12316 Roselawn St · Detroit, MI 48204

$18,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 29 Days on market

Built 1923 3,920 sqft lot Est $37k · 50% under ↓ 11% since listing

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Why this score? — see what drove the C 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 +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Here is a great opportunity to add your finishing touches. Just steps away from the new Joe Louis Greenway. Get in before it's too late. New windows, furnace, and hot water tank. The electrical system was also updated. This will make a great home for someone looking for some sweat equity. Possible 3rd-bedroom on the 2nd floor. Or a savvy investor. The buyer will receive a warranty deed and title insurance. The buyer is to pay a $595 transaction fee to Realtyflo.

Key facts

• New furnace
• New hot water tank
• New windows

Tags

• NEW WINDOWS
• NEW FURNACE
• NEW HOT WATER TANK
• UPDATED ELECTRICAL SYSTEM

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Wood siding exterior; Brick/mortar foundation
• Exterior features: Paved road access; Lot approximately 0.09 acres (35 x 106)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $19k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $19k).
• Recommended offer: $19k (1.5% below list) — sets the bar for market timing.
• Cap rate 48.6% vs local median 10.0% 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: 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 35% of the median local income ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $2k of equity ($131 loan paydown + $2k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y ago; this cycle's ask has dropped $9k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $1k; list at $19k implies a 1790% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,616 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 5.37% ✓
• Cap rate: 48.57%
• Cash-on-cash: 150.98%
• DSCR: 7.72
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $37,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11905 Ohio St	0.28mi	3/1.0 (+1)	962 (+0%)	21mo	$99,000	$103	64
13503 Monica St	0.62mi	3/1.0 (+1)	953 (-1%)	7mo	$47,500	$50	59
12765 Wyoming Ave	0.52mi	3/1.0 (+1)	928 (-3%)	10mo	$35,000	$38	57
12366 Northlawn St	0.12mi	3/1.0 (+1)	1,050 (+9%)	21mo	$21,000	$20	56
11695 Kentucky St	0.50mi	2/1.5	912 (-5%)	14mo	$25,000	$27	55
12740 Mendota St	0.73mi	3/1.0 (+1)	972 (+1%)	6mo	$90,000	$93	53
11717 Kentucky St	0.48mi	2/1.0	1,034 (+8%)	14mo	$13,000	$13	53
12710 Kentucky St	0.43mi	2/1.0	1,029 (+7%)	19mo	$63,000	$61	52
8691 Elmira St	0.66mi	3/1.0 (+1)	1,001 (+4%)	10mo	$35,000	$35	49
12440 Mendota St	0.70mi	3/1.0 (+1)	1,035 (+8%)	2mo	$39,999	$39	48
12642 Wyoming St	0.45mi	3/1.0 (+1)	1,026 (+7%)	19mo	$70,000	$68	47
11642 Griggs St	0.67mi	2/1.0	1,056 (+10%)	7mo	$9,000	$9	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.96×
• Total profit: $52,719
• Equity at exit: $17,027

10-year hold

• IRR: —
• Equity multiple: 24.04×
• Total profit: $121,937
• Equity at exit: $36,719

Cash invested: $5,292 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 248
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,015 high
• Mortgage (P&I): −$99
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $666

Break-even live

Break-even rent $173

Max offer price $18,900

Occupancy floor 29%

Sensitivity live

Price	-10% $677	-5% $671	+0% $666	+5% $660	+10% $655
Rent	-10% $586	-5% $626	+0% $666	+5% $706	+10% $746
Rate	-1.0pp $675	-0.5pp $671	base $666	+0.5pp $661	+1.0pp $656

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: $4,725
• Closing costs: $567
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	0.39mi
12728 Monica St Unit 2 Detroit, MI	1.0	1.0	620	$750	$1.21	45d	1	0.48mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,278	$1.42	0d	1	0.49mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	6d	1	0.52mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	23d	1	0.52mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	19d	1	0.52mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	19d	1	0.64mi
11411 Wyoming Ave Unit 102 Detroit, MI	1.0	1.0	600	$925	$1.54	45d	1	0.65mi
11411 Wyoming Ave Detroit, MI	1.0	1.0	750	$850	$1.13	26d	1	0.65mi
11411 Wyoming Ave Apt 205 Detroit, MI	1.0	1.0	800	$1,000	$1.25	12d	1	0.65mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	45d	1	0.71mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	26d	1	0.71mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	45d	1	0.88mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	26d	4	0.89mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	0.91mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	45d	1	0.95mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	45d	1	0.99mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	1.04mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	45d	1	1.04mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	19d	1	1.04mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	45d	1	1.04mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	26d	1	1.06mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	45d	1	1.06mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	45d	1	1.06mi
12775 Plymouth Rd Apt 23 Detroit, MI	1.0	1.0	650	$605	$0.93	45d	1	1.06mi
12775 Plymouth Rd Apt 11 Detroit, MI	1.0	1.0	725	$635	$0.88	45d	1	1.06mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	18d	1	1.09mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	1.12mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	18d	1	1.15mi
2341 Ewald Cir Unit 3 Detroit, MI	1.0	1.0	600	$900	$1.50	45d	1	1.18mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	18d	1	1.19mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	14d	1	1.22mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	45d	1	1.23mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	26d	1	1.23mi
3808 Kendall St Unit 3 Detroit, MI	1.0	1.0	550	$700	$1.27	45d	1	1.26mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	19d	1	1.28mi
9419 Meyers Rd Detroit, MI	1.0	1.0	720	$894	$1.24	45d	1	1.32mi
9415 Meyers Rd Detroit, MI	1.0	1.0	720	$897	$1.25	45d	1	1.32mi
13310 Plymouth Rd Unit 1 Detroit, MI	1.0	1.0	650	$645	$0.99	45d	1	1.39mi
13310 Plymouth Rd Unit 05 Detroit, MI	1.0	1.0	650	$595	$0.92	45d	1	1.39mi

Listing history 25 events

1. 2026-06-21
   days on market $18,900 Active 29 DOM
2. 2026-06-18
   days on market $18,900 Active 26 DOM
3. 2026-06-17
   days on market $18,900 Active 25 DOM
4. 2026-06-15
   days on market $18,900 Active 23 DOM
5. 2026-06-13
   days on market $18,900 Active 21 DOM
6. 2026-06-13
   days on market $18,900 Active 20 DOM
7. 2026-06-09
   days on market $18,900 Active 17 DOM
8. 2026-06-08
   days on market $18,900 Active 16 DOM
9. 2026-06-07
   days on market $18,900 Active 15 DOM
10. 2026-06-04
    days on market $18,900 Active 12 DOM
11. 2026-06-03
    days on market $18,900 Active 11 DOM
12. 2026-06-02
    pricedays on market $18,900 Active 10 DOM
13. 2026-06-01
    days on market $27,999 Active 9 DOM
14. 2026-05-31
    days on market $27,999 Active 8 DOM
15. 2026-05-23
    listed $27,999 Active 466-char remark

    Show marketing remark (466 chars)

    Here is a great opportunity to add your finishing touches. Just steps away from the new Joe Louis Greenway. Get in before it's too late. New windows, furnace, and hot water tank. The electrical system was also updated. This will make a great home for someone looking for some sweat equity. Possible 3rd-bedroom on the 2nd floor. Or a savvy investor. The buyer will receive a warranty deed and title insurance. The buyer is to pay a $595 transaction fee to Realtyflo.

16. 2026-05-23
    listed $27,999 Active

    Show marketing remark (466 chars)

    Here is a great opportunity to add your finishing touches. Just steps away from the new Joe Louis Greenway. Get in before it's too late. New windows, furnace, and hot water tank. The electrical system was also updated. This will make a great home for someone looking for some sweat equity. Possible 3rd-bedroom on the 2nd floor. Or a savvy investor. The buyer will receive a warranty deed and title insurance. The buyer is to pay a $595 transaction fee to Realtyflo.

17. 2008-04-30
    soldstatus $1,000 115-char remark

    Show marketing remark (115 chars)

    CORPORATE OWNED PROPERTY TO BE SOLD AS-IS. ADDENDUMS AVAILABLE. EARNEST MONEY DEPOSIT TO BE HELD BY LISTING BROKER.

18. 2008-04-30
    soldstatus $1,000

    Show marketing remark (115 chars)

    CORPORATE OWNED PROPERTY TO BE SOLD AS-IS. ADDENDUMS AVAILABLE. EARNEST MONEY DEPOSIT TO BE HELD BY LISTING BROKER.

19. 2008-04-07
    historical
20. 2008-02-26
    historical
21. 2008-02-25
    listed $1,800 115-char remark

    Show marketing remark (115 chars)

    CORPORATE OWNED PROPERTY TO BE SOLD AS-IS. ADDENDUMS AVAILABLE. EARNEST MONEY DEPOSIT TO BE HELD BY LISTING BROKER.

22. 2008-02-25
    listed $1,800

    Show marketing remark (115 chars)

    CORPORATE OWNED PROPERTY TO BE SOLD AS-IS. ADDENDUMS AVAILABLE. EARNEST MONEY DEPOSIT TO BE HELD BY LISTING BROKER.

23. 2007-07-19
    listed $2,500
24. 2007-07-18
    historical
25. 2007-07-03
    listed $31,500

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $352 · $29/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 ≥97°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: $12,184
• − Mortgage interest: −$1,059
• − Property taxes: −$352
• − Insurance: −$94
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$550
• Taxable income: $8,180
• Est. tax owed @ 24.0%: −$1,963
• After-tax cash flow: $6,027/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• Rent YoY: —
• 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

-11.1% since first listed

11 events — show timeline

• 2026-05-23 Listed $27,999 REALCOMP
• 2026-05-23 Listed $27,999 MiRealSource-MiMLS
• 2008-04-30 Sold (MLS) $1,000 MiRealSource-MiMLS
• 2008-04-30 Sold (MLS) $1,000 REALCOMP
• 2008-04-07 Listing Removed — MiRealSource-MiMLS
• 2008-02-26 Listing Removed — REALCOMP
• 2008-02-25 Listed $1,800 MiRealSource-MiMLS
• 2008-02-25 Listed $1,800 REALCOMP
• 2007-07-19 Listed $2,500 REALCOMP
• 2007-07-18 Listing Removed — REALCOMP
• 2007-07-03 Listed $31,500 REALCOMP

Property tax history

+1.6%/yr

Latest (2025): $352 · -51.5% YoY. Source: county tax records.