12162 Stoepel St · Detroit, MI 48204

$89,999

4 bd · 2.5 ba · 2,500 sqft · MultiFamily public records · 4 Days on market

Built 1926 3,920 sqft lot Est $130k · 31% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great investment opportunity! Solid brick duplex located in Detroit's Oakman area. Property features 2 units, separate entrances, full basement, and strong rental potential. Ideal for investors looking to add to their portfolio or owner-occupants seeking rental income. Conveniently located near schools, parks, shopping, and major freeways. BATVAI. Buyer and buyer's agent to verify all information

Key facts

• Full basement
• Solid brick duplex
• Separate entrances

Tags

• SOLID BRICK DUPLEX
• SEPARATE ENTRANCES
• FULL BASEMENT
• STRONG RENTAL POTENTIAL

Property features AI

Exterior

• Utilities: Natural gas
• Home design: Multi-family property; Built in 1926
• Construction: Basement foundation
• Exterior features: Brick exterior

Interior

• Heating & cooling: Natural gas heating; Forced air heating
• Interior features: Two-unit building

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $572/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 21.5% 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: 244 active listings in the ZIP; 7 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).
• At $2,235/mo this rent would consume 78% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 11y 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 $60k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,999

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.48% ✓
• Cap rate: 21.54%
• Cash-on-cash: 54.46%
• DSCR: 3.42
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $130,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12333 Monica St	0.17mi	4/2.0	2,400 (-4%)	6mo	$100,000	$42	78
12103 Santa Rosa Dr	0.10mi	5/3.0 (+1)	2,600 (+4%)	7mo	$140,000	$54	76
12346 Stoepel St	0.11mi	5/3.0 (+1)	2,600 (+4%)	10mo	$135,000	$52	73
12067 Santa Rosa Dr	0.12mi	5/2.5 (+1)	2,600 (+4%)	17mo	$105,000	$40	68
12362 Monica St	0.16mi	4/2.0	2,328 (-7%)	16mo	$72,000	$31	65
12186 Roselawn St	0.53mi	4/2.0	2,450 (-2%)	10mo	$135,000	$55	62
12694 Stoepel St	0.28mi	5/4.0 (+1)	2,600 (+4%)	10mo	$232,000	$89	61
13233 Santa Rosa Dr	0.53mi	5/2.0 (+1)	2,279 (-9%)	2mo	$175,000	$77	52
9952 Cascade St	0.65mi	4/2.0	2,300 (-8%)	2mo	$110,000	$48	52
11344 Belleterre Ave	0.46mi	4/2.0	2,250 (-10%)	13mo	$115,000	$51	49
4308 Tyler St	0.56mi	5/2.0 (+1)	2,300 (-8%)	9mo	$195,000	$85	46
11184 Northlawn St	0.66mi	4/2.0	2,346 (-6%)	16mo	$76,500	$33	44

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: 67.4%
• Equity multiple: 5.84×
• Total profit: $121,892
• Equity at exit: $81,078

10-year hold

• IRR: 61.1%
• Equity multiple: 12.97×
• Total profit: $301,735
• Equity at exit: $174,848

Cash invested: $25,200 (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: 244
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $1,144

Break-even live

Break-even rent $787

Max offer price $89,999

Occupancy floor 44%

Sensitivity live

Price	-10% $1,206	-5% $1,175	+0% $1,144	+5% $1,113	+10% $1,081
Rent	-10% $967	-5% $1,055	+0% $1,144	+5% $1,232	+10% $1,320
Rate	-1.0pp $1,189	-0.5pp $1,167	base $1,144	+0.5pp $1,120	+1.0pp $1,097

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,236
Total (2 units)			$2,235

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	45d	1	0.36mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	0.47mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	5d	1	0.55mi
3747 Tyler St Detroit, MI	3.0	1.0	2600	$1,700	$0.65	24d	1	0.83mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	17d	1	1.02mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	17d	1	1.05mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	1.32mi

Listing history 6 events

1. 2026-06-18
   days on market $89,999 Active 4 DOM
2. 2026-06-17
   days on marketlisting id $89,999 Active 3 DOM
3. 2026-06-16
   days on market $89,999 Active 4 DOM
4. 2026-06-15
   days on market $89,999 Active 3 DOM
5. 2026-06-13
   remarks 399-char remark
6. 2026-06-13
   listed $89,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $26,820
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$2,618
• Taxable income: $13,069
• Est. tax owed @ 24.0%: −$3,137
• After-tax cash flow: $10,588/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

+504.0% since first listed

53 events — show timeline

• 2026-06-12 Listed $89,999 MiRealSource-MiMLS
• 2024-05-24 Listing Removed — MiRealSource-MiMLS
• 2024-05-24 Relisted — REALCOMP
• 2024-04-30 Listing Removed — REALCOMP
• 2024-03-16 Pending — MiRealSource-MiMLS
• 2024-03-16 Pending — REALCOMP
• 2024-02-23 Price Changed $99,900 MiRealSource-MiMLS
• 2024-02-22 Price Changed $99,900 REALCOMP
• 2024-01-30 Price Changed $109,000 MiRealSource-MiMLS
• 2024-01-29 Price Changed $109,000 REALCOMP
• 2024-01-02 Price Changed $119,900 MiRealSource-MiMLS
• 2024-01-02 Price Changed $119,900 REALCOMP
• 2023-12-24 Price Changed $129,000 MiRealSource-MiMLS
• 2023-12-23 Price Changed $129,000 REALCOMP
• 2023-12-15 Price Changed $139,000 MiRealSource-MiMLS
• 2023-12-14 Price Changed $139,000 REALCOMP
• 2023-11-20 Price Changed $159,000 MiRealSource-MiMLS
• 2023-11-20 Price Changed $159,000 REALCOMP
• 2023-11-06 Listed $190,000 MiRealSource-MiMLS
• 2023-11-06 Listed $190,000 REALCOMP
• 2023-11-04 Coming Soon — MiRealSource-MiMLS
• 2023-11-04 Coming Soon — REALCOMP
• 2023-01-04 Sold (Public Records) $60,000 Public Records
• 2017-09-15 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2017-09-15 Sold (MLS) $32,000 REALCOMP
• 2017-08-07 Pending — MiRealSource-MiMLS
• 2017-08-07 Pending — REALCOMP
• 2017-07-12 Price Changed $31,900 MiRealSource-MiMLS
• 2017-07-11 Price Changed $31,900 REALCOMP
• 2017-06-08 Price Changed $69,900 MiRealSource-MiMLS
• 2017-06-07 Price Changed $69,900 REALCOMP
• 2017-05-13 Price Changed $84,999 MiRealSource-MiMLS
• 2017-05-12 Price Changed $84,999 REALCOMP
• 2017-05-01 Listed $90,000 MiRealSource-MiMLS
• 2017-05-01 Listed $90,000 REALCOMP
• 2016-04-06 Sold (MLS) $14,000 MiRealSource-MiMLS
• 2016-04-06 Sold (MLS) $14,000 MiRealSource-MiMLS
• 2016-04-06 Sold (MLS) $14,000 REALCOMP
• 2016-03-23 Pending — MiRealSource-MiMLS
• 2016-03-23 Pending — REALCOMP
• 2016-03-23 Listing Removed — MiRealSource-MiMLS
• 2016-02-19 Price Changed $14,900 MiRealSource-MiMLS
• 2016-02-19 Price Changed $14,900 REALCOMP
• 2016-01-22 Price Changed $17,900 MiRealSource-MiMLS
• 2016-01-21 Price Changed $17,900 REALCOMP
• 2016-01-21 Relisted — MiRealSource-MiMLS
• 2016-01-21 Relisted — REALCOMP
• 2016-01-06 Pending — REALCOMP
• 2015-12-17 Listing Removed — REALCOMP
• 2015-12-17 Pending — MiRealSource-MiMLS
• 2015-11-19 Listed $21,500 MiRealSource-MiMLS
• 2015-11-19 Listed $21,500 REALCOMP
• 2015-11-18 Listed $14,900 MiRealSource-MiMLS

Property tax history

+13.7%/yr

Latest (2025): $5,276 · +6.0% YoY. Source: county tax records.