12816 Conway St · Detroit, MI 48217

$85,000

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 9 Days on market

Built 1926 4,356 sqft lot Est $67k · 28% 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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Appreciation +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming 2-bedroom, 1.5-bath ranch offering convenient single-level living in a desirable Detroit neighborhood. This home features a functional layout with spacious living areas, an inviting kitchen, and generously sized bedrooms. The half bath adds extra convenience for guests. Perfect for first-time buyers, downsizers, or investors - don't miss this opportunity!

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1926

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

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: 26 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $680 of equity ($588 loan paydown + $92 appreciation (0.1% 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 (0.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $15k; list at $85k implies a 467% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1926 — 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: 1.24% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $66,572
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2241 S Beatrice St	0.50mi	2/1.0	786 (+5%)	13mo	$70,000	$89	57
2969 S Bassett St	0.65mi	3/1.0 (+1)	775 (+4%)	2mo	$45,000	$58	57
2940 S Electric St	0.27mi	3/1.0 (+1)	841 (+12%)	18mo	$95,000	$113	46
3796 19th St	0.70mi	2/1.0	856 (+14%)	18mo	$56,000	$65	29

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

Projected returns pro-forma

0.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.71×
• Total profit: $16,899
• Equity at exit: $25,143

10-year hold

• IRR: 19.1%
• Equity multiple: 3.13×
• Total profit: $50,710
• Equity at exit: $30,594

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 48217

• Home prices YoY: 0.0%
• Active inventory: 26
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,050 high
• Mortgage (P&I): −$446
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $298

Break-even live

Break-even rent $673

Max offer price $85,000

Occupancy floor 67%

Sensitivity live

Price	-10% $346	-5% $322	+0% $298	+5% $274	+10% $250
Rent	-10% $215	-5% $256	+0% $298	+5% $339	+10% $381
Rate	-1.0pp $341	-0.5pp $319	base $298	+0.5pp $276	+1.0pp $253

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	17d	1	0.88mi
1201 Fort St Lincoln Park, MI	1.0	1.0	636	$795	$1.25	22d	1	1.03mi
1270 Electric Ave Lincoln Park, MI	1.0	1.0	500	$1,045	$2.09	25d	1	1.10mi
800 Montie Rd Apt 12 Lincoln Park, MI	1.0	1.0	700	$1,000	$1.43	25d	1	1.19mi
1308 Hanford Ave Apt 3 Lincoln Park, MI	1.0	1.0	650	$1,200	$1.85	25d	1	1.20mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	18d	1	1.38mi
1331 Pingree Ave Lincoln Park, MI	2.0	1.0	725	$1,300	$1.79	0d	1	1.38mi
1563 Wilson Ave Lincoln Park, MI	1.0	1.0	750	$895	$1.19	5d	1	1.48mi

Listing history 11 events

1. 2026-04-19
   status Pending 366-char remark

   Show marketing remark (366 chars)

   Charming 2-bedroom, 1.5-bath ranch offering convenient single-level living in a desirable Detroit neighborhood. This home features a functional layout with spacious living areas, an inviting kitchen, and generously sized bedrooms. The half bath adds extra convenience for guests. Perfect for first-time buyers, downsizers, or investors - don't miss this opportunity!

2. 2026-04-19
   status Pending

   Show marketing remark (366 chars)

   Charming 2-bedroom, 1.5-bath ranch offering convenient single-level living in a desirable Detroit neighborhood. This home features a functional layout with spacious living areas, an inviting kitchen, and generously sized bedrooms. The half bath adds extra convenience for guests. Perfect for first-time buyers, downsizers, or investors - don't miss this opportunity!

3. 2026-04-11
   listed $85,000 Active 366-char remark

   Show marketing remark (366 chars)

   Charming 2-bedroom, 1.5-bath ranch offering convenient single-level living in a desirable Detroit neighborhood. This home features a functional layout with spacious living areas, an inviting kitchen, and generously sized bedrooms. The half bath adds extra convenience for guests. Perfect for first-time buyers, downsizers, or investors - don't miss this opportunity!

4. 2026-04-11
   listed $85,000 Active

   Show marketing remark (366 chars)

   Charming 2-bedroom, 1.5-bath ranch offering convenient single-level living in a desirable Detroit neighborhood. This home features a functional layout with spacious living areas, an inviting kitchen, and generously sized bedrooms. The half bath adds extra convenience for guests. Perfect for first-time buyers, downsizers, or investors - don't miss this opportunity!

5. 2026-04-09
   historical $85,000 366-char remark

   Show marketing remark (366 chars)

   Charming 2-bedroom, 1.5-bath ranch offering convenient single-level living in a desirable Detroit neighborhood. This home features a functional layout with spacious living areas, an inviting kitchen, and generously sized bedrooms. The half bath adds extra convenience for guests. Perfect for first-time buyers, downsizers, or investors - don't miss this opportunity!

6. 2023-05-08
   soldstatus $15,000 Sold 619-char remark

   Show marketing remark (619 chars)

   2 bedroom 1 bath ranch home with basement and detached garage! INCLUDED in sale is the additional vacant lot next door: 12824 Conway Parcel id#W20I018510S . Great opportunity for an investor! Solid foundation, home has fire damage. Growing area, minutes from large Allen Park shopping center, just minutes from to freeway access! FOR SALE ON ASSIGNMENT ONLY. Title is clear with Title Inc, warranty deed transfer. Seller will pay any taxes or water owed at closing - buyer will pay all the closing costs. BATVAI to verify all information listed. Any water or taxes owed will be paid at closing by the seller. Sold AS IS

7. 2023-05-08
   soldstatus $15,000 Closed

   Show marketing remark (619 chars)

   2 bedroom 1 bath ranch home with basement and detached garage! INCLUDED in sale is the additional vacant lot next door: 12824 Conway Parcel id#W20I018510S . Great opportunity for an investor! Solid foundation, home has fire damage. Growing area, minutes from large Allen Park shopping center, just minutes from to freeway access! FOR SALE ON ASSIGNMENT ONLY. Title is clear with Title Inc, warranty deed transfer. Seller will pay any taxes or water owed at closing - buyer will pay all the closing costs. BATVAI to verify all information listed. Any water or taxes owed will be paid at closing by the seller. Sold AS IS

8. 2023-04-27
   status Pending

   Show marketing remark (619 chars)

   2 bedroom 1 bath ranch home with basement and detached garage! INCLUDED in sale is the additional vacant lot next door: 12824 Conway Parcel id#W20I018510S . Great opportunity for an investor! Solid foundation, home has fire damage. Growing area, minutes from large Allen Park shopping center, just minutes from to freeway access! FOR SALE ON ASSIGNMENT ONLY. Title is clear with Title Inc, warranty deed transfer. Seller will pay any taxes or water owed at closing - buyer will pay all the closing costs. BATVAI to verify all information listed. Any water or taxes owed will be paid at closing by the seller. Sold AS IS

9. 2023-04-27
   status Pending 619-char remark

   Show marketing remark (619 chars)

   2 bedroom 1 bath ranch home with basement and detached garage! INCLUDED in sale is the additional vacant lot next door: 12824 Conway Parcel id#W20I018510S . Great opportunity for an investor! Solid foundation, home has fire damage. Growing area, minutes from large Allen Park shopping center, just minutes from to freeway access! FOR SALE ON ASSIGNMENT ONLY. Title is clear with Title Inc, warranty deed transfer. Seller will pay any taxes or water owed at closing - buyer will pay all the closing costs. BATVAI to verify all information listed. Any water or taxes owed will be paid at closing by the seller. Sold AS IS

10. 2023-04-25
    listed $10,000 Active 619-char remark

    Show marketing remark (619 chars)

    2 bedroom 1 bath ranch home with basement and detached garage! INCLUDED in sale is the additional vacant lot next door: 12824 Conway Parcel id#W20I018510S . Great opportunity for an investor! Solid foundation, home has fire damage. Growing area, minutes from large Allen Park shopping center, just minutes from to freeway access! FOR SALE ON ASSIGNMENT ONLY. Title is clear with Title Inc, warranty deed transfer. Seller will pay any taxes or water owed at closing - buyer will pay all the closing costs. BATVAI to verify all information listed. Any water or taxes owed will be paid at closing by the seller. Sold AS IS

11. 2023-04-21
    listed $10,000 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: $605 · $50/mo
• Projected year-2 tax: $957 · $80/mo
• Expected delta: +$352/yr (+$29/mo · 58.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,599
• − Mortgage interest: −$4,761
• − Property taxes: −$605
• − Insurance: −$425
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$2,473
• Taxable income: $2,319
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $3,018/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
• City population: 572,865
• Population (ZIP): 6,437

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 (78%)
• Race & ethnicity: Black 78% Hispanic / Latino 12% Two or more races 10% White 4%
• Hispanic origin (detail): Mexican 5% Dominican 4%
• Common ancestry: Lithuanian 6% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▲ 0.11%
• Current HPI: 366.479
• Rent YoY: —
• Metro: —
• 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

+750.0% since first listed

11 events — show timeline

• 2026-04-19 Pending — MiRealSource-MiMLS
• 2026-04-19 Pending — REALCOMP
• 2026-04-11 Listed $85,000 MiRealSource-MiMLS
• 2026-04-11 Listed $85,000 REALCOMP
• 2026-04-09 Coming Soon $85,000 MiRealSource-MiMLS
• 2023-05-08 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2023-05-08 Sold (MLS) $15,000 REALCOMP
• 2023-04-27 Pending — MiRealSource-MiMLS
• 2023-04-27 Pending — REALCOMP
• 2023-04-25 Listed $10,000 REALCOMP
• 2023-04-21 Listed $10,000 MiRealSource-MiMLS

Property tax history

-0.6%/yr

Latest (2025): $605 · -54.1% YoY. Source: county tax records.