12257 W Jeffries Fwy · Detroit, MI 48204

$55,000

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 75 Days on market

Built 1924 4,792 sqft lot $56/sqft · 6% above area Est $53k · 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
• Appreciation +10.0/10.0
• ARV discount +5.8/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

A true value-add opportunity with serious upside. This spacious home is ideal for investors or buyers ready to customize and build equity with their own vision. Located near major highways, schools, parks, and shopping, it offers strong convenience and long-term potential. Don’t miss your chance to transform this property into something special—schedule your private showing today. Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 65,000 PURCHASE PRICE, 25,000 DOWN PAYMENT, 8% INTEREST, 60 MONTH TERM. 811 / MONTH. seller financing/land contract terms are negotiable.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1924

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 10.1% 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: 248 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 ($34k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $6k of equity ($380 loan paydown + $6k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — 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: 1.89% ✓
• Cap rate: 16.79%
• Cash-on-cash: 37.50%
• DSCR: 2.67
• GRM: 4.4

CMA / ARV

• ARV (median comp): $53,000
• List price: $55,000
• Delta: 3.77%
• 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
13503 Monica St	0.58mi	3/1.0 (+1)	953 (-3%)	7mo	$47,500	$50	58
4900 Elmhurst St	0.60mi	3/1.0 (+1)	934 (-5%)	2mo	$45,000	$48	57
11905 Ohio St	0.42mi	3/1.0 (+1)	962 (-2%)	21mo	$99,000	$103	55
11405 Yosemite St	0.71mi	3/1.0 (+1)	1,000 (+2%)	4mo	$60,000	$60	55
11717 Kentucky St	0.61mi	2/1.0	1,034 (+6%)	14mo	$13,000	$13	51
8691 Elmira St	0.73mi	3/1.0 (+1)	1,001 (+2%)	10mo	$35,000	$35	49
12710 Kentucky St	0.60mi	2/1.0	1,029 (+5%)	19mo	$63,000	$61	48
11695 Kentucky St	0.61mi	2/1.5	912 (-7%)	14mo	$25,000	$27	46
12765 Wyoming Ave	0.69mi	3/1.0 (+1)	928 (-5%)	10mo	$35,000	$38	46
11418 Yosemite St	0.72mi	3/1.0 (+1)	952 (-3%)	15mo	$60,000	$63	44
12642 Wyoming St	0.62mi	3/1.0 (+1)	1,026 (+5%)	18mo	$70,000	$68	43
11634 Nardin Dr	0.64mi	3/1.5 (+1)	1,074 (+10%)	11mo	$30,000	$28	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.2%
• Equity multiple: 4.93×
• Total profit: $60,596
• Equity at exit: $49,548

10-year hold

• IRR: 46.7%
• Equity multiple: 11.02×
• Total profit: $154,327
• Equity at exit: $106,853

Cash invested: $15,400 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 248
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,041 high
• Mortgage (P&I): −$288
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $481

Break-even live

Break-even rent $432

Max offer price $55,000

Occupancy floor 49%

Sensitivity live

Price	-10% $512	-5% $497	+0% $481	+5% $466	+10% $450
Rent	-10% $399	-5% $440	+0% $481	+5% $522	+10% $563
Rate	-1.0pp $509	-0.5pp $495	base $481	+0.5pp $467	+1.0pp $452

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.25mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	6d	1	0.35mi
12728 Monica St Unit 2 Detroit, MI	1.0	1.0	620	$750	$1.21	44d	1	0.37mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	6d	1	0.38mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	18d	1	0.39mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	0.39mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	18d	1	0.61mi
11411 Wyoming Ave Detroit, MI	1.0	1.0	750	$850	$1.13	25d	1	0.76mi
11411 Wyoming Ave Unit 102 Detroit, MI	1.0	1.0	600	$925	$1.54	44d	1	0.76mi
11411 Wyoming Ave Apt 205 Detroit, MI	1.0	1.0	800	$1,000	$1.25	11d	1	0.76mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.76mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	44d	1	0.78mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	0.82mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	25d	4	0.83mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	0.87mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.87mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	6d	1	0.90mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	44d	1	0.95mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	25d	1	0.95mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	0.97mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.00mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	1.05mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	44d	1	1.10mi
2341 Ewald Cir Unit 3 Detroit, MI	1.0	1.0	600	$900	$1.50	44d	1	1.10mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	18d	1	1.11mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	44d	1	1.14mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	1.17mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.17mi
3808 Kendall St Unit 3 Detroit, MI	1.0	1.0	550	$700	$1.27	44d	1	1.18mi
12775 Plymouth Rd Apt 23 Detroit, MI	1.0	1.0	650	$605	$0.93	44d	1	1.20mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	1.20mi
12775 Plymouth Rd Apt 11 Detroit, MI	1.0	1.0	725	$635	$0.88	44d	1	1.20mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	1.22mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	25d	1	1.25mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	13d	1	1.25mi
3266 Pasadena St Unit 3 Detroit, MI	1.0	1.0	696	$700	$1.01	44d	1	1.29mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.30mi
9376 Otsego St Detroit, MI	3.0	1.0	873	$1,396	$1.60	44d	1	1.30mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	1.34mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	6d	1	1.36mi

Listing history 16 events

1. 2026-06-21
   days on market $55,000 Active 75 DOM
2. 2026-06-18
   days on market $55,000 Active 72 DOM
3. 2026-06-17
   days on market $55,000 Active 71 DOM
4. 2026-06-15
   days on market $55,000 Active 69 DOM
5. 2026-06-13
   days on market $55,000 Active 67 DOM
6. 2026-06-13
   days on market $55,000 Active 66 DOM
7. 2026-06-09
   days on market $55,000 Active 63 DOM
8. 2026-06-08
   days on market $55,000 Active 62 DOM
9. 2026-06-07
   days on market $55,000 Active 61 DOM
10. 2026-06-04
    days on market $55,000 Active 58 DOM
11. 2026-06-03
    days on market $55,000 Active 57 DOM
12. 2026-06-02
    days on market $55,000 Active 56 DOM
13. 2026-06-01
    days on market $55,000 Active 55 DOM
14. 2026-05-31
    days on market $55,000 Active 54 DOM
15. 2026-04-07
    listed $55,000 Active 634-char remark

    Show marketing remark (624 chars)

    A true value-add opportunity with serious upside. This spacious home is ideal for investors or buyers ready to customize and build equity with their own vision. Located near major highways, schools, parks, and shopping, it offers strong convenience and long-term potential. Don't miss your chance to transform this property into something special - schedule your private showing today. Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 65,000 PURCHASE PRICE, 25,000 DOWN PAYMENT, 8% INTEREST, 60 MONTH TERM. 811 / MONTH. seller financing/land contract terms are negotiable.

16. 2026-04-07
    listed $55,000 Active 624-char remark

    Show marketing remark (624 chars)

    A true value-add opportunity with serious upside. This spacious home is ideal for investors or buyers ready to customize and build equity with their own vision. Located near major highways, schools, parks, and shopping, it offers strong convenience and long-term potential. Don't miss your chance to transform this property into something special - schedule your private showing today. Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 65,000 PURCHASE PRICE, 25,000 DOWN PAYMENT, 8% INTEREST, 60 MONTH TERM. 811 / MONTH. seller financing/land contract terms are negotiable.

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $603 · $50/mo
• Expected delta: +$244/yr (+$20/mo · 67.9%)

ⓘ 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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,494
• − Mortgage interest: −$3,081
• − Property taxes: −$359
• − Insurance: −$275
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$1,600
• Taxable income: $5,180
• Est. tax owed @ 24.0%: −$1,243
• After-tax cash flow: $4,532/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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-07 Listed $55,000 REALCOMP
• 2026-04-07 Listed $55,000 MiRealSource-MiMLS

Property tax history

+3.1%/yr

Latest (2025): $359 · -33.9% YoY. Source: county tax records.