12841 Abington Ave · Detroit, MI 48227

$85,000

4 bd · 1.0 ba · 1,084 sqft · SingleFamily public records · 29 Days on market

Built 1948 5,226 sqft lot Est $77k · 10% 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
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• ARV discount +2.8/15.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity on this 3bedroom ranch with tons of potential. The basement features additional bedroom and full bathroom. Conveniently located near shopping, dining and entertainment. This home offers both comfort and accessibility.

Key facts

• 5,226 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% 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 fast (+5.6%/yr); 385 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,447/mo this rent would consume 48% of the median local household income ($37k/yr) (locally 2371% 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 $588 of loan paydown is wiped out by about $3k 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 + 5.6% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 16y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $60k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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: 1.70% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.65%
• DSCR: 2.10
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $76,964
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12699 Woodmont Ave	0.17mi	3/1.0 (-1)	1,054 (-3%)	1mo	$64,000	$61	82
12660 Grandmont Ave	0.17mi	3/1.0 (-1)	1,019 (-6%)	1mo	$85,000	$83	76
13523 Faust Ave	0.58mi	3/1.0 (-1)	1,098 (+1%)	2mo	$55,000	$50	65
13538 Penrod St	0.49mi	3/1.0 (-1)	1,026 (-5%)	3mo	$95,000	$93	61
13620 Saint Marys St	0.41mi	3/2.0 (-1)	1,020 (-6%)	2mo	$72,000	$71	60
13599 Winthrop St	0.65mi	3/1.5 (-1)	1,089 (+0%)	2mo	$145,000	$133	60
11658 Ashton Ave	0.74mi	3/1.0 (-1)	1,080 (-0%)	0mo	$89,000	$82	60
13215 Prest St	0.74mi	3/1.0 (-1)	1,160 (+7%)	0mo	$100,000	$86	48
12057 Forrer St	0.72mi	3/1.0 (-1)	1,000 (-8%)	1mo	$45,000	$45	48
12950 Glastonbury Ave	0.66mi	3/1.0 (-1)	958 (-12%)	4mo	$40,000	$42	42
11713 Asbury Park	0.64mi	3/1.5 (-1)	1,220 (+12%)	4mo	$70,000	$57	39
12900 Stahelin Ave	0.72mi	3/1.0 (-1)	924 (-15%)	6mo	$50,000	$54	32

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 1.89×
• Total profit: $21,299
• Equity at exit: $12,674

10-year hold

• IRR: 31.1%
• Equity multiple: 4.18×
• Total profit: $75,639
• Equity at exit: $7,349

Cash invested: $23,800 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,447 high
• Mortgage (P&I): −$446
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $489

Break-even live

Break-even rent $828

Max offer price $85,000

Occupancy floor 61%

Sensitivity live

Price	-10% $537	-5% $513	+0% $489	+5% $465	+10% $441
Rent	-10% $375	-5% $432	+0% $489	+5% $546	+10% $603
Rate	-1.0pp $532	-0.5pp $511	base $489	+0.5pp $467	+1.0pp $445

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	0.12mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.14mi
13581 Penrod St Detroit, MI	4.0	1.0	1152	$1,200	$1.04	44d	1	0.51mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.64mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.70mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	0.75mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	0.75mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	0.79mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	44d	1	0.83mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	25d	1	0.84mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	44d	1	0.84mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	0.93mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	0.93mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	1.05mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	1.11mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	44d	1	1.13mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.14mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.14mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	1.18mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	1.18mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	1.19mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	5d	1	1.21mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.22mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	1.25mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	1.26mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	1.26mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	1.27mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	1.32mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	44d	1	1.33mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	17d	1	1.36mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.37mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	1.39mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.40mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	17d	1	1.45mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	44d	1	1.46mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	1.49mi

Listing history 44 events

1. 2026-06-18
   days on market $85,000 Active 29 DOM
2. 2026-06-17
   days on market $85,000 Active 28 DOM
3. 2026-06-15
   days on market $85,000 Active 26 DOM
4. 2026-06-13
   days on market $85,000 Active 24 DOM
5. 2026-06-13
   days on market $85,000 Active 23 DOM
6. 2026-06-09
   days on market $85,000 Active 20 DOM
7. 2026-06-08
   days on market $85,000 Active 19 DOM
8. 2026-06-07
   days on market $85,000 Active 18 DOM
9. 2026-06-04
   days on market $85,000 Active 15 DOM
10. 2026-06-03
    days on market $85,000 Active 14 DOM
11. 2026-06-02
    days on market $85,000 Active 13 DOM
12. 2026-06-01
    days on market $85,000 Active 12 DOM
13. 2026-05-31
    days on market $85,000 Active 11 DOM
14. 2026-04-10
    status Pending 235-char remark

    Show marketing remark (235 chars)

    Great opportunity on this 3bedroom ranch with tons of potential. The basement features additional bedroom and full bathroom. Conveniently located near shopping, dining and entertainment. This home offers both comfort and accessibility.

15. 2026-04-10
    status Pending 235-char remark

    Show marketing remark (235 chars)

    Great opportunity on this 3bedroom ranch with tons of potential. The basement features additional bedroom and full bathroom. Conveniently located near shopping, dining and entertainment. This home offers both comfort and accessibility.

16. 2026-04-10
    status Pending

    Show marketing remark (235 chars)

    Great opportunity on this 3bedroom ranch with tons of potential. The basement features additional bedroom and full bathroom. Conveniently located near shopping, dining and entertainment. This home offers both comfort and accessibility.

17. 2026-03-26
    listed $80,000 Active 235-char remark

    Show marketing remark (235 chars)

    Great opportunity on this 3bedroom ranch with tons of potential. The basement features additional bedroom and full bathroom. Conveniently located near shopping, dining and entertainment. This home offers both comfort and accessibility.

18. 2026-03-26
    listed $80,000 Active 235-char remark

    Show marketing remark (235 chars)

    Great opportunity on this 3bedroom ranch with tons of potential. The basement features additional bedroom and full bathroom. Conveniently located near shopping, dining and entertainment. This home offers both comfort and accessibility.

19. 2026-03-26
    listed $80,000 Active

    Show marketing remark (235 chars)

    Great opportunity on this 3bedroom ranch with tons of potential. The basement features additional bedroom and full bathroom. Conveniently located near shopping, dining and entertainment. This home offers both comfort and accessibility.

20. 2022-08-30
    soldstatus $60,000
21. 2020-07-25
    historical
22. 2020-07-25
    status Active
23. 2020-07-23
    historical
24. 2020-07-23
    historical
25. 2020-03-20
    status Active
26. 2020-03-10
    historical
27. 2019-11-06
    price $56,000
28. 2019-11-05
    price $56,000
29. 2019-10-23
    listed $58,000 Active
30. 2019-10-23
    listed $58,000 Active
31. 2015-08-13
    historical
32. 2015-08-13
    historical
33. 2015-05-31
    status Active
34. 2015-05-28
    historical
35. 2015-05-22
    status Active
36. 2015-05-01
    historical
37. 2015-04-26
    listed $29,900 Active
38. 2015-03-20
    listed $29,900
39. 2010-09-13
    historical
40. 2010-09-13
    historical
41. 2010-09-13
    historical
42. 2010-09-11
    listed $5,000
43. 2010-05-14
    listed $5,000
44. 2010-05-14
    listed $5,000

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $2,074 · $173/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 ≥98°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: $17,362
• − Mortgage interest: −$4,761
• − Property taxes: −$2,074
• − Insurance: −$425
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$2,473
• Taxable income: $4,851
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $4,703/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+1500.0% since first listed

31 events — show timeline

• 2026-04-10 Pending — REALCOMP
• 2026-04-10 Pending — MiRealSource-MiMLS
• 2026-04-10 Pending — SW Michigan MLS
• 2026-03-26 Listed $80,000 SW Michigan MLS
• 2026-03-26 Listed $80,000 MiRealSource-MiMLS
• 2026-03-26 Listed $80,000 REALCOMP
• 2022-08-30 Sold (Public Records) $60,000 Public Records
• 2020-07-25 Listing Removed — REALCOMP
• 2020-07-25 Relisted — REALCOMP
• 2020-07-23 Listing Removed — REALCOMP
• 2020-07-23 Listing Removed — MiRealSource-MiMLS
• 2020-03-20 Relisted — REALCOMP
• 2020-03-10 Listing Removed — REALCOMP
• 2019-11-06 Price Changed $56,000 MiRealSource-MiMLS
• 2019-11-05 Price Changed $56,000 REALCOMP
• 2019-10-23 Listed $58,000 MiRealSource-MiMLS
• 2019-10-23 Listed $58,000 REALCOMP
• 2015-08-13 Listing Removed — REALCOMP
• 2015-08-13 Listing Removed — MiRealSource-MiMLS
• 2015-05-31 Relisted — REALCOMP
• 2015-05-28 Listing Removed — REALCOMP
• 2015-05-22 Relisted — REALCOMP
• 2015-05-01 Listing Removed — REALCOMP
• 2015-04-26 Listed $29,900 REALCOMP
• 2015-03-20 Listed $29,900 MiRealSource-MiMLS
• 2010-09-13 Listing Removed — MiRealSource-MiMLS
• 2010-09-13 Listing Removed — REALCOMP
• 2010-09-13 Listing Removed — MiRealSource-MiMLS
• 2010-09-11 Listed $5,000 MiRealSource-MiMLS
• 2010-05-14 Listed $5,000 REALCOMP
• 2010-05-14 Listed $5,000 MiRealSource-MiMLS

Property tax history

+3.9%/yr

Latest (2025): $2,074 · -13.7% YoY. Source: county tax records.