12800 Bentler St · Detroit, MI 48223

$60,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 161 Days on market

Built 1951 5,227 sqft lot $74/sqft · 117% above area ↓ 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Attention investors! GREAT cash flow investment, house is currently rented at $1,300 per month, this home is a one story two bedroom home with a full basement, 2 car garage, and is located close to freeways and shopping, minutes from downtown Detroit.

Key facts

• One story
• Close to freeways
• Full basement

Tags

• ONE STORY
• FULL BASEMENT
• CLOSE TO FREEWAYS
• CLOSE TO SHOPPING
• MINUTES FROM DOWNTOWN DETROIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: 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); 85% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1951 — 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: 1.80% ✓
• Cap rate: 15.44%
• Cash-on-cash: 32.68%
• DSCR: 2.45
• GRM: 4.6

CMA / ARV

• ARV (median comp): $27,707
• List price: $60,000
• Delta: 116.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11792 Burt Rd	0.54mi	2/1.0	810 (-1%)	4mo	$27,000	$33	70
12801 Bentler St	0.03mi	3/1.0 (+1)	926 (+14%)	7mo	$20,000	$22	65
12937 Trinity St	0.20mi	2/1.0	729 (-11%)	14mo	$15,500	$21	62
13500 Heyden St	0.65mi	2/1.0	850 (+4%)	4mo	$20,000	$24	59
12219 Stout St	0.63mi	3/1.0 (+1)	846 (+4%)	1mo	$25,000	$30	59
12642 Kentfield St	0.59mi	2/1.0	742 (-9%)	10mo	$40,000	$54	49
12879 Braile St	0.34mi	3/1.0 (+1)	922 (+13%)	14mo	$24,000	$26	46
20506 Capitol St	0.58mi	2/1.0	889 (+9%)	17mo	$42,500	$48	44
13535 Evergreen Rd	0.73mi	2/1.0	754 (-8%)	13mo	$45,700	$61	42
14024 Lamphere St	0.69mi	2/1.0	736 (-10%)	16mo	$37,000	$50	38
12153 Braile St	0.50mi	3/1.0 (+1)	935 (+15%)	13mo	$70,000	$75	36
14128 Patton St	0.66mi	2/1.0	696 (-15%)	18mo	$11,500	$17	30

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: 27.8%
• Equity multiple: 2.16×
• Total profit: $19,427
• Equity at exit: $8,946

10-year hold

• IRR: 35.3%
• Equity multiple: 4.24×
• Total profit: $54,468
• Equity at exit: $5,188

Cash invested: $16,800 (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 48223

• Active inventory: 158
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,082 high
• Mortgage (P&I): −$315
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $458

Break-even live

Break-even rent $503

Max offer price $60,000

Occupancy floor 53%

Sensitivity live

Price	-10% $492	-5% $475	+0% $458	+5% $441	+10% $424
Rent	-10% $372	-5% $415	+0% $458	+5% $500	+10% $543
Rate	-1.0pp $488	-0.5pp $473	base $458	+0.5pp $442	+1.0pp $426

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	44d	1	0.10mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	44d	6	0.24mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	5d	4	0.38mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	44d	1	0.67mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	44d	1	0.76mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.80mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	17d	1	0.94mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	0.98mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	44d	1	1.05mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	17d	1	1.05mi
23610 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.10mi
23620 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	1.10mi
23626 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.11mi
23614 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.11mi
23604 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	1.11mi
23606 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.11mi
23600 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$995	$1.33	44d	1	1.11mi
23602 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.11mi
23608 Schoolcraft Rd Detroit, MI	1.0	1.0	550	$895	$1.63	44d	1	1.11mi
23612 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	1.11mi
23616 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	1.11mi
23618 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.12mi
23622 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.13mi
23624 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	1.13mi
23632 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	1.14mi
23628 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	1.14mi
23636 Schoolcraft Rd Unit 111 Detroit, MI	1.0	1.0	550	$795	$1.45	44d	1	1.14mi
23640 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.14mi
23634 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.14mi
23636 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$975	$1.30	44d	1	1.14mi
23630 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.14mi
23636 Schoolcraft Rd Unit -209 Detroit, MI	2.0	1.0	900	$865	$0.96	44d	1	1.14mi
23636 Schoolcraft Rd Unit 211 Detroit, MI	1.0	1.0	750	$950	$1.27	44d	1	1.14mi
23636 Schoolcraft Rd Unit 210 Detroit, MI	1.0	1.0	550	$845	$1.54	24d	1	1.14mi
23636 Schoolcraft Rd Apt 212 Detroit, MI	2.0	1.0	750	$985	$1.31	44d	1	1.14mi
14088 Riverview St Unit 208 Detroit, MI	2.0	1.0	750	$985	$1.31	44d	1	1.14mi
14088 Riverview St Unit 108 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.14mi
14088 Riverview St Unit 207 Detroit, MI	2.0	1.0	750	$975	$1.30	44d	1	1.14mi
14096 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.14mi
14090 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	1.14mi

Listing history 20 events

1. 2026-06-18
   days on market $60,000 Active 161 DOM
2. 2026-06-17
   days on market $60,000 Active 160 DOM
3. 2026-06-15
   days on market $60,000 Active 158 DOM
4. 2026-06-13
   days on market $60,000 Active 156 DOM
5. 2026-06-13
   days on market $60,000 Active 155 DOM
6. 2026-06-09
   days on market $60,000 Active 152 DOM
7. 2026-06-08
   days on market $60,000 Active 151 DOM
8. 2026-06-07
   days on market $60,000 Active 150 DOM
9. 2026-06-04
   days on market $60,000 Active 147 DOM
10. 2026-06-03
    days on market $60,000 Active 146 DOM
11. 2026-06-01
    days on market $60,000 Active 144 DOM
12. 2026-05-31
    days on market $60,000 Active 143 DOM
13. 2026-03-26
    status Active 251-char remark

    Show marketing remark (251 chars)

    Attention investors! GREAT cash flow investment, house is currently rented at $1,300 per month, this home is a one story two bedroom home with a full basement, 2 car garage, and is located close to freeways and shopping, minutes from downtown Detroit.

14. 2026-03-26
    status Active 251-char remark

    Show marketing remark (251 chars)

    Attention investors! GREAT cash flow investment, house is currently rented at $1,300 per month, this home is a one story two bedroom home with a full basement, 2 car garage, and is located close to freeways and shopping, minutes from downtown Detroit.

15. 2026-03-22
    status Pending 251-char remark

    Show marketing remark (251 chars)

    Attention investors! GREAT cash flow investment, house is currently rented at $1,300 per month, this home is a one story two bedroom home with a full basement, 2 car garage, and is located close to freeways and shopping, minutes from downtown Detroit.

16. 2026-03-22
    status Pending 251-char remark

    Show marketing remark (251 chars)

    Attention investors! GREAT cash flow investment, house is currently rented at $1,300 per month, this home is a one story two bedroom home with a full basement, 2 car garage, and is located close to freeways and shopping, minutes from downtown Detroit.

17. 2026-01-13
    price $60,000 251-char remark

    Show marketing remark (251 chars)

    Attention investors! GREAT cash flow investment, house is currently rented at $1,300 per month, this home is a one story two bedroom home with a full basement, 2 car garage, and is located close to freeways and shopping, minutes from downtown Detroit.

18. 2026-01-12
    price $60,000 251-char remark

    Show marketing remark (251 chars)

    Attention investors! GREAT cash flow investment, house is currently rented at $1,300 per month, this home is a one story two bedroom home with a full basement, 2 car garage, and is located close to freeways and shopping, minutes from downtown Detroit.

19. 2026-01-03
    listed $65,000 Active 251-char remark

    Show marketing remark (251 chars)

    Attention investors! GREAT cash flow investment, house is currently rented at $1,300 per month, this home is a one story two bedroom home with a full basement, 2 car garage, and is located close to freeways and shopping, minutes from downtown Detroit.

20. 2026-01-03
    listed $65,000 Active 251-char remark

    Show marketing remark (251 chars)

    Attention investors! GREAT cash flow investment, house is currently rented at $1,300 per month, this home is a one story two bedroom home with a full basement, 2 car garage, and is located close to freeways and shopping, minutes from downtown Detroit.

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $809 · $67/mo
• Expected delta: +$115/yr (+$10/mo · 16.6%)

ⓘ 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 2/10 Low 6 d/yr ≥99°F today · 13 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: $12,989
• − Mortgage interest: −$3,361
• − Property taxes: −$694
• − Insurance: −$300
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$1,745
• Taxable income: $4,810
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $4,337/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

-7.7% since first listed

8 events — show timeline

• 2026-03-26 Relisted — MiRealSource-MiMLS
• 2026-03-26 Relisted — REALCOMP
• 2026-03-22 Pending — MiRealSource-MiMLS
• 2026-03-22 Pending — REALCOMP
• 2026-01-13 Price Changed $60,000 MiRealSource-MiMLS
• 2026-01-12 Price Changed $60,000 REALCOMP
• 2026-01-03 Listed $65,000 REALCOMP
• 2026-01-03 Listed $65,000 MiRealSource-MiMLS

Property tax history

-3.5%/yr

Latest (2025): $694 · -54.4% YoY. Source: county tax records.