12674 Mettetal St · Detroit, MI 48227

$78,000

3 bd · 1.0 ba · 759 sqft · SingleFamily public records · 108 Days on market

Built 1939 5,227 sqft lot $103/sqft · 44% above area Est $78k · at est.

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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 +7.7/15.0
• 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

OPORTUNITY!!! New on the market this gem in a perfect location. This nice brick bungalow is located in a great area near to main streets, schools, big and important stores, and shopping centers. This is an excellent property for investors, fix up buyers or anyone who would like to take the opportunity to get this house. You will find a nice size living, dinning, 2 bedrooms, 1 full bath 1st floor, 1 nice big master bedroom upstairs, driveway and garage detached. Furnace and HWT in working conditions (not currently installed in the house). Property is sold AS IS. No seller financing.

Key facts

• Brick bungalow
• Detached garage
• 5,227 sq ft lot

Tags

• BRICK BUNGALOW
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $71k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.1% 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; 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 $539 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,980 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 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 1939 — 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: 1.71% ✓
• Cap rate: 14.06%
• Cash-on-cash: 27.76%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $78,288
• List price: $78,000
• Delta: -0.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12656 Mettetal St	0.02mi	2/1.0 (-1)	803 (+6%)	2mo	$72,872	$91	83
12690 Asbury Park	0.06mi	3/2.0	826 (+9%)	2mo	$85,000	$103	77
16436 Fullerton St	0.13mi	2/1.0 (-1)	801 (+6%)	13mo	$38,000	$47	69
11694 Forrer St	0.55mi	3/1.0	768 (+1%)	6mo	$58,000	$76	67
12217 Mansfield St	0.28mi	2/1.0 (-1)	683 (-10%)	4mo	$46,000	$67	62
12203 Grandmont Ave	0.35mi	3/1.5	861 (+13%)	1mo	$95,000	$110	59
12892 Asbury Park	0.19mi	2/1.0 (-1)	872 (+15%)	10mo	$82,400	$94	53
13538 Rosemont Ave	0.74mi	3/1.0	825 (+9%)	11mo	$53,000	$64	42
11414 Abington Ave	0.69mi	3/1.0	849 (+12%)	10mo	$100,000	$118	40
11711 Prest St	0.67mi	2/1.0 (-1)	835 (+10%)	14mo	$72,000	$86	36
13580 Southfield Fwy	0.65mi	2/1.0 (-1)	848 (+12%)	12mo	$31,500	$37	36
12016 Winthrop St	0.56mi	2/1.0 (-1)	862 (+14%)	17mo	$30,000	$35	32

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: 24.8%
• Equity multiple: 2.06×
• Total profit: $23,128
• Equity at exit: $11,630

10-year hold

• IRR: 34.2%
• Equity multiple: 4.53×
• Total profit: $77,110
• Equity at exit: $6,744

Cash invested: $21,840 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$409
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $505

Break-even live

Break-even rent $695

Max offer price $78,000

Occupancy floor 57%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.22mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	0.23mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	0.42mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	5d	1	0.66mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	0.72mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.81mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	0.81mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.81mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	0.81mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	0.83mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	0.85mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	16d	1	0.87mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	0.89mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.89mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.91mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	0.91mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	0.93mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	43d	1	0.95mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.96mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.99mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.99mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	1.00mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.03mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.05mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	1.06mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	5d	1	1.10mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	1.10mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	43d	1	1.12mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	1.15mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	1.17mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	1.20mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	1.24mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	1.25mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	1.26mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	1.27mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	1.32mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	1.33mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	1.34mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	1.36mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	20d	1	1.37mi

Listing history 23 events

1. 2026-06-18
   days on market $78,000 Active 108 DOM
2. 2026-06-17
   days on market $78,000 Active 107 DOM
3. 2026-06-15
   days on market $78,000 Active 105 DOM
4. 2026-06-13
   days on market $78,000 Active 103 DOM
5. 2026-06-13
   days on market $78,000 Active 102 DOM
6. 2026-06-09
   days on market $78,000 Active 99 DOM
7. 2026-06-08
   days on market $78,000 Active 98 DOM
8. 2026-06-07
   days on market $78,000 Active 97 DOM
9. 2026-06-04
   days on market $78,000 Active 94 DOM
10. 2026-06-03
    days on market $78,000 Active 93 DOM
11. 2026-06-01
    days on market $78,000 Active 91 DOM
12. 2026-05-31
    days on market $78,000 Active 90 DOM
13. 2026-03-02
    listed $85,000 Active 588-char remark

    Show marketing remark (588 chars)

    OPORTUNITY!!! New on the market this gem in a perfect location. This nice brick bungalow is located in a great area near to main streets, schools, big and important stores, and shopping centers. This is an excellent property for investors, fix up buyers or anyone who would like to take the opportunity to get this house. You will find a nice size living, dinning, 2 bedrooms, 1 full bath 1st floor, 1 nice big master bedroom upstairs, driveway and garage detached. Furnace and HWT in working conditions (not currently installed in the house). Property is sold AS IS. No seller financing.

14. 2026-03-02
    listed $85,000 Active 588-char remark

    Show marketing remark (588 chars)

    OPORTUNITY!!! New on the market this gem in a perfect location. This nice brick bungalow is located in a great area near to main streets, schools, big and important stores, and shopping centers. This is an excellent property for investors, fix up buyers or anyone who would like to take the opportunity to get this house. You will find a nice size living, dinning, 2 bedrooms, 1 full bath 1st floor, 1 nice big master bedroom upstairs, driveway and garage detached. Furnace and HWT in working conditions (not currently installed in the house). Property is sold AS IS. No seller financing.

15. 2022-01-26
    soldstatus $195,000
16. 2022-01-13
    soldstatus $208,000
17. 2022-01-04
    soldstatus $135,000
18. 2018-04-25
    soldstatus $37,500 Sold
19. 2018-04-25
    soldstatus $37,500 Closed
20. 2018-04-02
    status Pending
21. 2018-04-02
    status Pending
22. 2018-03-08
    listed $39,900 Active
23. 2018-03-08
    listed $39,900 Active

ⓘ 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: $16,010
• − Mortgage interest: −$4,369
• − Property taxes: −$1,288
• − Insurance: −$390
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$2,269
• Taxable income: $5,133
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $4,830/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

+113.0% since first listed

11 events — show timeline

• 2026-03-02 Listed $85,000 REALCOMP
• 2026-03-02 Listed $85,000 MiRealSource-MiMLS
• 2022-01-26 Sold (Public Records) $195,000 Public Records
• 2022-01-13 Sold (Public Records) $208,000 Public Records
• 2022-01-04 Sold (Public Records) $135,000 Public Records
• 2018-04-25 Sold (MLS) $37,500 MiRealSource-MiMLS
• 2018-04-25 Sold (MLS) $37,500 REALCOMP
• 2018-04-02 Pending — MiRealSource-MiMLS
• 2018-04-02 Pending — REALCOMP
• 2018-03-08 Listed $39,900 MiRealSource-MiMLS
• 2018-03-08 Listed $39,900 REALCOMP

Property tax history

-0.2%/yr

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