12519 Riad St · Detroit, MI 48224

$100,000

3 bd · 1.0 ba · 1,135 sqft · SingleFamily public records · 28 Days on market

Built 1939 4,792 sqft lot $88/sqft · 39% above area Est $72k · 39% 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 +21.5/30.0
• 1% rule +8.4/10.0
• DSCR +6.9/10.0
• 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

Come enjoy this Beautifully renovated 3-bedroom brick bungalow with full bath, 1 car garage, fenced in yard. Living room has restored hardwood floors and natural fireplace for those cold evenings. Kitchen has been updated, new countertop, stainless steel double sink, nice luxury vinyl flooring through dining room and includes appliances. Bath offers new flooring, vanity, sink and tiled shower with new plumbing fixtures. Other updates include electrical, freshly painted, new carpet in bedrooms, newer furnace & hot water tank. This home offers alluring curb appeal, solid neighborhood, close to shopping & x-ways and worry-free ownership. Hurry, this one won't last.

Key facts

• Natural fireplace
• Updated kitchen
• 4,792 sq ft lot

Tags

• RENOVATED BRICK BUNGALOW
• RESTORED HARDWOOD FLOORS
• NATURAL FIREPLACE
• UPDATED KITCHEN
• STAINLESS STEEL DOUBLE SINK
• LUXURY VINYL FLOORING

Property features AI

Finance

• HOA & community: Sidewalks in the community; Pets allowed

Exterior

• Parking: Detached 1-car garage
• Security: Leased security system
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half stories; Ground-level entry with steps; Brick exterior; Faces front (garage faces front)
• Construction: Brick construction; Asphalt roof; Full unfinished basement
• Exterior features: Porch; Outdoor lighting; Back yard fencing (fenced)

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Gas water heater
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; No central cooling
• Interior features: Entrance foyer; Living room wood-burning fireplace; Security system (leased)
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 36% 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 $691 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.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.34% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 6.2

CMA / ARV

• ARV (median comp): $71,747
• List price: $100,000
• Delta: 39.38%
• 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
12519 Riad St	0.00mi	3/1.0	1,135 (0%)	0mo	$100,000	$88	100
11960 Rossiter St	0.40mi	3/1.0	1,164 (+3%)	2mo	$84,000	$72	75
12893 Payton St	0.21mi	3/1.0	1,020 (-10%)	2mo	$75,000	$74	72
12660 Duchess St	0.20mi	3/1.0	974 (-14%)	2mo	$55,000	$56	66
15416 Eastwood St	0.50mi	3/1.0	1,211 (+7%)	2mo	$70,000	$58	63
11742 Whitehill St	0.46mi	3/1.5	1,228 (+8%)	1mo	$61,000	$50	62
11545 Roxbury St	0.49mi	3/1.0	1,003 (-12%)	1mo	$65,000	$65	57
15411 Young St St	0.57mi	3/1.5	1,240 (+9%)	2mo	$95,000	$77	55
19100 Kingsville St	0.50mi	3/1.0	972 (-14%)	2mo	$110,000	$113	51
18933 Kenosha St	0.58mi	3/1.5	1,258 (+11%)	2mo	$145,000	$115	51
18981 Kenosha St	0.59mi	3/1.5	1,290 (+14%)	2mo	$77,500	$60	46
11640 Somerset Ave	0.75mi	3/2.0	1,028 (-9%)	0mo	$70,000	$68	45

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: -9.5%
• Equity multiple: 0.66×
• Total profit: $-9,490
• Equity at exit: $14,910

10-year hold

• IRR: -4.4%
• Equity multiple: 0.75×
• Total profit: $-7,090
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$524
• Tax from tax record: −$346 /mo · $4,147/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $150

Break-even live

Break-even rent $1,154

Max offer price $100,000

Occupancy floor 84%

Sensitivity live

Price	-10% $207	-5% $178	+0% $150	+5% $122	+10% $93
Rent	-10% $44	-5% $97	+0% $150	+5% $203	+10% $256
Rate	-1.0pp $200	-0.5pp $176	base $150	+0.5pp $124	+1.0pp $98

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: $25,000
• Closing costs: $3,000
• 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	18d	1	0.12mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	44d	1	0.31mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	0.36mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	44d	1	0.37mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	0.39mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	0.40mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	44d	1	0.40mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.41mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	18d	1	0.41mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	3d	1	0.41mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	18d	1	0.43mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	0.43mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	13d	1	0.44mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	18d	1	0.46mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	44d	1	0.47mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	13d	1	0.49mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	0.60mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	15d	1	0.62mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	18d	1	0.63mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	44d	1	0.65mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	18d	1	0.66mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	0.69mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	18d	1	0.75mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	0.75mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	44d	1	0.78mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	21d	1	0.81mi
19661 Kenosha St Harper Woods, MI	3.0	2.0	1000	$1,400	$1.40	25d	1	0.83mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	18d	1	0.87mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	13d	1	0.87mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	25d	1	0.89mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	0.90mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	4d	1	0.90mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	44d	1	0.90mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	5d	1	0.92mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	0.93mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	0.95mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	44d	1	0.97mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	18d	1	1.00mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	1.01mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	1.03mi

Listing history 13 events

1. 2026-04-23
   listed $100,000 Active 682-char remark

   Show marketing remark (682 chars)

   Come enjoy this Beautifully renovated 3-bedroom brick bungalow with full bath, 1 car garage, fenced in yard. Living room has restored hardwood floors and natural fireplace for those cold evenings. Kitchen has been updated, new countertop, stainless steel double sink, nice luxury vinyl flooring through dining room and includes appliances. Bath offers new flooring, vanity, sink and tiled shower with new plumbing fixtures. Other updates include electrical, freshly painted, new carpet in bedrooms, newer furnace & hot water tank. This home offers alluring curb appeal, solid neighborhood, close to shopping & x-ways and worry-free ownership. Hurry, this one won't last.

2. 2026-04-23
   historical

   Show marketing remark (682 chars)

   Come enjoy this Beautifully renovated 3-bedroom brick bungalow with full bath, 1 car garage, fenced in yard. Living room has restored hardwood floors and natural fireplace for those cold evenings. Kitchen has been updated, new countertop, stainless steel double sink, nice luxury vinyl flooring through dining room and includes appliances. Bath offers new flooring, vanity, sink and tiled shower with new plumbing fixtures. Other updates include electrical, freshly painted, new carpet in bedrooms, newer furnace & hot water tank. This home offers alluring curb appeal, solid neighborhood, close to shopping & x-ways and worry-free ownership. Hurry, this one won't last.

3. 2026-04-23
   listed $100,000 Active

   Show marketing remark (682 chars)

   Come enjoy this Beautifully renovated 3-bedroom brick bungalow with full bath, 1 car garage, fenced in yard. Living room has restored hardwood floors and natural fireplace for those cold evenings. Kitchen has been updated, new countertop, stainless steel double sink, nice luxury vinyl flooring through dining room and includes appliances. Bath offers new flooring, vanity, sink and tiled shower with new plumbing fixtures. Other updates include electrical, freshly painted, new carpet in bedrooms, newer furnace & hot water tank. This home offers alluring curb appeal, solid neighborhood, close to shopping & x-ways and worry-free ownership. Hurry, this one won't last.

4. 2026-04-23
   historical

   Show marketing remark (682 chars)

   Come enjoy this Beautifully renovated 3-bedroom brick bungalow with full bath, 1 car garage, fenced in yard. Living room has restored hardwood floors and natural fireplace for those cold evenings. Kitchen has been updated, new countertop, stainless steel double sink, nice luxury vinyl flooring through dining room and includes appliances. Bath offers new flooring, vanity, sink and tiled shower with new plumbing fixtures. Other updates include electrical, freshly painted, new carpet in bedrooms, newer furnace & hot water tank. This home offers alluring curb appeal, solid neighborhood, close to shopping & x-ways and worry-free ownership. Hurry, this one won't last.

5. 2026-03-14
   price $105,000
6. 2026-03-13
   price $105,000
7. 2026-03-02
   listed $115,000 Active
8. 2026-03-02
   listed $115,000 Active
9. 2026-02-25
   historical
10. 2009-03-30
    soldstatus $4,285
11. 2009-02-13
    historical
12. 2008-09-08
    listed $2,500
13. 1997-02-10
    soldstatus $33,000

ⓘ 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: $4,147 · $346/mo
• Projected year-2 tax: $4,147 · $346/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 ≥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: $16,127
• − Mortgage interest: −$5,602
• − Property taxes: −$4,147
• − Insurance: −$500
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$2,909
• Taxable income: $390
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $1,708/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

+203.0% since first listed

17 events — show timeline

• 2026-06-12 Sold (MLS) $100,000 MiRealSource-MiMLS
• 2026-06-12 Sold (MLS) $100,000 REALCOMP
• 2026-05-21 Pending — MiRealSource-MiMLS
• 2026-05-21 Pending — REALCOMP
• 2026-04-23 Listed $100,000 REALCOMP
• 2026-04-23 Listing Removed — REALCOMP
• 2026-04-23 Listing Removed — MiRealSource-MiMLS
• 2026-04-23 Listed $100,000 MiRealSource-MiMLS
• 2026-03-14 Price Changed $105,000 MiRealSource-MiMLS
• 2026-03-13 Price Changed $105,000 REALCOMP
• 2026-03-02 Listed $115,000 MiRealSource-MiMLS
• 2026-03-02 Listed $115,000 REALCOMP
• 2026-02-25 Coming Soon — MiRealSource-MiMLS
• 2009-03-30 Sold (MLS) $4,285 MiRealSource-MiMLS
• 2009-02-13 Listing Removed — MiRealSource-MiMLS
• 2008-09-08 Listed $2,500 MiRealSource-MiMLS
• 1997-02-10 Sold (Public Records) $33,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $4,147 · +0.6% YoY. Source: county tax records.