1,950	$0.83	43d	1	0.89mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	15d	1	1.09mi

Listing history 27 events

1. 2026-06-13
   statusdays on market $74,000 Pending 13 DOM
2. 2026-06-09
   days on market $74,000 Active 12 DOM
3. 2026-06-08
   days on market $74,000 Active 11 DOM
4. 2026-06-07
   days on market $74,000 Active 10 DOM
5. 2026-06-04
   days on market $74,000 Active 7 DOM
6. 2026-06-03
   days on market $74,000 Active 6 DOM
7. 2026-06-02
   days on market $74,000 Active 5 DOM
8. 2026-06-01
   days on market $74,000 Active 4 DOM
9. 2026-05-31
   days on market $74,000 Active 3 DOM
10. 2026-05-28
    listed $74,000 Active 204-char remark

    Show marketing remark (204 chars)

    HOME FOR SALE IN DETROIT. CAN BE MULTIFAMILY. 2 BEDROOMS 1 BATHROOM UPSTAIRS WITH KITCHEN. 2 BEDROOMS 1 BATHROOM ON MAIN FLOOR WITH KITCHEN. OPEN CONCEPT. START FROM SCRATCH! GREAT INVESTMENT OPPORTUNITY!

11. 2026-05-28
    listed $74,000 Active

    Show marketing remark (204 chars)

    HOME FOR SALE IN DETROIT. CAN BE MULTIFAMILY. 2 BEDROOMS 1 BATHROOM UPSTAIRS WITH KITCHEN. 2 BEDROOMS 1 BATHROOM ON MAIN FLOOR WITH KITCHEN. OPEN CONCEPT. START FROM SCRATCH! GREAT INVESTMENT OPPORTUNITY!

12. 2021-06-10
    soldstatus $69,900 Sold 201-char remark

    Show marketing remark (201 chars)

    Multi family home with 2-2 bedroom units, 1 full bath, kitchen, and living room. Perfect for investment property! Purchaser to pay $395 transaction fee to listing broker. Land contract terms available!

13. 2021-06-10
    soldstatus $69,900 Closed

    Show marketing remark (201 chars)

    Multi family home with 2-2 bedroom units, 1 full bath, kitchen, and living room. Perfect for investment property! Purchaser to pay $395 transaction fee to listing broker. Land contract terms available!

14. 2021-05-24
    status Pending

    Show marketing remark (201 chars)

    Multi family home with 2-2 bedroom units, 1 full bath, kitchen, and living room. Perfect for investment property! Purchaser to pay $395 transaction fee to listing broker. Land contract terms available!

15. 2021-05-24
    status Pending 201-char remark

    Show marketing remark (201 chars)

    Multi family home with 2-2 bedroom units, 1 full bath, kitchen, and living room. Perfect for investment property! Purchaser to pay $395 transaction fee to listing broker. Land contract terms available!

16. 2021-05-14
    listed $69,900 Active 201-char remark

    Show marketing remark (201 chars)

    Multi family home with 2-2 bedroom units, 1 full bath, kitchen, and living room. Perfect for investment property! Purchaser to pay $395 transaction fee to listing broker. Land contract terms available!

17. 2021-05-14
    listed $69,900 Active

    Show marketing remark (201 chars)

    Multi family home with 2-2 bedroom units, 1 full bath, kitchen, and living room. Perfect for investment property! Purchaser to pay $395 transaction fee to listing broker. Land contract terms available!

18. 2020-12-03
    historical
19. 2020-12-03
    historical
20. 2020-11-17
    listed $49,900 Active
21. 2020-11-17
    listed $49,900 Active
22. 2012-06-18
    soldstatus $25,000
23. 2012-06-18
    soldstatus $25,000
24. 2012-04-23
    historical
25. 2012-04-23
    historical
26. 2012-04-04
    listed $32,000
27. 2012-04-04
    listed $32,000

ⓘ 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: $3,417 · $285/mo
• Projected year-2 tax: $3,417 · $285/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: $19,229
• − Mortgage interest: −$4,145
• − Property taxes: −$3,417
• − Insurance: −$370
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$2,153
• Taxable income: $6,068
• Est. tax owed @ 24.0%: −$1,456
• After-tax cash flow: $5,291/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

+131.2% since first listed

18 events — show timeline

• 2026-05-28 Listed $74,000 REALCOMP
• 2026-05-28 Listed $74,000 MiRealSource-MiMLS
• 2021-06-10 Sold (MLS) $69,900 MiRealSource-MiMLS
• 2021-06-10 Sold (MLS) $69,900 REALCOMP
• 2021-05-24 Pending — MiRealSource-MiMLS
• 2021-05-24 Pending — REALCOMP
• 2021-05-14 Listed $69,900 MiRealSource-MiMLS
• 2021-05-14 Listed $69,900 REALCOMP
• 2020-12-03 Listing Removed — REALCOMP
• 2020-12-03 Listing Removed — MiRealSource-MiMLS
• 2020-11-17 Listed $49,900 REALCOMP
• 2020-11-17 Listed $49,900 MiRealSource-MiMLS
• 2012-06-18 Sold (MLS) $25,000 REALCOMP
• 2012-06-18 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2012-04-23 Listing Removed — REALCOMP
• 2012-04-23 Listing Removed — MiRealSource-MiMLS
• 2012-04-04 Listed $32,000 REALCOMP
• 2012-04-04 Listed $32,000 MiRealSource-MiMLS

Property tax history

+8.6%/yr

Latest (2025): $3,417 · -52.7% YoY. Source: county tax records.