12930 Hayes St · Detroit, MI 48205

$79,900

2 bd · 1.0 ba · 840 sqft · Townhouse public records · 6 Days on market

Built 1947 2,614 sqft lot $95/sqft · 114% above area Est $75k · 7% over

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Why this score? — see what drove the C+ 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 +4.3/15.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity in Detroit! This solid side-by-side brick duplex at 12930-12934 Hayes features separate utilities for each unit, making it ideal for investors or owner-occupants looking to offset their mortgage. Both units have been completely renovated, offering modern updates while maintaining classic charm. One unit showcases brand-new luxury vinyl plank (LVP) flooring, while the other features beautifully refinished hardwood floors. Each unit includes 2 spacious bedrooms and 1 full bathroom, along with updated kitchens and bathrooms designed for today's tenants. The property does require some plumbing and electrical work in the basements, and it has been competitively priced to reflect these improvements needed, presenting a great value-add opportunity with strong upside potential.

Key facts

• Separate utilities
• Completely renovated
• Updated kitchens

Tags

• SIDE-BY-SIDE BRICK DUPLEX
• SEPARATE UTILITIES
• COMPLETELY RENOVATED
• LUXURY VINYL PLANK FLOORING
• REFINISHED HARDWOOD FLOORS
• UPDATED KITCHENS

Property features AI

Finance

• Other: Zoned for multi-family
• Financial info: Annual property tax: $503

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; One and one-half story
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Lot approximately 30 x 80 (0.06 acres); Pets not allowed

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $80k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.4% 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 (+1.3%/yr); 373 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 37% of the median local income ($39k/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 $552 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 + 1.3% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 32y 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: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1947 — 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. 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.
6. 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.
7. 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: 1.51% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.88%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (median comp): $74,520
• List price: $79,900
• Delta: 7.22%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 12.7%
• Equity multiple: 1.49×
• Total profit: $11,053
• Equity at exit: $11,913

10-year hold

• IRR: 20.2%
• Equity multiple: 2.57×
• Total profit: $35,214
• Equity at exit: $6,908

Cash invested: $22,372 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,209 high
• Mortgage (P&I): −$419
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $408

Break-even live

Break-even rent $693

Max offer price $79,900

Occupancy floor 61%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	0.13mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	0.29mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	43d	1	0.59mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.74mi
14103 Rochelle Ave Unit 3 Detroit, MI	1.0	1.0	700	$800	$1.14	43d	1	0.77mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.82mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	0.84mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.86mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	0.87mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.88mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	0.90mi
16241 Seven Mile E Unit 4 Detroit, MI	1.0	1.0	650	$650	$1.00	43d	1	0.93mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.94mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	12d	1	0.94mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	15d	1	1.00mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	1.00mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	1.02mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.03mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	1.05mi
13503 E McNichols Rd Unit 7 Detroit, MI	1.0	1.0	750	$800	$1.07	17d	1	1.06mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	17d	1	1.12mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	15d	1	1.13mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	43d	1	1.18mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	1.19mi
15030 Rossini Dr Unit 2 Detroit, MI	1.0	1.0	720	$800	$1.11	43d	1	1.21mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	43d	1	1.21mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	1.23mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	1.23mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	1.26mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	1.26mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	1.26mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	17d	1	1.27mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	1.27mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	1.28mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	1.30mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	1.30mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	1.31mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	17d	1	1.37mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	21d	1	1.37mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	1.37mi

Listing history 25 events

1. 2026-05-13
   status Pending 809-char remark

   Show marketing remark (803 chars)

   Investment opportunity in Detroit! This solid side-by-side brick duplex at 12930-12934 Hayes features separate utilities for each unit, making it ideal for investors or owner-occupants looking to offset their mortgage. Both units have been completely renovated, offering modern updates while maintaining classic charm. One unit showcases brand-new luxury vinyl plank (LVP) flooring, while the other features beautifully refinished hardwood floors. Each unit includes 2 spacious bedrooms and 1 full bathroom, along with updated kitchens and bathrooms designed for today's tenants. The property does require some plumbing and electrical work in the basements, and it has been competitively priced to reflect these improvements needed, presenting a great value-add opportunity with strong upside potential.

2. 2026-05-13
   status Pending 803-char remark

   Show marketing remark (803 chars)

   Investment opportunity in Detroit! This solid side-by-side brick duplex at 12930-12934 Hayes features separate utilities for each unit, making it ideal for investors or owner-occupants looking to offset their mortgage. Both units have been completely renovated, offering modern updates while maintaining classic charm. One unit showcases brand-new luxury vinyl plank (LVP) flooring, while the other features beautifully refinished hardwood floors. Each unit includes 2 spacious bedrooms and 1 full bathroom, along with updated kitchens and bathrooms designed for today's tenants. The property does require some plumbing and electrical work in the basements, and it has been competitively priced to reflect these improvements needed, presenting a great value-add opportunity with strong upside potential.

3. 2026-05-07
   listed $79,900 Active 809-char remark

   Show marketing remark (803 chars)

   Investment opportunity in Detroit! This solid side-by-side brick duplex at 12930-12934 Hayes features separate utilities for each unit, making it ideal for investors or owner-occupants looking to offset their mortgage. Both units have been completely renovated, offering modern updates while maintaining classic charm. One unit showcases brand-new luxury vinyl plank (LVP) flooring, while the other features beautifully refinished hardwood floors. Each unit includes 2 spacious bedrooms and 1 full bathroom, along with updated kitchens and bathrooms designed for today's tenants. The property does require some plumbing and electrical work in the basements, and it has been competitively priced to reflect these improvements needed, presenting a great value-add opportunity with strong upside potential.

4. 2026-05-07
   listed $79,900 Active 803-char remark

   Show marketing remark (803 chars)

   Investment opportunity in Detroit! This solid side-by-side brick duplex at 12930-12934 Hayes features separate utilities for each unit, making it ideal for investors or owner-occupants looking to offset their mortgage. Both units have been completely renovated, offering modern updates while maintaining classic charm. One unit showcases brand-new luxury vinyl plank (LVP) flooring, while the other features beautifully refinished hardwood floors. Each unit includes 2 spacious bedrooms and 1 full bathroom, along with updated kitchens and bathrooms designed for today's tenants. The property does require some plumbing and electrical work in the basements, and it has been competitively priced to reflect these improvements needed, presenting a great value-add opportunity with strong upside potential.

5. 2025-05-05
   soldstatus $80,000
6. 2024-08-21
   historical
7. 2024-08-21
   historical
8. 2024-07-25
   price $79,999
9. 2024-07-24
   price $79,999
10. 2024-07-08
    price $88,000
11. 2024-07-08
    price $88,000
12. 2024-05-25
    listed $175,000 Active
13. 2024-05-25
    listed $175,000 Active
14. 2023-11-18
    historical
15. 2023-11-17
    historical
16. 2023-10-05
    price $65,000
17. 2023-10-05
    price $65,000
18. 2023-10-01
    price $73,500
19. 2023-10-01
    price $73,500
20. 2023-09-14
    listed $78,500 Active
21. 2023-09-14
    listed $78,500 Active
22. 1994-11-07
    historical
23. 1994-10-28
    soldstatus $35,000
24. 1994-10-21
    soldstatus $35,000
25. 1994-05-12
    listed $38,900

ⓘ 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: $1,140 · $95/mo
• Projected year-2 tax: $1,185 · $99/mo
• Expected delta: +$45/yr (+$4/mo · 4.0%)

ⓘ 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: $14,511
• − Mortgage interest: −$4,476
• − Property taxes: −$1,140
• − Insurance: −$400
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,324
• Taxable income: $3,849
• Est. tax owed @ 24.0%: −$924
• After-tax cash flow: $3,972/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+105.4% since first listed

25 events — show timeline

• 2026-05-13 Pending — REALCOMP
• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-07 Listed $79,900 MiRealSource-MiMLS
• 2026-05-07 Listed $79,900 REALCOMP
• 2025-05-05 Sold (Public Records) $80,000 Public Records
• 2024-08-21 Listing Removed — MiRealSource-MiMLS
• 2024-08-21 Listing Removed — REALCOMP
• 2024-07-25 Price Changed $79,999 MiRealSource-MiMLS
• 2024-07-24 Price Changed $79,999 REALCOMP
• 2024-07-08 Price Changed $88,000 REALCOMP
• 2024-07-08 Price Changed $88,000 MiRealSource-MiMLS
• 2024-05-25 Listed $175,000 MiRealSource-MiMLS
• 2024-05-25 Listed $175,000 REALCOMP
• 2023-11-18 Listing Removed — MiRealSource-MiMLS
• 2023-11-17 Listing Removed — REALCOMP
• 2023-10-05 Price Changed $65,000 MiRealSource-MiMLS
• 2023-10-05 Price Changed $65,000 REALCOMP
• 2023-10-01 Price Changed $73,500 MiRealSource-MiMLS
• 2023-10-01 Price Changed $73,500 REALCOMP
• 2023-09-14 Listed $78,500 MiRealSource-MiMLS
• 2023-09-14 Listed $78,500 REALCOMP
• 1994-11-07 Listing Removed — MiRealSource-MiMLS
• 1994-10-28 Sold (MLS) $35,000 MiRealSource-MiMLS
• 1994-10-21 Sold (Public Records) $35,000 Public Records
• 1994-05-12 Listed $38,900 MiRealSource-MiMLS

Property tax history

+11.6%/yr

Latest (2025): $1,140 · +132.0% YoY. Source: county tax records.