12144 N Washburn St · Detroit, MI 48204

$175,000

6 bd · 3.0 ba · 2,831 sqft · Townhouse public records · 85 Days on market

Built 1926 3,920 sqft lot

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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 +15.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

Awesome three unit rental opportunity close to freeways, shops, and restaurants. Features three units. First unit 3 bedrooms-one bath, second unit three bedrooms- one bath, with a finished third attic unit complete with kitchen, bathroom (stand up shower) and one bedroom. All three units have separate gas, water heaters, furnaces and power.

Key facts

• 3,920 sq ft lot
• 3 parking spots
• Built 1926

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $68 ($816/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (5.8% below list).
• Recommended offer: $164k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 10.1% 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: 248 active listings in the ZIP; 1 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 $1,648/mo this rent would consume 57% 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 $19k of equity ($1k loan paydown + $18k 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask is 13362% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $118k; 48% 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 $164,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 0.94% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.03×
• Total profit: $99,682
• Equity at exit: $157,654

10-year hold

• IRR: 22.4%
• Equity multiple: 6.92×
• Total profit: $290,221
• Equity at exit: $339,987

Cash invested: $49,000 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 248
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$244 /mo · $2,924/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $68

Break-even live

Break-even rent $1,562

Max offer price $175,000

Occupancy floor 91%

Sensitivity live

Price	-10% $167	-5% $118	+0% $68	+5% $18	+10% $-31
Rent	-10% $-62	-5% $3	+0% $68	+5% $133	+10% $198
Rate	-1.0pp $156	-0.5pp $113	base $68	+0.5pp $23	+1.0pp $-23

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	6d	1	1.03mi

Listing history 25 events

1. 2026-06-04
   days on market $175,000 Active 85 DOM
2. 2026-06-03
   days on market $175,000 Active 84 DOM
3. 2026-06-01
   days on market $175,000 Active 82 DOM
4. 2026-05-31
   days on market $175,000 Active 81 DOM
5. 2026-05-05
   price $1,200
6. 2026-04-22
   listed $1,300
7. 2026-04-01
   price $175,000 342-char remark

   Show marketing remark (342 chars)

   Awesome three unit rental opportunity close to freeways, shops, and restaurants. Features three units. First unit 3 bedrooms-one bath, second unit three bedrooms- one bath, with a finished third attic unit complete with kitchen, bathroom (stand up shower) and one bedroom. All three units have separate gas, water heaters, furnaces and power.

8. 2026-04-01
   price $175,000 342-char remark

   Show marketing remark (342 chars)

   Awesome three unit rental opportunity close to freeways, shops, and restaurants. Features three units. First unit 3 bedrooms-one bath, second unit three bedrooms- one bath, with a finished third attic unit complete with kitchen, bathroom (stand up shower) and one bedroom. All three units have separate gas, water heaters, furnaces and power.

9. 2026-03-27
   price $170,000 342-char remark

   Show marketing remark (342 chars)

   Awesome three unit rental opportunity close to freeways, shops, and restaurants. Features three units. First unit 3 bedrooms-one bath, second unit three bedrooms- one bath, with a finished third attic unit complete with kitchen, bathroom (stand up shower) and one bedroom. All three units have separate gas, water heaters, furnaces and power.

10. 2026-03-27
    price $175,000 342-char remark

    Show marketing remark (342 chars)

    Awesome three unit rental opportunity close to freeways, shops, and restaurants. Features three units. First unit 3 bedrooms-one bath, second unit three bedrooms- one bath, with a finished third attic unit complete with kitchen, bathroom (stand up shower) and one bedroom. All three units have separate gas, water heaters, furnaces and power.

11. 2026-03-27
    price $170,000 342-char remark

    Show marketing remark (342 chars)

    Awesome three unit rental opportunity close to freeways, shops, and restaurants. Features three units. First unit 3 bedrooms-one bath, second unit three bedrooms- one bath, with a finished third attic unit complete with kitchen, bathroom (stand up shower) and one bedroom. All three units have separate gas, water heaters, furnaces and power.

12. 2026-03-16
    price $185,000 342-char remark

    Show marketing remark (342 chars)

    Awesome three unit rental opportunity close to freeways, shops, and restaurants. Features three units. First unit 3 bedrooms-one bath, second unit three bedrooms- one bath, with a finished third attic unit complete with kitchen, bathroom (stand up shower) and one bedroom. All three units have separate gas, water heaters, furnaces and power.

13. 2026-03-16
    price $185,000 342-char remark

    Show marketing remark (342 chars)

    Awesome three unit rental opportunity close to freeways, shops, and restaurants. Features three units. First unit 3 bedrooms-one bath, second unit three bedrooms- one bath, with a finished third attic unit complete with kitchen, bathroom (stand up shower) and one bedroom. All three units have separate gas, water heaters, furnaces and power.

14. 2026-03-11
    listed $195,000 Active 342-char remark

    Show marketing remark (342 chars)

    Awesome three unit rental opportunity close to freeways, shops, and restaurants. Features three units. First unit 3 bedrooms-one bath, second unit three bedrooms- one bath, with a finished third attic unit complete with kitchen, bathroom (stand up shower) and one bedroom. All three units have separate gas, water heaters, furnaces and power.

15. 2026-03-11
    listed $195,000 Active 342-char remark

    Show marketing remark (342 chars)

    Awesome three unit rental opportunity close to freeways, shops, and restaurants. Features three units. First unit 3 bedrooms-one bath, second unit three bedrooms- one bath, with a finished third attic unit complete with kitchen, bathroom (stand up shower) and one bedroom. All three units have separate gas, water heaters, furnaces and power.

16. 2025-01-15
    soldstatus $118,000
17. 2024-12-17
    listed $1,299
18. 2024-12-13
    soldstatus $118,000 Closed
19. 2024-12-13
    soldstatus $118,000 Closed
20. 2024-12-06
    historical Accepting Backup Offers
21. 2024-12-06
    historical Accepting Backup Offers
22. 2024-11-05
    status Pending
23. 2024-11-05
    status Pending
24. 2024-10-28
    listed $115,000 Active
25. 2024-10-28
    listed $115,000 Active

ⓘ 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: $2,924 · $244/mo
• Projected year-2 tax: $2,924 · $244/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 ≥97°F today · 14 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: $19,782
• − Mortgage interest: −$9,803
• − Property taxes: −$2,924
• − Insurance: −$875
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$5,091
• Taxable loss: −$2,076
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $1,314/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

-99.0% since first listed

21 events — show timeline

• 2026-05-05 Price Changed $1,200 REDFIN
• 2026-04-22 Listed for Rent $1,300 REDFIN
• 2026-04-01 Price Changed $175,000 MiRealSource-MiMLS
• 2026-04-01 Price Changed $175,000 REALCOMP
• 2026-03-27 Price Changed $170,000 MiRealSource-MiMLS
• 2026-03-27 Price Changed $175,000 MiRealSource-MiMLS
• 2026-03-27 Price Changed $170,000 REALCOMP
• 2026-03-16 Price Changed $185,000 MiRealSource-MiMLS
• 2026-03-16 Price Changed $185,000 REALCOMP
• 2026-03-11 Listed $195,000 REALCOMP
• 2026-03-11 Listed $195,000 MiRealSource-MiMLS
• 2025-01-15 Sold (Public Records) $118,000 Public Records
• 2024-12-17 Listed for Rent $1,299 Avail
• 2024-12-13 Sold (MLS) $118,000 REALCOMP
• 2024-12-13 Sold (MLS) $118,000 MiRealSource-MiMLS
• 2024-12-06 Contingent — MiRealSource-MiMLS
• 2024-12-06 Contingent — REALCOMP
• 2024-11-05 Pending — MiRealSource-MiMLS
• 2024-11-05 Pending — REALCOMP
• 2024-10-28 Listed $115,000 REALCOMP
• 2024-10-28 Listed $115,000 MiRealSource-MiMLS

Property tax history

+7.6%/yr

Latest (2025): $2,924 · +138.5% YoY. Source: county tax records.