12610 Riverdale Ave · Detroit, MI 48223

$109,900

3 bd · 1.0 ba · 1,037 sqft · SingleFamily public records · 17 Days on market

Built 1955 Est $104k · 6% 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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +5.3/10.0
• ARV discount +4.8/15.0
• 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

Charming Brick Ranch in a Peaceful Northwest Neighborhood Don't miss this beautifully maintained brick ranch nestled in a quiet neighborhood near Telegraph Road. This move-in-ready home features 3 spacious bedrooms and 2 full bathrooms, along with a professionally finished basement that includes an additional room and full bath - perfect for guests, a home office, or extra living space. Recent updates include newer windows, updated electrical, furnace, hot water tank, and garage. Ceiling fans throughout add comfort and charm, while the refreshed interior gives the home a clean, modern feel. Priced for a quick sale, this is an excellent opportunity to own a well-cared-for home in a desirable location. Schedule your showing today!

Key facts

• Updated electrical
• Ceiling fans
• Newer windows

Tags

• BRICK RANCH
• NEWER WINDOWS
• UPDATED ELECTRICAL
• UPDATED FURNACE
• UPDATED HOT WATER TANK
• CEILING FANS

Property features AI

Finance

• Other: Lot dimensions approximately 40 x 135 x 40 x 135; Above-grade finished area and below-grade finished area reported (sizes not included per instructions)
• Financial info: No investor or income details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Detached garage with direct access and workshop (1 garage space)
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level entry at ground level
• Construction: Brick construction; Block foundation; Built as one-level home
• Exterior features: Porch; Fenced yard; Paved road access

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 6 total rooms (bedrooms count not specified)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Cooling with ceiling fans and wall units
• Interior features: Finished basement; Gas water heater; Lighting
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

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: 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 98% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 30% of the median local income ($45k/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 $760 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $110k implies a 511% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.03% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $103,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12723 Hazelton St	0.14mi	3/1.0	993 (-4%)	3mo	$65,500	$66	84
12705 Beaverland St	0.23mi	3/1.5	1,092 (+5%)	0mo	$63,000	$58	78
12707 Hazelton St	0.13mi	3/1.0	988 (-5%)	16mo	$110,000	$111	72
11759 W Parkway St	0.41mi	3/1.0	1,037 (0%)	10mo	$175,000	$169	72
13756 W Outer Dr	0.70mi	3/1.0	1,036 (-0%)	5mo	$103,500	$100	63
11302 Grayfield	0.69mi	3/1.5	1,033 (-0%)	5mo	$90,000	$87	61
12914 Hazelton St	0.28mi	3/1.5	889 (-14%)	4mo	$55,125	$62	58
13955 Dolphin St	0.74mi	3/1.0	1,034 (-0%)	10mo	$55,000	$53	56
12878 Bramell St	0.35mi	3/1.5	1,184 (+14%)	4mo	$155,000	$131	55
13940 Bramell St	0.58mi	3/1.0	977 (-6%)	17mo	$125,000	$128	50
14025 Dacosta St	0.75mi	3/1.0	946 (-9%)	3mo	$15,500	$16	48
11341 Chatham	0.74mi	3/1.0	890 (-14%)	3mo	$95,000	$107	40

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-1,996
• Equity at exit: $16,386

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $18,473
• Equity at exit: $9,502

Cash invested: $30,772 (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 48223

• Active inventory: 158
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,130 high
• Mortgage (P&I): −$576
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $249

Break-even live

Break-even rent $815

Max offer price $109,900

Occupancy floor 73%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23851 Fullerton Ave Detroit, MI	1.0–2.0	1.0	700	$999	$1.43	43d	1	0.29mi
23610 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.51mi
23626 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.51mi
23614 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.51mi
23618 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.51mi
23622 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.51mi
23602 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.52mi
23606 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.52mi
23652 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	24d	1	0.52mi
23636 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$975	$1.30	43d	1	0.53mi
23636 Schoolcraft Rd Apt 212 Detroit, MI	2.0	1.0	750	$985	$1.31	43d	1	0.53mi
23634 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.53mi
23630 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.53mi
23636 Schoolcraft Rd Unit -209 Detroit, MI	2.0	1.0	900	$865	$0.96	43d	1	0.53mi
23640 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.53mi
23644 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.53mi
23648 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$1,050	$1.40	43d	1	0.53mi
14000 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.53mi
23656 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.53mi
14020 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.53mi
14005 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.53mi
14010 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.54mi
23814 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.54mi
14088 Riverview St Unit 208 Detroit, MI	2.0	1.0	750	$985	$1.31	43d	1	0.54mi
14088 Riverview St Unit 207 Detroit, MI	2.0	1.0	750	$975	$1.30	43d	1	0.54mi
14088 Riverview St Unit 108 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	0.54mi
23822 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.55mi
23846 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.55mi
14092 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.55mi
14086 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.55mi
14096 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	43d	1	0.55mi
23842 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$975	$1.30	43d	1	0.55mi
23850 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$975	$1.30	43d	1	0.55mi
23826 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.55mi
14025 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.55mi
14078 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.56mi
14030 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.56mi
23836 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.56mi
23832 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.56mi
14038 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.56mi

Listing history 18 events

1. 2026-06-16
   status $109,900 Pending 17 DOM
2. 2026-06-15
   days on market $109,900 Active 17 DOM
3. 2026-06-13
   days on market $109,900 Active 15 DOM
4. 2026-06-13
   days on market $109,900 Active 14 DOM
5. 2026-06-09
   days on market $109,900 Active 11 DOM
6. 2026-06-08
   days on market $109,900 Active 10 DOM
7. 2026-06-07
   days on market $109,900 Active 9 DOM
8. 2026-06-04
   days on market $109,900 Active 6 DOM
9. 2026-06-03
   days on market $109,900 Active 5 DOM
10. 2026-06-02
    days on market $109,900 Active 4 DOM
11. 2026-06-01
    days on market $109,900 Active 3 DOM
12. 2026-05-31
    days on market $109,900 Active 2 DOM
13. 2026-05-17
    listed $129,900 Active

    Show marketing remark (740 chars)

    Charming Brick Ranch in a Peaceful Northwest Neighborhood Don't miss this beautifully maintained brick ranch nestled in a quiet neighborhood near Telegraph Road. This move-in-ready home features 3 spacious bedrooms and 2 full bathrooms, along with a professionally finished basement that includes an additional room and full bath - perfect for guests, a home office, or extra living space. Recent updates include newer windows, updated electrical, furnace, hot water tank, and garage. Ceiling fans throughout add comfort and charm, while the refreshed interior gives the home a clean, modern feel. Priced for a quick sale, this is an excellent opportunity to own a well-cared-for home in a desirable location. Schedule your showing today!

14. 2026-05-17
    listed $129,900 Active 740-char remark

    Show marketing remark (740 chars)

    Charming Brick Ranch in a Peaceful Northwest Neighborhood Don't miss this beautifully maintained brick ranch nestled in a quiet neighborhood near Telegraph Road. This move-in-ready home features 3 spacious bedrooms and 2 full bathrooms, along with a professionally finished basement that includes an additional room and full bath - perfect for guests, a home office, or extra living space. Recent updates include newer windows, updated electrical, furnace, hot water tank, and garage. Ceiling fans throughout add comfort and charm, while the refreshed interior gives the home a clean, modern feel. Priced for a quick sale, this is an excellent opportunity to own a well-cared-for home in a desirable location. Schedule your showing today!

15. 2009-11-02
    soldstatus $18,000 425-char remark

    Show marketing remark (425 chars)

    "Seller will Consider Shot Sale" WONDERFUL BRICK RANCH IN A QUIET NORTHWEST CLOSE TO TELEGRAPH NEIGHBORHOOD. 3 BEDROOM, 2 FULL BATHROOM, FINISH BASEMENT. DISPOSAL AND CEILING FAN, SOME NEW WINDOWS, PROFESSIONALLY FINISHED BASEMENT WITH FULL BATHROOM, AND EXTRA ROOM, UPDATED ELECTRICAL, HOTWATER TANK AND FURNACE. THIS IS MORE LIKE A COMPLETELY UPDATED HOME. PRICED FOR A QUICK SALE. 24 HOURS NOTICE TO SHOW PLEASE.

16. 2009-06-17
    listed $19,000 425-char remark

    Show marketing remark (425 chars)

    "Seller will Consider Shot Sale" WONDERFUL BRICK RANCH IN A QUIET NORTHWEST CLOSE TO TELEGRAPH NEIGHBORHOOD. 3 BEDROOM, 2 FULL BATHROOM, FINISH BASEMENT. DISPOSAL AND CEILING FAN, SOME NEW WINDOWS, PROFESSIONALLY FINISHED BASEMENT WITH FULL BATHROOM, AND EXTRA ROOM, UPDATED ELECTRICAL, HOTWATER TANK AND FURNACE. THIS IS MORE LIKE A COMPLETELY UPDATED HOME. PRICED FOR A QUICK SALE. 24 HOURS NOTICE TO SHOW PLEASE.

17. 2007-08-01
    historical
18. 2007-02-01
    listed $109,000

ⓘ 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: $260 · $22/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$716/yr (+$60/mo · 275.5%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,563
• − Mortgage interest: −$6,156
• − Property taxes: −$260
• − Insurance: −$550
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$3,197
• Taxable income: $1,230
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,694/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• 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

+19.2% since first listed

6 events — show timeline

• 2026-05-17 Listed $129,900 REALCOMP
• 2026-05-17 Listed $129,900 MiRealSource-MiMLS
• 2009-11-02 Sold (MLS) $18,000 REALCOMP
• 2009-06-17 Listed $19,000 REALCOMP
• 2007-08-01 Listing Removed — REALCOMP
• 2007-02-01 Listed $109,000 REALCOMP

Property tax history

-15.2%/yr

Latest (2025): $260 · -50.2% YoY. Source: county tax records.