12566 Maiden St · Detroit, MI 48213

$65,000

2 bd · 1.0 ba · 1,017 sqft · SingleFamily public records · 45 Days on market

Built 1950 3,920 sqft lot $64/sqft · 116% above area Est $55k · 19% over ↓ 19% since listing

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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
• 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

Great for first time buyers Quiet family neighborhood Close to historic Chandler Park Minutes from downtown Detroit Meticulously maintained Completely new remodeled main bathroom including new window. New/ updated electrical throughout home including exterior outlets and new basement canned lights with New 220 plug installed ready for fireplace and new wiring/outlets in laundry room New furnace and hot water tank Bonus upstairs space ready to be finished into a dreamy sanctuary space or additional storage. The options are unlimited! Investor special! Area rentals range from $1.1K-$1.4K/month or almost $17K annually.

Key facts

• 3,920 sq ft lot
• Built 1950
• Listed 45 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry; Brick construction
• Construction: Block foundation
• Exterior features: Paved road access; Asphalt roof

Interior

• Bedrooms: 2 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Finished basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: 190 active listings in the ZIP; 33 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 44% of the median local income ($34k/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 $449 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 + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.92% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.64%
• DSCR: 2.32
• GRM: 4.3

CMA / ARV

• ARV (median comp): $54,614
• List price: $65,000
• Delta: 19.02%
• 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
12541 Camden St	0.09mi	2/1.0	1,014 (-0%)	9mo	$29,525	$29	88
12561 Maiden St	0.03mi	3/1.0 (+1)	963 (-5%)	1mo	$69,690	$72	84
12578 Camden St	0.11mi	3/1.0 (+1)	1,123 (+10%)	9mo	$47,000	$42	65
8801 E Outer Dr	0.52mi	3/1.5 (+1)	1,047 (+3%)	1mo	$40,000	$38	63
12798 Corbett St	0.19mi	3/1.5 (+1)	1,124 (+10%)	6mo	$75,000	$67	61
12780 Evanston St	0.27mi	3/2.5 (+1)	1,074 (+6%)	9mo	$17,500	$16	60
8750 E Outer Dr	0.47mi	3/1.0 (+1)	1,070 (+5%)	7mo	$102,000	$95	59
14263 Hampshire St	0.64mi	3/1.0 (+1)	1,056 (+4%)	5mo	$16,500	$16	55
12104 Elmdale St	0.31mi	3/1.0 (+1)	1,117 (+10%)	13mo	$40,000	$36	53
13001 Promenade St	0.50mi	3/1.0 (+1)	1,124 (+10%)	6mo	$73,800	$66	48
12527 Glenfield St	0.72mi	3/1.0 (+1)	935 (-8%)	16mo	$22,000	$24	35
14227 Elmdale St	0.60mi	3/1.0 (+1)	880 (-14%)	13mo	$27,000	$31	34

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: 24.2%
• Equity multiple: 2.00×
• Total profit: $18,170
• Equity at exit: $9,692

10-year hold

• IRR: 32.1%
• Equity multiple: 3.91×
• Total profit: $52,983
• Equity at exit: $5,620

Cash invested: $18,200 (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 48213

• Active inventory: 190
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$341
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $450

Break-even live

Break-even rent $680

Max offer price $65,000

Occupancy floor 59%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	43d	1	0.31mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.40mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	17d	1	0.52mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	43d	1	0.53mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	0.64mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	17d	1	0.67mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	14d	1	0.79mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	14d	1	0.93mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	1.05mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	4d	1	1.07mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	17d	1	1.10mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	1.10mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	4d	1	1.13mi
5076 Chalmers St Unit 5074 Detroit, MI	1.0	1.0	700	$925	$1.32	24d	1	1.13mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	17d	1	1.15mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	1.15mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	43d	1	1.21mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	1.25mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	1.27mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	1.29mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	43d	1	1.29mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	1.29mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	14d	1	1.32mi
14103 Rochelle Ave Unit 3 Detroit, MI	1.0	1.0	700	$800	$1.14	43d	1	1.33mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	14d	1	1.34mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	1.39mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	43d	1	1.39mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	1.39mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	43d	1	1.40mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	17d	1	1.40mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	10d	1	1.41mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	3d	1	1.42mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	43d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $65,000 Active 45 DOM
2. 2026-06-17
   days on market $65,000 Active 44 DOM
3. 2026-06-15
   days on market $65,000 Active 42 DOM
4. 2026-06-13
   days on market $65,000 Active 40 DOM
5. 2026-06-13
   days on market $65,000 Active 39 DOM
6. 2026-06-09
   days on market $65,000 Active 36 DOM
7. 2026-06-08
   days on market $65,000 Active 35 DOM
8. 2026-06-07
   pricedays on market $65,000 Active 34 DOM
9. 2026-06-04
   days on market $79,900 Active 31 DOM
10. 2026-06-03
    days on market $79,900 Active 30 DOM
11. 2026-06-02
    days on market $79,900 Active 29 DOM
12. 2026-06-01
    days on market $79,900 Active 28 DOM
13. 2026-05-31
    days on market $79,900 Active 27 DOM
14. 2026-05-08
    status Active 623-char remark

    Show marketing remark (623 chars)

    Great for first time buyers Quiet family neighborhood Close to historic Chandler Park Minutes from downtown Detroit Meticulously maintained Completely new remodeled main bathroom including new window. New/ updated electrical throughout home including exterior outlets and new basement canned lights with New 220 plug installed ready for fireplace and new wiring/outlets in laundry room New furnace and hot water tank Bonus upstairs space ready to be finished into a dreamy sanctuary space or additional storage. The options are unlimited! Investor special! Area rentals range from $1.1K-$1.4K/month or almost $17K annually.

15. 2026-05-06
    historical 623-char remark

    Show marketing remark (623 chars)

    Great for first time buyers Quiet family neighborhood Close to historic Chandler Park Minutes from downtown Detroit Meticulously maintained Completely new remodeled main bathroom including new window. New/ updated electrical throughout home including exterior outlets and new basement canned lights with New 220 plug installed ready for fireplace and new wiring/outlets in laundry room New furnace and hot water tank Bonus upstairs space ready to be finished into a dreamy sanctuary space or additional storage. The options are unlimited! Investor special! Area rentals range from $1.1K-$1.4K/month or almost $17K annually.

16. 2026-05-06
    status Active 623-char remark

    Show marketing remark (623 chars)

    Great for first time buyers Quiet family neighborhood Close to historic Chandler Park Minutes from downtown Detroit Meticulously maintained Completely new remodeled main bathroom including new window. New/ updated electrical throughout home including exterior outlets and new basement canned lights with New 220 plug installed ready for fireplace and new wiring/outlets in laundry room New furnace and hot water tank Bonus upstairs space ready to be finished into a dreamy sanctuary space or additional storage. The options are unlimited! Investor special! Area rentals range from $1.1K-$1.4K/month or almost $17K annually.

17. 2026-05-06
    status Active 626-char remark

    Show marketing remark (623 chars)

    Great for first time buyers Quiet family neighborhood Close to historic Chandler Park Minutes from downtown Detroit Meticulously maintained Completely new remodeled main bathroom including new window. New/ updated electrical throughout home including exterior outlets and new basement canned lights with New 220 plug installed ready for fireplace and new wiring/outlets in laundry room New furnace and hot water tank Bonus upstairs space ready to be finished into a dreamy sanctuary space or additional storage. The options are unlimited! Investor special! Area rentals range from $1.1K-$1.4K/month or almost $17K annually.

18. 2026-04-28
    status Pending 623-char remark

    Show marketing remark (623 chars)

    Great for first time buyers Quiet family neighborhood Close to historic Chandler Park Minutes from downtown Detroit Meticulously maintained Completely new remodeled main bathroom including new window. New/ updated electrical throughout home including exterior outlets and new basement canned lights with New 220 plug installed ready for fireplace and new wiring/outlets in laundry room New furnace and hot water tank Bonus upstairs space ready to be finished into a dreamy sanctuary space or additional storage. The options are unlimited! Investor special! Area rentals range from $1.1K-$1.4K/month or almost $17K annually.

19. 2026-04-28
    status Pending 626-char remark

    Show marketing remark (623 chars)

    Great for first time buyers Quiet family neighborhood Close to historic Chandler Park Minutes from downtown Detroit Meticulously maintained Completely new remodeled main bathroom including new window. New/ updated electrical throughout home including exterior outlets and new basement canned lights with New 220 plug installed ready for fireplace and new wiring/outlets in laundry room New furnace and hot water tank Bonus upstairs space ready to be finished into a dreamy sanctuary space or additional storage. The options are unlimited! Investor special! Area rentals range from $1.1K-$1.4K/month or almost $17K annually.

20. 2026-04-27
    listed $79,900 Active 623-char remark

    Show marketing remark (623 chars)

    Great for first time buyers Quiet family neighborhood Close to historic Chandler Park Minutes from downtown Detroit Meticulously maintained Completely new remodeled main bathroom including new window. New/ updated electrical throughout home including exterior outlets and new basement canned lights with New 220 plug installed ready for fireplace and new wiring/outlets in laundry room New furnace and hot water tank Bonus upstairs space ready to be finished into a dreamy sanctuary space or additional storage. The options are unlimited! Investor special! Area rentals range from $1.1K-$1.4K/month or almost $17K annually.

21. 2026-04-27
    listed $79,900 Active 626-char remark

    Show marketing remark (623 chars)

    Great for first time buyers Quiet family neighborhood Close to historic Chandler Park Minutes from downtown Detroit Meticulously maintained Completely new remodeled main bathroom including new window. New/ updated electrical throughout home including exterior outlets and new basement canned lights with New 220 plug installed ready for fireplace and new wiring/outlets in laundry room New furnace and hot water tank Bonus upstairs space ready to be finished into a dreamy sanctuary space or additional storage. The options are unlimited! Investor special! Area rentals range from $1.1K-$1.4K/month or almost $17K annually.

22. 2026-04-24
    historical $79,900 623-char remark

    Show marketing remark (623 chars)

    Great for first time buyers Quiet family neighborhood Close to historic Chandler Park Minutes from downtown Detroit Meticulously maintained Completely new remodeled main bathroom including new window. New/ updated electrical throughout home including exterior outlets and new basement canned lights with New 220 plug installed ready for fireplace and new wiring/outlets in laundry room New furnace and hot water tank Bonus upstairs space ready to be finished into a dreamy sanctuary space or additional storage. The options are unlimited! Investor special! Area rentals range from $1.1K-$1.4K/month or almost $17K annually.

ⓘ 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: $2,028 · $169/mo
• Projected year-2 tax: $2,028 · $169/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 4/10 Moderate FEMA zone X (unshaded) · 30% 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: $14,984
• − Mortgage interest: −$3,641
• − Property taxes: −$2,028
• − Insurance: −$325
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$1,891
• Taxable income: $4,702
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $4,266/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

-18.6% since first listed

11 events — show timeline

• 2026-06-06 Price Changed $65,000 MiRealSource-MiMLS
• 2026-06-05 Price Changed $65,000 REALCOMP
• 2026-05-08 Relisted — MiRealSource-MiMLS
• 2026-05-06 Listing Removed — MiRealSource-MiMLS
• 2026-05-06 Relisted — MiRealSource-MiMLS
• 2026-05-06 Relisted — REALCOMP
• 2026-04-28 Pending — MiRealSource-MiMLS
• 2026-04-28 Pending — REALCOMP
• 2026-04-27 Listed $79,900 MiRealSource-MiMLS
• 2026-04-27 Listed $79,900 REALCOMP
• 2026-04-24 Coming Soon $79,900 MiRealSource-MiMLS

Property tax history

+6.1%/yr

Latest (2025): $2,028 · +1.1% YoY. Source: county tax records.