12757 Hampshire St · Detroit, MI 48213

$62,900

6 bd · 1.0 ba · 1,472 sqft · SingleFamily public records · 286 Days on market

Built 1928 3,920 sqft lot $43/sqft · 9% below area Est $69k · 9% under ↓ 21% since listing

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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
• ARV discount +11.5/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Brick 2-Family Home with Great Income Potential – Prime Location Near I-94! Don't miss this opportunity to own a spacious brick 2-family home with excellent potential for rental income or multi-generational living. Located near I-94, this property offers convenience, flexibility, and room to grow. Whether you're an investor looking for cash flow or a homeowner seeking additional income, this home is a smart buy. Each unit offers generous living space, and the property is ideal for large families or tenants. Seller is highly motivated – bring your offers! BUYERS AGENT TO VERIFY ALL DATA

Key facts

• 2 family home
• Income potential
• Prime location

Tags

• 2 FAMILY HOME
• INCOME POTENTIAL
• PRIME LOCATION
• NEAR I-94
• GENEROUS LIVING SPACE

What this means for you Summary

Snapshot

• This is a 6-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.6% 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; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,886/mo this rent would consume 67% of the median local household income ($34k/yr) (locally 1202% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $435 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 ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $17k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — 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: 3.00% ✓
• Cap rate: 26.56%
• Cash-on-cash: 72.37%
• DSCR: 4.22
• GRM: 2.8

CMA / ARV

• ARV (median comp): $69,090
• List price: $62,900
• Delta: -8.96%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13406 Elmdale St	0.44mi	5/2.0 (-1)	1,460 (-1%)	2mo	$32,500	$22	67
5517 Drexel St	0.61mi	5/2.0 (-1)	1,425 (-3%)	3mo	$65,000	$46	55
12151 Corbett St	0.44mi	5/1.5 (-1)	1,614 (+10%)	5mo	$100,000	$62	52

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: 72.1%
• Equity multiple: 4.26×
• Total profit: $57,477
• Equity at exit: $9,379

10-year hold

• IRR: 76.0%
• Equity multiple: 8.79×
• Total profit: $137,254
• Equity at exit: $5,438

Cash invested: $17,612 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,886 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$72 /mo · $866/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $1,062

Break-even live

Break-even rent $542

Max offer price $62,900

Occupancy floor 39%

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	24d	1	0.41mi
4667 Beniteau St Detroit, MI	5.0	2.0	1396	$1,700	$1.22	43d	1	1.26mi

Listing history 23 events

1. 2026-06-18
   days on market $62,900 Active 286 DOM
2. 2026-06-17
   days on market $62,900 Active 285 DOM
3. 2026-06-15
   days on market $62,900 Active 283 DOM
4. 2026-06-13
   days on market $62,900 Active 281 DOM
5. 2026-06-13
   days on market $62,900 Active 280 DOM
6. 2026-06-09
   days on market $62,900 Active 277 DOM
7. 2026-06-08
   days on market $62,900 Active 276 DOM
8. 2026-06-07
   days on market $62,900 Active 275 DOM
9. 2026-06-04
   days on market $62,900 Active 272 DOM
10. 2026-06-03
    days on market $62,900 Active 271 DOM
11. 2026-06-01
    days on market $62,900 Active 269 DOM
12. 2026-05-31
    days on market $62,900 Active 268 DOM
13. 2026-05-14
    price $62,900 630-char remark

    Show marketing remark (630 chars)

    Brick 2-Family Home with Great Income Potential – Prime Location Near I-94! Don't miss this opportunity to own a spacious brick 2-family home with excellent potential for rental income or multi-generational living. Located near I-94, this property offers convenience, flexibility, and room to grow. Whether you're an investor looking for cash flow or a homeowner seeking additional income, this home is a smart buy. Each unit offers generous living space, and the property is ideal for large families or tenants. Seller is highly motivated – bring your offers! BUYERS AGENT TO VERIFY ALL DATA

14. 2026-05-13
    status Active 630-char remark

    Show marketing remark (610 chars)

    Brick 2-Family Home with Great Income Potential – Prime Location Near I-94! Don’t miss this opportunity to own a spacious brick 2-family home with excellent potential for rental income or multi-generational living. Located near I-94, this property offers convenience, flexibility, and room to grow. Whether you're an investor looking for cash flow or a homeowner seeking additional income, this home is a smart buy. Each unit offers generous living space, and the property is ideal for large families or tenants. Seller is highly motivated – bring your offers! BUYERS AGENT TO VERIFY ALL DATA

15. 2026-05-13
    price $62,900 610-char remark

    Show marketing remark (610 chars)

    Brick 2-Family Home with Great Income Potential – Prime Location Near I-94! Don’t miss this opportunity to own a spacious brick 2-family home with excellent potential for rental income or multi-generational living. Located near I-94, this property offers convenience, flexibility, and room to grow. Whether you're an investor looking for cash flow or a homeowner seeking additional income, this home is a smart buy. Each unit offers generous living space, and the property is ideal for large families or tenants. Seller is highly motivated – bring your offers! BUYERS AGENT TO VERIFY ALL DATA

16. 2026-05-13
    status Active 610-char remark

    Show marketing remark (610 chars)

    Brick 2-Family Home with Great Income Potential – Prime Location Near I-94! Don’t miss this opportunity to own a spacious brick 2-family home with excellent potential for rental income or multi-generational living. Located near I-94, this property offers convenience, flexibility, and room to grow. Whether you're an investor looking for cash flow or a homeowner seeking additional income, this home is a smart buy. Each unit offers generous living space, and the property is ideal for large families or tenants. Seller is highly motivated – bring your offers! BUYERS AGENT TO VERIFY ALL DATA

17. 2026-04-15
    historical 630-char remark

    Show marketing remark (630 chars)

    Brick 2-Family Home with Great Income Potential – Prime Location Near I-94! Don't miss this opportunity to own a spacious brick 2-family home with excellent potential for rental income or multi-generational living. Located near I-94, this property offers convenience, flexibility, and room to grow. Whether you're an investor looking for cash flow or a homeowner seeking additional income, this home is a smart buy. Each unit offers generous living space, and the property is ideal for large families or tenants. Seller is highly motivated – bring your offers! BUYERS AGENT TO VERIFY ALL DATA

18. 2025-10-28
    price $72,900 630-char remark

    Show marketing remark (610 chars)

    Brick 2-Family Home with Great Income Potential – Prime Location Near I-94! Don’t miss this opportunity to own a spacious brick 2-family home with excellent potential for rental income or multi-generational living. Located near I-94, this property offers convenience, flexibility, and room to grow. Whether you're an investor looking for cash flow or a homeowner seeking additional income, this home is a smart buy. Each unit offers generous living space, and the property is ideal for large families or tenants. Seller is highly motivated – bring your offers! BUYERS AGENT TO VERIFY ALL DATA

19. 2025-10-28
    price $72,900 610-char remark

    Show marketing remark (610 chars)

    Brick 2-Family Home with Great Income Potential – Prime Location Near I-94! Don’t miss this opportunity to own a spacious brick 2-family home with excellent potential for rental income or multi-generational living. Located near I-94, this property offers convenience, flexibility, and room to grow. Whether you're an investor looking for cash flow or a homeowner seeking additional income, this home is a smart buy. Each unit offers generous living space, and the property is ideal for large families or tenants. Seller is highly motivated – bring your offers! BUYERS AGENT TO VERIFY ALL DATA

20. 2025-10-22
    price $77,900 630-char remark

    Show marketing remark (610 chars)

    Brick 2-Family Home with Great Income Potential – Prime Location Near I-94! Don’t miss this opportunity to own a spacious brick 2-family home with excellent potential for rental income or multi-generational living. Located near I-94, this property offers convenience, flexibility, and room to grow. Whether you're an investor looking for cash flow or a homeowner seeking additional income, this home is a smart buy. Each unit offers generous living space, and the property is ideal for large families or tenants. Seller is highly motivated – bring your offers! BUYERS AGENT TO VERIFY ALL DATA

21. 2025-10-22
    price $77,900 610-char remark

    Show marketing remark (610 chars)

    Brick 2-Family Home with Great Income Potential – Prime Location Near I-94! Don’t miss this opportunity to own a spacious brick 2-family home with excellent potential for rental income or multi-generational living. Located near I-94, this property offers convenience, flexibility, and room to grow. Whether you're an investor looking for cash flow or a homeowner seeking additional income, this home is a smart buy. Each unit offers generous living space, and the property is ideal for large families or tenants. Seller is highly motivated – bring your offers! BUYERS AGENT TO VERIFY ALL DATA

22. 2025-08-08
    listed $80,000 Active 610-char remark

    Show marketing remark (630 chars)

    Brick 2-Family Home with Great Income Potential – Prime Location Near I-94! Don't miss this opportunity to own a spacious brick 2-family home with excellent potential for rental income or multi-generational living. Located near I-94, this property offers convenience, flexibility, and room to grow. Whether you're an investor looking for cash flow or a homeowner seeking additional income, this home is a smart buy. Each unit offers generous living space, and the property is ideal for large families or tenants. Seller is highly motivated – bring your offers! BUYERS AGENT TO VERIFY ALL DATA

23. 2025-08-08
    listed $80,000 Active 630-char remark

    Show marketing remark (630 chars)

    Brick 2-Family Home with Great Income Potential – Prime Location Near I-94! Don't miss this opportunity to own a spacious brick 2-family home with excellent potential for rental income or multi-generational living. Located near I-94, this property offers convenience, flexibility, and room to grow. Whether you're an investor looking for cash flow or a homeowner seeking additional income, this home is a smart buy. Each unit offers generous living space, and the property is ideal for large families or tenants. Seller is highly motivated – bring your offers! BUYERS AGENT TO VERIFY ALL DATA

ⓘ 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: $866 · $72/mo
• Projected year-2 tax: $917 · $76/mo
• Expected delta: +$51/yr (+$4/mo · 5.9%)

ⓘ 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 2/10 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: $22,638
• − Mortgage interest: −$3,523
• − Property taxes: −$866
• − Insurance: −$314
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$1,830
• Taxable income: $12,482
• Est. tax owed @ 24.0%: −$2,996
• After-tax cash flow: $9,749/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

-21.4% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $62,900 MiRealSource-MiMLS
• 2026-05-13 Relisted — MiRealSource-MiMLS
• 2026-05-13 Price Changed $62,900 REALCOMP
• 2026-05-13 Relisted — REALCOMP
• 2026-04-15 Listing Removed — MiRealSource-MiMLS
• 2025-10-28 Price Changed $72,900 MiRealSource-MiMLS
• 2025-10-28 Price Changed $72,900 REALCOMP
• 2025-10-22 Price Changed $77,900 MiRealSource-MiMLS
• 2025-10-22 Price Changed $77,900 REALCOMP
• 2025-08-08 Listed $80,000 REALCOMP
• 2025-08-08 Listed $80,000 MiRealSource-MiMLS

Property tax history

+8.9%/yr

Latest (2025): $866 · -21.9% YoY. Source: county tax records.