12568 Wilshire Dr · Detroit, MI 48213

$169,900

5 bd · 1.5 ba · 1,977 sqft · SingleFamily public records · 15 Days on market

Built 1925 5,663 sqft lot Est $115k · 48% over

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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 +24.1/30.0
• DSCR +7.8/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 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

Beautifully updated 5-bedroom, 2-full-bath home offering nearly 2,000 sq. ft. of living space! The main floor features a spacious living room, formal dining room, updated kitchen, full bath, and 2 bedrooms. The second floor offers 3 generously sized bedrooms and an additional full bath. The partially finished basement provides extra living space, storage, or a recreation area. Numerous updates completed over the past 3–4 years include newer windows, newer siding, updated kitchen and bathrooms, and newer vinyl flooring throughout and newer furnace . Conveniently located just minutes from Downtown Detroit with easy access to major freeways, shopping, dining, schools, and the recreational amenities of nearby Chandler Park. Move-in ready and a must-see!

Key facts

• Newer furnace
• Newer siding
• Newer windows

Tags

• UPDATED KITCHEN
• NEWER WINDOWS
• NEWER SIDING
• NEWER VINYL FLOORING
• NEWER FURNACE
• PARTIALLY FINISHED BASEMENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Water available; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.13 acres (39 x 150)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% 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: 190 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1,811/mo this rent would consume 64% of the median local household income ($34k/yr) (locally 1202% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $40k; list at $170k implies a 320% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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. 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?
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: 1.07% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $114,666
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13324 Camden St	0.62mi	4/2.0 (-1)	1,992 (+1%)	3mo	$40,000	$20	61
11864 Maiden St	0.52mi	4/3.0 (-1)	1,969 (-0%)	6mo	$185,000	$94	59
12120 Rosemary St	0.34mi	4/2.0 (-1)	1,889 (-4%)	16mo	$110,000	$58	57
12059 Kilbourne St	0.45mi	5/2.0	1,810 (-8%)	15mo	$65,000	$36	50
9364 E Outer Dr	0.60mi	4/1.5 (-1)	1,808 (-8%)	4mo	$150,000	$83	49
12280 Wade St	0.43mi	4/2.0 (-1)	1,750 (-12%)	8mo	$141,000	$81	47
12086 Glenfield St	0.46mi	4/2.0 (-1)	2,232 (+13%)	5mo	$110,000	$49	46
13361 Maiden St	0.56mi	4/3.0 (-1)	1,786 (-10%)	4mo	$165,000	$92	43
12057 Sanford St	0.71mi	4/2.5 (-1)	2,184 (+10%)	2mo	$100,000	$46	39
11023 Longview St	0.63mi	4/2.5 (-1)	2,117 (+7%)	15mo	$140,000	$66	37
11727 Wilshire Dr Dr	0.53mi	4/2.5 (-1)	1,762 (-11%)	15mo	$70,000	$40	36
14268 Corbett Ave	0.68mi	4/2.0 (-1)	1,750 (-12%)	11mo	$100,000	$57	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-6,202
• Equity at exit: $25,333

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $22,007
• Equity at exit: $14,690

Cash invested: $47,572 (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 48213

• Active inventory: 190
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,811 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$134 /mo · $1,609/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $335

Break-even live

Break-even rent $1,387

Max offer price $169,900

Occupancy floor 76%

Sensitivity live

Price	-10% $431	-5% $383	+0% $335	+5% $287	+10% $239
Rent	-10% $192	-5% $264	+0% $335	+5% $407	+10% $478
Rate	-1.0pp $421	-0.5pp $378	base $335	+0.5pp $291	+1.0pp $246

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	25d	1	0.47mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	25d	1	0.58mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	0.96mi
18080 Westphalia St Detroit, MI	5.0	3.0	2131	$2,500	$1.17	45d	1	1.45mi

Listing history 11 events

1. 2026-06-18
   days on market $169,900 Active 15 DOM
2. 2026-06-17
   days on market $169,900 Active 14 DOM
3. 2026-06-16
   days on market $169,900 Active 13 DOM
4. 2026-06-15
   days on market $169,900 Active 12 DOM
5. 2026-06-13
   days on market $169,900 Active 10 DOM
6. 2026-06-13
   days on market $169,900 Active 9 DOM
7. 2026-06-09
   days on market $169,900 Active 6 DOM
8. 2026-06-08
   days on market $169,900 Active 5 DOM
9. 2026-06-07
   days on market $169,900 Active 4 DOM
10. 2026-06-04
    remarks 693-char remark
11. 2026-06-04
    listed $169,900 Active 1 DOM

ⓘ 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: $1,609 · $134/mo
• Projected year-2 tax: $2,113 · $176/mo
• Expected delta: +$504/yr (+$42/mo · 31.3%)

ⓘ 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 ≥96°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: $21,738
• − Mortgage interest: −$9,517
• − Property taxes: −$1,609
• − Insurance: −$850
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$4,943
• Taxable income: $1,342
• Est. tax owed @ 24.0%: −$322
• After-tax cash flow: $3,701/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+304.5% since first listed

9 events — show timeline

• 2026-06-01 Listed $169,900 REALCOMP
• 2026-06-01 Listed $169,900 MiRealSource-MiMLS
• 2006-11-09 Sold (MLS) $40,420 REALCOMP
• 2006-09-02 Listing Removed — MiRealSource-MiMLS
• 2006-03-21 Listed $43,500 MiRealSource-MiMLS
• 2006-02-16 Listed $43,500 REALCOMP
• 2004-04-07 Sold (Public Records) $90,000 Public Records
• 2003-07-16 Sold (MLS) $40,000 REALCOMP
• 2003-05-26 Listed $42,000 REALCOMP

Property tax history

-2.7%/yr

Latest (2025): $1,609 · +0.1% YoY. Source: county tax records.