12566 Duchess St · Detroit, MI 48224

$84,450

2 bd · 1.0 ba · 1,047 sqft · SingleFamily public records · 45 Days on market

Built 1941 4,792 sqft lot $81/sqft · 27% above area Est $66k · 27% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 1 bathroom brick bungalow home located in Moross-Morang neighborhood. Conveniently close to freeways, St. John Hospital and shopping and 12 miles from downtown. Tenant occupied. Paying $1000 per month.

Key facts

• Brick bungalow
• Close to freeways
• Close to shopping

Tags

• BRICK BUNGALOW
• MOROSS-MORANG NEIGHBORHOOD
• CLOSE TO FREEWAYS
• CLOSE TO ST JOHN HOSPITAL
• CLOSE TO SHOPPING

Property features AI

Finance

• Other: Property type: Residential, Single Family Residence
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No garage
• Security: No security features provided
• Utilities: Sewer available; Water available
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Brick exterior; Facing direction not specified
• Construction: Asphalt roof; Block foundation
• Exterior features: Paved road access; No pool

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: Total of 5 rooms (bedrooms and living areas combined)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $82k (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: Rents flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 34% of the median local income ($45k/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 $584 of loan paydown is wiped out by about $3k 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 + 0.7% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 22y 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 $30k; list at $84k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,916 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1941 — 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: 1.49% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.74%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $66,316
• List price: $84,450
• Delta: 27.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12893 Payton St	0.19mi	3/1.0 (+1)	1,020 (-3%)	1mo	$75,000	$74	81
12660 Duchess St	0.09mi	3/1.0 (+1)	974 (-7%)	2mo	$55,000	$56	78
12519 Riad St	0.12mi	3/1.0 (+1)	1,135 (+8%)	0mo	$100,000	$88	75
11545 Roxbury St	0.43mi	3/1.0 (+1)	1,003 (-4%)	1mo	$65,000	$65	68
19100 Kingsville St	0.38mi	3/1.0 (+1)	972 (-7%)	2mo	$110,000	$113	64
11640 Somerset Ave	0.63mi	3/2.0 (+1)	1,028 (-2%)	0mo	$70,000	$68	58
15260 Faircrest St	0.64mi	2/1.0	942 (-10%)	1mo	$35,000	$37	53
16301 Coram St	0.57mi	3/1.0 (+1)	929 (-11%)	1mo	$19,500	$21	49
19381 Kenosha St	0.60mi	2/1.0	892 (-15%)	2mo	$104,000	$117	46
16277 Liberal St	0.69mi	3/1.0 (+1)	945 (-10%)	1mo	$25,000	$26	45
18746 Woodside St	0.61mi	3/1.0 (+1)	921 (-12%)	2mo	$110,000	$119	45
16092 Manning St	0.73mi	3/1.5 (+1)	1,200 (+15%)	0mo	$20,000	$17	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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.40×
• Total profit: $9,557
• Equity at exit: $12,592

10-year hold

• IRR: 17.7%
• Equity multiple: 2.31×
• Total profit: $30,914
• Equity at exit: $7,302

Cash invested: $23,646 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,267/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $409

Break-even live

Break-even rent $739

Max offer price $84,450

Occupancy floor 62%

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: $21,112
• Closing costs: $2,534
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.10mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.30mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.30mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.31mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.31mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	0.34mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	0.37mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.38mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.38mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.42mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	3d	1	0.44mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	12d	1	0.44mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	0.46mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	0.51mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.53mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	17d	1	0.53mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.56mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.56mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.59mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	0.67mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	43d	1	0.71mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	24d	1	0.73mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	0.79mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.80mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.81mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	0.82mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.84mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	0.85mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.86mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	24d	1	0.87mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	0.91mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	0.92mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.92mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	0.92mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	0.95mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.97mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.98mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	1.04mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	1.04mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	1.04mi

Listing history 43 events

1. 2026-06-18
   days on market $84,450 Active 45 DOM
2. 2026-06-17
   days on market $84,450 Active 44 DOM
3. 2026-06-15
   days on market $84,450 Active 42 DOM
4. 2026-06-13
   days on market $84,450 Active 40 DOM
5. 2026-06-13
   days on market $84,450 Active 39 DOM
6. 2026-06-09
   days on market $84,450 Active 36 DOM
7. 2026-06-08
   days on market $84,450 Active 35 DOM
8. 2026-06-07
   days on market $84,450 Active 34 DOM
9. 2026-06-04
   days on market $84,450 Active 31 DOM
10. 2026-06-03
    days on market $84,450 Active 30 DOM
11. 2026-06-02
    days on market $84,450 Active 29 DOM
12. 2026-06-01
    days on market $84,450 Active 28 DOM
13. 2026-05-31
    days on market $84,450 Active 27 DOM
14. 2026-05-04
    listed $84,450 Active 212-char remark

    Show marketing remark (212 chars)

    3 bedroom, 1 bathroom brick bungalow home located in Moross-Morang neighborhood. Conveniently close to freeways, St. John Hospital and shopping and 12 miles from downtown. Tenant occupied. Paying $1000 per month.

15. 2026-05-04
    listed $84,450 Active 212-char remark

    Show marketing remark (212 chars)

    3 bedroom, 1 bathroom brick bungalow home located in Moross-Morang neighborhood. Conveniently close to freeways, St. John Hospital and shopping and 12 miles from downtown. Tenant occupied. Paying $1000 per month.

16. 2021-02-27
    soldstatus $30,000
17. 2021-02-27
    listed $30,000
18. 2021-02-27
    listed $30,000
19. 2017-12-28
    soldstatus $22,000 Sold
20. 2017-12-28
    soldstatus $22,000 Closed
21. 2017-09-25
    status Pending
22. 2017-09-24
    status Pending
23. 2017-08-18
    listed $26,000 Active
24. 2017-08-18
    listed $26,000 Active
25. 2008-03-07
    soldstatus $26,105
26. 2008-01-01
    listed $24,900
27. 2005-11-04
    soldstatus $99,900
28. 2005-07-13
    soldstatus $99,900
29. 2005-07-13
    soldstatus $99,900
30. 2005-07-09
    historical
31. 2005-03-25
    listed $96,900
32. 2005-03-25
    listed $96,900
33. 2005-03-25
    historical
34. 2005-02-07
    listed $99,900
35. 2005-02-06
    historical
36. 2005-02-06
    historical
37. 2004-10-09
    listed $99,900
38. 2004-10-08
    historical
39. 2004-10-06
    listed $99,900
40. 2004-05-26
    listed $102,900
41. 2004-05-10
    historical
42. 2004-04-10
    listed $106,900
43. 1991-04-04
    soldstatus $30,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥95°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: $15,072
• − Mortgage interest: −$4,731
• − Property taxes: −$1,267
• − Insurance: −$422
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,457
• Taxable income: $3,785
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $3,996/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+173.3% since first listed

30 events — show timeline

• 2026-05-04 Listed $84,450 REALCOMP
• 2026-05-04 Listed $84,450 MiRealSource-MiMLS
• 2021-02-27 Listed $30,000 MiRealSource-MiMLS
• 2021-02-27 Listed $30,000 REALCOMP
• 2021-02-27 Sold (MLS) $30,000 REALCOMP
• 2017-12-28 Sold (MLS) $22,000 MiRealSource-MiMLS
• 2017-12-28 Sold (MLS) $22,000 REALCOMP
• 2017-09-25 Pending — MiRealSource-MiMLS
• 2017-09-24 Pending — REALCOMP
• 2017-08-18 Listed $26,000 MiRealSource-MiMLS
• 2017-08-18 Listed $26,000 REALCOMP
• 2008-03-07 Sold (MLS) $26,105 REALCOMP
• 2008-01-01 Listed $24,900 REALCOMP
• 2005-11-04 Sold (Public Records) $99,900 Public Records
• 2005-07-13 Sold (MLS) $99,900 REALCOMP
• 2005-07-13 Sold (MLS) $99,900 MiRealSource-MiMLS
• 2005-07-09 Listing Removed — MiRealSource-MiMLS
• 2005-03-25 Listing Removed — REALCOMP
• 2005-03-25 Listed $96,900 REALCOMP
• 2005-03-25 Listed $96,900 MiRealSource-MiMLS
• 2005-02-07 Listed $99,900 REALCOMP
• 2005-02-06 Listing Removed — MiRealSource-MiMLS
• 2005-02-06 Listing Removed — REALCOMP
• 2004-10-09 Listed $99,900 REALCOMP
• 2004-10-08 Listing Removed — REALCOMP
• 2004-10-06 Listed $99,900 MiRealSource-MiMLS
• 2004-05-26 Listed $102,900 REALCOMP
• 2004-05-10 Listing Removed — REALCOMP
• 2004-04-10 Listed $106,900 REALCOMP
• 1991-04-04 Sold (Public Records) $30,900 Public Records

Property tax history

+8.1%/yr

Latest (2025): $4,662 · +0.5% YoY. Source: county tax records.