12244 Woodmont Ave · Detroit, MI 48227

$68,900

2 bd · 1.0 ba · 705 sqft · SingleFamily public records · 60 Days on market

Built 1941 4,356 sqft lot $98/sqft · at area comps Est $66k · 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 +5.4/15.0
• 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

BACK ON MARKET due to buyer financing falling through - no fault of seller. Move-In Ready & Turnkey! Welcome to 12244 Woodmont Ave, beautifully refreshed fully updated 2-bedroom, 1-bath home offering low-maintenance turnkey living or solid rental potential in detroit with big-ticket improvements already completed. This home features a newer roof, furnace, and electric hot water tank, giving buyers peace of mind for years to come. Inside, you'll find fresh paint throughout, brand new carpet, updated kitchen flooring, modernized electrical outlets and clean cozy living space. The kitchen and bathroom were renovated within the past 5 years, blending functionality with clean, updated finishes. Also, featuring a large fenced in backyard for family gatherings and entertainment. Whether you're a first time homebuyer, investor or ready to add a reliable rental to your portfolio, this home checks major boxes without major expense. Conveniently located with easy access to major roads, shopping, and local amenities. This property is sold “AS IS”. BATVI. Schedule your showing today!

Key facts

• New furnace
• Fresh paint
• New carpet

Tags

• NEWER ROOF
• NEW FURNACE
• NEW ELECTRIC HOT WATER TANK
• FRESH PAINT
• NEW CARPET
• UPDATED KITCHEN FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 391 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 36% 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 $476 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

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

Recommended offer $66,833 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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: 1.58% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.19%
• DSCR: 2.08
• GRM: 5.3

CMA / ARV

• ARV (median comp): $65,854
• List price: $68,900
• Delta: 4.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12217 Mansfield St	0.22mi	2/1.0	683 (-3%)	4mo	$46,000	$67	81
12656 Mettetal St	0.25mi	2/1.0	803 (+14%)	2mo	$72,872	$91	64
16436 Fullerton St	0.17mi	2/1.0	801 (+14%)	13mo	$38,000	$47	58
10000 Montrose St	0.73mi	2/1.0	732 (+4%)	4mo	$25,000	$34	56
12257 Abington Ave	0.15mi	3/1.0 (+1)	768 (+9%)	21mo	$46,350	$60	56
11694 Forrer St	0.45mi	3/1.0 (+1)	768 (+9%)	6mo	$58,000	$76	54
11330 Mansfield St	0.55mi	2/1.0	729 (+3%)	19mo	$21,000	$29	53
9950 Memorial St	0.66mi	3/1.0 (+1)	746 (+6%)	7mo	$5,500	$7	48
10009 Archdale St	0.69mi	3/1.0 (+1)	772 (+10%)	18mo	$51,000	$66	32
11667 Ashton Ave	0.59mi	3/1.0 (+1)	798 (+13%)	20mo	$63,000	$79	28

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: 20.4%
• Equity multiple: 1.86×
• Total profit: $16,528
• Equity at exit: $10,273

10-year hold

• IRR: 30.3%
• Equity multiple: 4.05×
• Total profit: $58,933
• Equity at exit: $5,957

Cash invested: $19,292 (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 48227

• Rents YoY: 5.6%
• Active inventory: 391
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,089 high
• Mortgage (P&I): −$361
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $389

Break-even live

Break-even rent $596

Max offer price $68,900

Occupancy floor 59%

Sensitivity live

Price	-10% $428	-5% $408	+0% $389	+5% $369	+10% $350
Rent	-10% $303	-5% $346	+0% $389	+5% $432	+10% $475
Rate	-1.0pp $424	-0.5pp $406	base $389	+0.5pp $371	+1.0pp $353

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12611 Memorial St Unit 629104 Detroit, MI	1.0	1.0	700	$995	$1.42	44d	1	0.29mi
12611 Memorial St Unit 629203 Detroit, MI	1.0	1.0	635	$995	$1.57	25d	1	0.29mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	0.71mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	0.82mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	44d	1	0.93mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	2d	15	1.11mi
14835 Greenfield Rd Detroit, MI	1.0	1.0	650	$825	$1.27	44d	1	1.41mi

Listing history 22 events

1. 2026-06-21
   days on market $68,900 Active 60 DOM
2. 2026-06-18
   days on market $68,900 Active 57 DOM
3. 2026-06-17
   days on market $68,900 Active 56 DOM
4. 2026-06-15
   days on market $68,900 Active 54 DOM
5. 2026-06-13
   days on market $68,900 Active 52 DOM
6. 2026-06-13
   days on market $68,900 Active 51 DOM
7. 2026-06-09
   days on market $68,900 Active 48 DOM
8. 2026-06-08
   days on market $68,900 Active 47 DOM
9. 2026-06-07
   days on market $68,900 Active 46 DOM
10. 2026-06-04
    days on market $68,900 Active 43 DOM
11. 2026-06-03
    days on market $68,900 Active 42 DOM
12. 2026-06-02
    days on market $68,900 Active 41 DOM
13. 2026-06-01
    days on market $68,900 Active 40 DOM
14. 2026-05-31
    days on market $68,900 Active 39 DOM
15. 2026-05-15
    status Active 1125-char remark

    Show marketing remark (1118 chars)

    BACK ON MARKET due to buyer financing falling through - no fault of seller. Move-In Ready & Turnkey! Welcome to 12244 Woodmont Ave, beautifully refreshed fully updated 2-bedroom, 1-bath home offering low-maintenance turnkey living or solid rental potential in detroit with big-ticket improvements already completed. This home features a newer roof, furnace, and electric hot water tank, giving buyers peace of mind for years to come. Inside, you’ll find fresh paint throughout, brand new carpet, updated kitchen flooring, modernized electrical outlets and clean cozy living space. The kitchen and bathroom were renovated within the past 5 years, blending functionality with clean, updated finishes. Also, featuring a large fenced in backyard for family gatherings and entertainment. Whether you’re a first time homebuyer, investor or ready to add a reliable rental to your portfolio, this home checks major boxes without major expense. Conveniently located with easy access to major roads, shopping, and local amenities. This property is sold “AS IS”. BATVI. Schedule your showing today!

16. 2026-05-15
    status Active 1118-char remark

    Show marketing remark (1118 chars)

    BACK ON MARKET due to buyer financing falling through - no fault of seller. Move-In Ready & Turnkey! Welcome to 12244 Woodmont Ave, beautifully refreshed fully updated 2-bedroom, 1-bath home offering low-maintenance turnkey living or solid rental potential in detroit with big-ticket improvements already completed. This home features a newer roof, furnace, and electric hot water tank, giving buyers peace of mind for years to come. Inside, you’ll find fresh paint throughout, brand new carpet, updated kitchen flooring, modernized electrical outlets and clean cozy living space. The kitchen and bathroom were renovated within the past 5 years, blending functionality with clean, updated finishes. Also, featuring a large fenced in backyard for family gatherings and entertainment. Whether you’re a first time homebuyer, investor or ready to add a reliable rental to your portfolio, this home checks major boxes without major expense. Conveniently located with easy access to major roads, shopping, and local amenities. This property is sold “AS IS”. BATVI. Schedule your showing today!

17. 2026-03-15
    status Pending 1125-char remark

    Show marketing remark (1118 chars)

    BACK ON MARKET due to buyer financing falling through - no fault of seller. Move-In Ready & Turnkey! Welcome to 12244 Woodmont Ave, beautifully refreshed fully updated 2-bedroom, 1-bath home offering low-maintenance turnkey living or solid rental potential in detroit with big-ticket improvements already completed. This home features a newer roof, furnace, and electric hot water tank, giving buyers peace of mind for years to come. Inside, you’ll find fresh paint throughout, brand new carpet, updated kitchen flooring, modernized electrical outlets and clean cozy living space. The kitchen and bathroom were renovated within the past 5 years, blending functionality with clean, updated finishes. Also, featuring a large fenced in backyard for family gatherings and entertainment. Whether you’re a first time homebuyer, investor or ready to add a reliable rental to your portfolio, this home checks major boxes without major expense. Conveniently located with easy access to major roads, shopping, and local amenities. This property is sold “AS IS”. BATVI. Schedule your showing today!

18. 2026-03-15
    status Pending 1118-char remark

    Show marketing remark (1118 chars)

    BACK ON MARKET due to buyer financing falling through - no fault of seller. Move-In Ready & Turnkey! Welcome to 12244 Woodmont Ave, beautifully refreshed fully updated 2-bedroom, 1-bath home offering low-maintenance turnkey living or solid rental potential in detroit with big-ticket improvements already completed. This home features a newer roof, furnace, and electric hot water tank, giving buyers peace of mind for years to come. Inside, you’ll find fresh paint throughout, brand new carpet, updated kitchen flooring, modernized electrical outlets and clean cozy living space. The kitchen and bathroom were renovated within the past 5 years, blending functionality with clean, updated finishes. Also, featuring a large fenced in backyard for family gatherings and entertainment. Whether you’re a first time homebuyer, investor or ready to add a reliable rental to your portfolio, this home checks major boxes without major expense. Conveniently located with easy access to major roads, shopping, and local amenities. This property is sold “AS IS”. BATVI. Schedule your showing today!

19. 2026-02-20
    listed $62,500 Active 1118-char remark

    Show marketing remark (1125 chars)

    BACK ON MARKET due to buyer financing falling through - no fault of seller. Move-In Ready & Turnkey! Welcome to 12244 Woodmont Ave, beautifully refreshed fully updated 2-bedroom, 1-bath home offering low-maintenance turnkey living or solid rental potential in detroit with big-ticket improvements already completed. This home features a newer roof, furnace, and electric hot water tank, giving buyers peace of mind for years to come. Inside, you'll find fresh paint throughout, brand new carpet, updated kitchen flooring, modernized electrical outlets and clean cozy living space. The kitchen and bathroom were renovated within the past 5 years, blending functionality with clean, updated finishes. Also, featuring a large fenced in backyard for family gatherings and entertainment. Whether you're a first time homebuyer, investor or ready to add a reliable rental to your portfolio, this home checks major boxes without major expense. Conveniently located with easy access to major roads, shopping, and local amenities. This property is sold “AS IS”. BATVI. Schedule your showing today!

20. 2026-02-20
    listed $62,500 Active 1125-char remark

    Show marketing remark (1125 chars)

    BACK ON MARKET due to buyer financing falling through - no fault of seller. Move-In Ready & Turnkey! Welcome to 12244 Woodmont Ave, beautifully refreshed fully updated 2-bedroom, 1-bath home offering low-maintenance turnkey living or solid rental potential in detroit with big-ticket improvements already completed. This home features a newer roof, furnace, and electric hot water tank, giving buyers peace of mind for years to come. Inside, you'll find fresh paint throughout, brand new carpet, updated kitchen flooring, modernized electrical outlets and clean cozy living space. The kitchen and bathroom were renovated within the past 5 years, blending functionality with clean, updated finishes. Also, featuring a large fenced in backyard for family gatherings and entertainment. Whether you're a first time homebuyer, investor or ready to add a reliable rental to your portfolio, this home checks major boxes without major expense. Conveniently located with easy access to major roads, shopping, and local amenities. This property is sold “AS IS”. BATVI. Schedule your showing today!

21. 2008-11-25
    historical
22. 2008-05-26
    listed $4,900

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$44/yr (+$4/mo · 4.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $13,062
• − Mortgage interest: −$3,859
• − Property taxes: −$972
• − Insurance: −$344
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$2,004
• Taxable income: $3,792
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $3,757/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

+1175.5% since first listed

8 events — show timeline

• 2026-05-15 Relisted — MiRealSource-MiMLS
• 2026-05-15 Relisted — REALCOMP
• 2026-03-15 Pending — MiRealSource-MiMLS
• 2026-03-15 Pending — REALCOMP
• 2026-02-20 Listed $62,500 REALCOMP
• 2026-02-20 Listed $62,500 MiRealSource-MiMLS
• 2008-11-25 Listing Removed — REALCOMP
• 2008-05-26 Listed $4,900 REALCOMP

Property tax history

+0.1%/yr

Latest (2025): $972 · -53.7% YoY. Source: county tax records.