12129 Monica St · Detroit, MI 48204

$95,000

4 bd · 1.5 ba · 1,722 sqft · SingleFamily public records · 2 Days on market

Built 1927 3,485 sqft lot Est $86k · 10% over ↓ 5% 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.6/10.0
• Livability +3.7/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

This well-maintained two-unit property offers plenty of potential and flexibility. Each unit has been cared for, and the home presents as clean and move-in ready. Whether used for multi-generational living or as a traditional upper and lower units, this property provides a practical and comfortable setup. Please note: only the bottom unit is available to show. Upper unit on month to month paying $850.

Key facts

• 3,485 sq ft lot
• 2 parking spots
• Built 1927

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,386/mo this rent would consume 48% 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 $10k of equity ($657 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 3y 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 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1927 — 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: 1.46% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.54%
• DSCR: 1.74
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $86,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12066 Monica St	0.06mi	4/2.5	1,632 (-5%)	8mo	$35,000	$21	78
12625 Monica St	0.25mi	3/1.5 (-1)	1,600 (-7%)	2mo	$48,000	$30	70
4790 Sturtevant St	0.34mi	3/1.0 (-1)	1,645 (-4%)	0mo	$60,000	$36	69
11717 Cascade St	0.46mi	3/1.0 (-1)	1,536 (-11%)	2mo	$81,000	$53	52
13620 Santa Rosa Dr	0.72mi	3/1.0 (-1)	1,700 (-1%)	6mo	$85,000	$50	52
10155 Monica St	0.41mi	3/1.5 (-1)	1,535 (-11%)	8mo	$46,000	$30	51
4785 Sturtevant St	0.34mi	3/2.5 (-1)	1,894 (+10%)	9mo	$107,000	$56	51
10163 Monica St	0.40mi	3/1.0 (-1)	1,486 (-14%)	8mo	$46,000	$31	44
11642 Cascade St	0.52mi	3/1.5 (-1)	1,952 (+13%)	6mo	$83,000	$43	43
4255 Webb St	0.68mi	3/1.5 (-1)	1,569 (-9%)	7mo	$155,000	$99	42
13587 Monica St	0.68mi	3/1.0 (-1)	1,484 (-14%)	5mo	$130,000	$88	34
4069 Sturtevant St	0.68mi	3/3.5 (-1)	1,921 (+12%)	2mo	$320,000	$167	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 36.6%
• Equity multiple: 3.83×
• Total profit: $75,155
• Equity at exit: $85,584

10-year hold

• IRR: 31.5%
• Equity multiple: 8.63×
• Total profit: $203,086
• Equity at exit: $184,564

Cash invested: $26,600 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$498
• Tax from tax record: −$191 /mo · $2,288/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $367

Break-even live

Break-even rent $922

Max offer price $95,000

Occupancy floor 69%

Sensitivity live

Price	-10% $420	-5% $394	+0% $367	+5% $340	+10% $313
Rent	-10% $257	-5% $312	+0% $367	+5% $421	+10% $476
Rate	-1.0pp $414	-0.5pp $391	base $367	+0.5pp $342	+1.0pp $317

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	45d	1	0.46mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	45d	1	0.47mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	6d	1	0.54mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	45d	1	0.55mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	6d	1	0.56mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	45d	1	0.60mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	0.72mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	45d	1	0.80mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	0.84mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	6d	1	0.94mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	0.94mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	3d	1	0.94mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	0.99mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	1.00mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	6d	1	1.02mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	18d	1	1.04mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	45d	1	1.05mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	45d	1	1.05mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	45d	1	1.17mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	25d	1	1.19mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	13d	1	1.23mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	45d	1	1.23mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	45d	1	1.23mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	18d	1	1.24mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	45d	1	1.32mi
3422 Edison St Detroit, MI	3.0	1.0	1300	$1,295	$1.00	18d	1	1.34mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	45d	1	1.35mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	1.36mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	18d	1	1.39mi
3040 Kendall St Detroit, MI	5.0	1.0	1188	$1,386	$1.17	13d	1	1.40mi
2727 Calvert Ave Unit 1 Detroit, MI	3.0	1.5	1350	$1,200	$0.89	45d	1	1.44mi
2634 Lawrence St Detroit, MI	3.0	1.5	1388	$1,600	$1.15	3d	1	1.46mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	3d	1	1.48mi

Listing history 22 events

1. 2026-03-14
   status Pending 404-char remark

   Show marketing remark (404 chars)

   This well-maintained two-unit property offers plenty of potential and flexibility. Each unit has been cared for, and the home presents as clean and move-in ready. Whether used for multi-generational living or as a traditional upper and lower units, this property provides a practical and comfortable setup. Please note: only the bottom unit is available to show. Upper unit on month to month paying $850.

2. 2026-03-13
   status Pending
3. 2026-03-11
   listed $95,000 Active 404-char remark

   Show marketing remark (404 chars)

   This well-maintained two-unit property offers plenty of potential and flexibility. Each unit has been cared for, and the home presents as clean and move-in ready. Whether used for multi-generational living or as a traditional upper and lower units, this property provides a practical and comfortable setup. Please note: only the bottom unit is available to show. Upper unit on month to month paying $850.

4. 2026-03-11
   listed $95,000 Active

   Show marketing remark (404 chars)

   This well-maintained two-unit property offers plenty of potential and flexibility. Each unit has been cared for, and the home presents as clean and move-in ready. Whether used for multi-generational living or as a traditional upper and lower units, this property provides a practical and comfortable setup. Please note: only the bottom unit is available to show. Upper unit on month to month paying $850.

5. 2026-01-06
   historical
6. 2026-01-06
   historical
7. 2025-10-06
   historical $850
8. 2025-09-22
   listed $95,000 Active
9. 2025-09-22
   listed $95,000 Active
10. 2025-09-06
    listed $850
11. 2025-08-31
    historical $850
12. 2025-08-02
    listed $850
13. 2024-03-14
    historical $850
14. 2023-12-02
    listed $850
15. 2023-10-06
    status Pending
16. 2023-10-06
    status Pending
17. 2023-10-06
    historical
18. 2023-10-06
    historical
19. 2023-10-04
    historical Accepting Backup Offers
20. 2023-10-04
    historical Accepting Backup Offers
21. 2023-09-05
    listed $99,900 Active
22. 2023-09-05
    listed $99,900 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: $2,288 · $191/mo
• Projected year-2 tax: $2,288 · $191/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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,634
• − Mortgage interest: −$5,321
• − Property taxes: −$2,288
• − Insurance: −$475
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$2,764
• Taxable income: $3,124
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $3,650/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

-4.9% since first listed

22 events — show timeline

• 2026-03-14 Pending — MiRealSource-MiMLS
• 2026-03-13 Pending — REALCOMP
• 2026-03-11 Listed $95,000 REALCOMP
• 2026-03-11 Listed $95,000 MiRealSource-MiMLS
• 2026-01-06 Listing Removed — REALCOMP
• 2026-01-06 Listing Removed — MiRealSource-MiMLS
• 2025-10-06 Rental Removed $850 APPFOLIO
• 2025-09-22 Listed $95,000 REALCOMP
• 2025-09-22 Listed $95,000 MiRealSource-MiMLS
• 2025-09-06 Listed for Rent $850 APPFOLIO
• 2025-08-31 Rental Removed $850 APPFOLIO
• 2025-08-02 Listed for Rent $850 APPFOLIO
• 2024-03-14 Rental Removed $850 APPFOLIO
• 2023-12-02 Listed for Rent $850 APPFOLIO
• 2023-10-06 Pending — MiRealSource-MiMLS
• 2023-10-06 Pending — REALCOMP
• 2023-10-06 Listing Removed — MiRealSource-MiMLS
• 2023-10-06 Listing Removed — REALCOMP
• 2023-10-04 Contingent — MiRealSource-MiMLS
• 2023-10-04 Contingent — REALCOMP
• 2023-09-05 Listed $99,900 MiRealSource-MiMLS
• 2023-09-05 Listed $99,900 REALCOMP

Property tax history

+5.6%/yr

Latest (2025): $2,288 · -10.3% YoY. Source: county tax records.