12219 Stout St · Detroit, MI 48228

$25,000

3 bd · 1.0 ba · 846 sqft · SingleFamily public records · 12 Days on market

Built 1946 5,227 sqft lot Est $41k · 38% under ↓ 17% since listing

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Why this score? — see what drove the D+ 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
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 1-bath home with a full basement and 1-car garage, offering strong potential for investors or buyers looking to add value. Property features a non-brick exterior and will require foundation repairs along with cosmetic updates throughout. Great opportunity to renovate and customize - priced accordingly. Located on Detroit's west side near Southfield Freeway, this primarily residential area offers a mix of single-family homes and investment properties. Listing broker holds contractual equitable interest in the property and may receive consideration from the transaction. Property is being marketed pursuant to a purchase agreement with the seller. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Sold AS IS - Buyer to verify all information listed. Room dimensions are just estimates.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1946

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Vinyl siding
• Construction: Built with block foundation
• Exterior features: Porch; Fenced yard; Porch lighting; Asphalt roof; Paved road access

Interior

• Kitchen: No kitchen appliance list provided
• Bedrooms: Total of 5 rooms (bedrooms included)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Lighting
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 41.5% 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 soft (-2.3%/yr); 363 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $1,205/mo this rent would consume 47% of the median local household income ($31k/yr) (locally 4144% 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 $173 of loan paydown is wiped out by about $750 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 + 0.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1946 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.82% ✓
• Cap rate: 41.48%
• Cash-on-cash: 125.67%
• DSCR: 6.59
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $40,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12219 Stout St	0.00mi	3/1.0	846 (0%)	1mo	$25,000	$30	99
11792 Burt Rd	0.32mi	2/1.0 (-1)	810 (-4%)	4mo	$27,000	$33	70
12087 Heyden St	0.12mi	3/1.0	956 (+13%)	5mo	$46,000	$48	69
13500 Heyden St	0.52mi	2/1.0 (-1)	850 (+0%)	4mo	$20,000	$24	67
11329 Minock St	0.60mi	3/1.0	816 (-4%)	4mo	$50,000	$61	63
11720 Minock St	0.46mi	3/1.5	771 (-9%)	5mo	$95,000	$123	58
11689 Minock St	0.45mi	3/1.0	950 (+12%)	6mo	$82,000	$86	54
11700 Auburn St	0.41mi	3/1.5	964 (+14%)	3mo	$55,000	$57	53
9634 Evergreen Ave	0.73mi	3/1.0	912 (+8%)	3mo	$23,000	$25	50
11419 Braile St	0.44mi	2/1.0 (-1)	969 (+14%)	2mo	$45,000	$46	49
9616 Braile St	0.73mi	3/1.0	958 (+13%)	4mo	$41,500	$43	40
9581 Heyden St	0.75mi	3/2.0	950 (+12%)	4mo	$92,000	$97	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.59×
• Total profit: $39,156
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 12.54×
• Total profit: $80,760
• Equity at exit: $2,162

Cash invested: $7,000 (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 48228

• Rents YoY: -2.3%
• Active inventory: 363
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,205 high
• Mortgage (P&I): −$131
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $733

Break-even live

Break-even rent $277

Max offer price $25,000

Occupancy floor 34%

Sensitivity live

Price	-10% $747	-5% $740	+0% $733	+5% $726	+10% $719
Rent	-10% $638	-5% $686	+0% $733	+5% $781	+10% $828
Rate	-1.0pp $746	-0.5pp $739	base $733	+0.5pp $727	+1.0pp $720

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.18mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	44d	1	0.30mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	44d	1	0.49mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	44d	1	0.64mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	44d	1	0.79mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.84mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.85mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	44d	6	0.87mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.87mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.87mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.87mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.87mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.88mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.88mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.88mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.88mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.90mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	25d	1	0.91mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.94mi
20935 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	0.94mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.94mi
20937 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.94mi
20945 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.94mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	44d	1	0.95mi
9416 Trinity St Detroit, MI	2.0	1.0	1000	$950	$0.95	44d	1	0.95mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	44d	1	0.99mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	0.99mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	5d	4	1.00mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	1.00mi
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	44d	1	1.06mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.07mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.08mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	25d	1	1.10mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	1.16mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	17d	1	1.18mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.19mi
9059 Burt Rd Detroit, MI	3.0	1.0	980	$1,400	$1.43	44d	1	1.21mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	1.26mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	5d	1	1.32mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	44d	1	1.36mi

Listing history 6 events

1. 2026-04-29
   status Pending 1097-char remark

   Show marketing remark (1097 chars)

   3-bedroom, 1-bath home with a full basement and 1-car garage, offering strong potential for investors or buyers looking to add value. Property features a non-brick exterior and will require foundation repairs along with cosmetic updates throughout. Great opportunity to renovate and customize - priced accordingly. Located on Detroit's west side near Southfield Freeway, this primarily residential area offers a mix of single-family homes and investment properties. Listing broker holds contractual equitable interest in the property and may receive consideration from the transaction. Property is being marketed pursuant to a purchase agreement with the seller. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Sold AS IS - Buyer to verify all information listed. Room dimensions are just estimates.

2. 2026-04-29
   status Pending

   Show marketing remark (1097 chars)

   3-bedroom, 1-bath home with a full basement and 1-car garage, offering strong potential for investors or buyers looking to add value. Property features a non-brick exterior and will require foundation repairs along with cosmetic updates throughout. Great opportunity to renovate and customize - priced accordingly. Located on Detroit's west side near Southfield Freeway, this primarily residential area offers a mix of single-family homes and investment properties. Listing broker holds contractual equitable interest in the property and may receive consideration from the transaction. Property is being marketed pursuant to a purchase agreement with the seller. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Sold AS IS - Buyer to verify all information listed. Room dimensions are just estimates.

3. 2026-04-23
   price $25,000 1097-char remark

   Show marketing remark (1097 chars)

   3-bedroom, 1-bath home with a full basement and 1-car garage, offering strong potential for investors or buyers looking to add value. Property features a non-brick exterior and will require foundation repairs along with cosmetic updates throughout. Great opportunity to renovate and customize - priced accordingly. Located on Detroit's west side near Southfield Freeway, this primarily residential area offers a mix of single-family homes and investment properties. Listing broker holds contractual equitable interest in the property and may receive consideration from the transaction. Property is being marketed pursuant to a purchase agreement with the seller. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Sold AS IS - Buyer to verify all information listed. Room dimensions are just estimates.

4. 2026-04-23
   price $25,000

   Show marketing remark (1097 chars)

   3-bedroom, 1-bath home with a full basement and 1-car garage, offering strong potential for investors or buyers looking to add value. Property features a non-brick exterior and will require foundation repairs along with cosmetic updates throughout. Great opportunity to renovate and customize - priced accordingly. Located on Detroit's west side near Southfield Freeway, this primarily residential area offers a mix of single-family homes and investment properties. Listing broker holds contractual equitable interest in the property and may receive consideration from the transaction. Property is being marketed pursuant to a purchase agreement with the seller. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Sold AS IS - Buyer to verify all information listed. Room dimensions are just estimates.

5. 2026-04-17
   listed $30,000 Active 1097-char remark

   Show marketing remark (1097 chars)

   3-bedroom, 1-bath home with a full basement and 1-car garage, offering strong potential for investors or buyers looking to add value. Property features a non-brick exterior and will require foundation repairs along with cosmetic updates throughout. Great opportunity to renovate and customize - priced accordingly. Located on Detroit's west side near Southfield Freeway, this primarily residential area offers a mix of single-family homes and investment properties. Listing broker holds contractual equitable interest in the property and may receive consideration from the transaction. Property is being marketed pursuant to a purchase agreement with the seller. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Sold AS IS - Buyer to verify all information listed. Room dimensions are just estimates.

6. 2026-04-17
   listed $30,000 Active

   Show marketing remark (1097 chars)

   3-bedroom, 1-bath home with a full basement and 1-car garage, offering strong potential for investors or buyers looking to add value. Property features a non-brick exterior and will require foundation repairs along with cosmetic updates throughout. Great opportunity to renovate and customize - priced accordingly. Located on Detroit's west side near Southfield Freeway, this primarily residential area offers a mix of single-family homes and investment properties. Listing broker holds contractual equitable interest in the property and may receive consideration from the transaction. Property is being marketed pursuant to a purchase agreement with the seller. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Sold AS IS - Buyer to verify all information listed. Room dimensions are just estimates.

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $928 · $77/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 ≥99°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: $14,461
• − Mortgage interest: −$1,400
• − Property taxes: −$928
• − Insurance: −$125
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$727
• Taxable income: $8,966
• Est. tax owed @ 24.0%: −$2,152
• After-tax cash flow: $6,645/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

-16.7% since first listed

6 events — show timeline

• 2026-04-29 Pending — MiRealSource-MiMLS
• 2026-04-29 Pending — REALCOMP
• 2026-04-23 Price Changed $25,000 MiRealSource-MiMLS
• 2026-04-23 Price Changed $25,000 REALCOMP
• 2026-04-17 Listed $30,000 REALCOMP
• 2026-04-17 Listed $30,000 MiRealSource-MiMLS

Property tax history

-1.1%/yr

Latest (2025): $928 · -11.1% YoY. Source: county tax records.