12901 Visger St · Detroit, MI 48217

$80,000

3 bd · 1.0 ba · 862 sqft · SingleFamily public records · 9 Days on market

Built 1962 3,485 sqft lot $93/sqft · 21% above area Est $66k · 21% over

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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
• 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

Brick ranch in Detroit's 48217 zip code offering 3 bedrooms, 1 full bathroom, hardwood floors, a full basement with additional usable space, and a 2-car detached garage. This property has a functional layout, solid rental potential, and a strong location near the River Rouge border. Great opportunity for an owner occupant or investor looking for a property with upside. Tenant occupied. Tenant is currently paying $1,200/month and is set to vacate. Property to be delivered vacant at closing. Tenant pays utilities. 24-hour notice required for showings. Please do not disturb tenant. Seller to provide access instructions and any available lease/rent information upon request. BATVAI. Buyer's agent to verify all information.

Key facts

• 3,485 sq ft lot
• Built 1962
• Listed 9 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Ground-level entry
• Construction: Brick construction; Block foundation; Built on a single story
• Exterior features: Paved road access; Lot dimensions approximately 35 x 100 (0.08 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

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: 24 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $640 of equity ($553 loan paydown + $87 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 28y 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.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1962 — 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: 1.58% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.45%
• DSCR: 1.91
• GRM: 5.3

CMA / ARV

• ARV (median comp): $66,169
• List price: $80,000
• Delta: 20.90%
• 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
12901 Visger St	0.00mi	3/1.0	862 (0%)	1mo	$85,000	$99	100
2900 S Ethel St	0.54mi	2/1.0 (-1)	892 (+4%)	6mo	$67,800	$76	59
2906 S Ethel St	0.54mi	2/1.0 (-1)	892 (+4%)	6mo	$67,800	$76	59
2544 S Beatrice St	0.45mi	3/1.0	956 (+11%)	3mo	$115,000	$120	58
3454 S Beatrice St	0.58mi	3/1.0	890 (+3%)	12mo	$82,000	$92	58
3381 S Ethel St	0.67mi	3/1.0	900 (+4%)	10mo	$70,000	$78	53
2969 S Bassett St	0.62mi	3/1.0	775 (-10%)	2mo	$45,000	$58	53
1010 Fort Park Blvd	0.64mi	3/1.5	906 (+5%)	12mo	$135,000	$149	50
1430 Reo Ave	0.74mi	2/1.0 (-1)	880 (+2%)	9mo	$58,000	$66	49
3027 Bassett St	0.63mi	3/1.0	962 (+12%)	3mo	$55,000	$57	49
3339 S Liddesdale St	0.46mi	4/2.0 (+1)	941 (+9%)	10mo	$75,000	$80	46
1430 Montie Rd	0.67mi	2/1.0 (-1)	770 (-11%)	12mo	$127,000	$165	36

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: 20.6%
• Equity multiple: 2.00×
• Total profit: $22,439
• Equity at exit: $23,664

10-year hold

• IRR: 24.7%
• Equity multiple: 3.77×
• Total profit: $62,044
• Equity at exit: $28,794

Cash invested: $22,400 (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: 24
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$420
• Tax from tax record: −$166 /mo · $1,986/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $382

Break-even live

Break-even rent $783

Max offer price $80,000

Occupancy floor 65%

Sensitivity live

Price	-10% $427	-5% $404	+0% $382	+5% $359	+10% $336
Rent	-10% $282	-5% $332	+0% $382	+5% $432	+10% $482
Rate	-1.0pp $422	-0.5pp $402	base $382	+0.5pp $361	+1.0pp $340

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3575 S Ethel St Detroit, MI	3.0	1.0	894	$1,350	$1.51	18d	1	0.75mi
1774 Council Ave Lincoln Park, MI	3.0	1.0	864	$1,500	$1.74	2d	1	0.81mi
875 Raupp Pl Unit 2 Lincoln Park, MI	2.0	1.0	800	$970	$1.21	17d	1	0.85mi
3748 15th St Ecorse, MI	2.0	1.0	528	$1,099	$2.08	17d	1	0.87mi
1774 College Ave Lincoln Park, MI	3.0	1.0	944	$1,525	$1.62	2d	1	0.98mi
1524 Cicotte Ave Lincoln Park, MI	2.0	1.0	900	$1,250	$1.39	15d	1	0.99mi
1532 Euclid St #1 Lincoln Park, MI	2.0	1.0	850	$1,450	$1.71	24d	1	1.20mi
1537 Chandler Ave Lincoln Park, MI	2.0	1.0	725	$1,100	$1.52	18d	1	1.22mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,050	$1.13	24d	1	1.29mi
1139 S Bassett St Detroit, MI	3.0	1.0	927	$1,120	$1.21	44d	1	1.29mi
1581 Empire Ave Lincoln Park, MI	2.0	1.0	900	$1,350	$1.50	24d	1	1.44mi
1552 Hanover St Lincoln Park, MI	2.0	1.0	800	$1,250	$1.56	24d	1	1.46mi

Listing history 23 events

1. 2026-05-14
   status Pending 727-char remark

   Show marketing remark (727 chars)

   Brick ranch in Detroit's 48217 zip code offering 3 bedrooms, 1 full bathroom, hardwood floors, a full basement with additional usable space, and a 2-car detached garage. This property has a functional layout, solid rental potential, and a strong location near the River Rouge border. Great opportunity for an owner occupant or investor looking for a property with upside. Tenant occupied. Tenant is currently paying $1,200/month and is set to vacate. Property to be delivered vacant at closing. Tenant pays utilities. 24-hour notice required for showings. Please do not disturb tenant. Seller to provide access instructions and any available lease/rent information upon request. BATVAI. Buyer's agent to verify all information.

2. 2026-05-14
   status Pending 739-char remark

   Show marketing remark (727 chars)

   Brick ranch in Detroit's 48217 zip code offering 3 bedrooms, 1 full bathroom, hardwood floors, a full basement with additional usable space, and a 2-car detached garage. This property has a functional layout, solid rental potential, and a strong location near the River Rouge border. Great opportunity for an owner occupant or investor looking for a property with upside. Tenant occupied. Tenant is currently paying $1,200/month and is set to vacate. Property to be delivered vacant at closing. Tenant pays utilities. 24-hour notice required for showings. Please do not disturb tenant. Seller to provide access instructions and any available lease/rent information upon request. BATVAI. Buyer's agent to verify all information.

3. 2026-05-12
   historical Accepting Backup Offers 727-char remark

   Show marketing remark (727 chars)

   Brick ranch in Detroit's 48217 zip code offering 3 bedrooms, 1 full bathroom, hardwood floors, a full basement with additional usable space, and a 2-car detached garage. This property has a functional layout, solid rental potential, and a strong location near the River Rouge border. Great opportunity for an owner occupant or investor looking for a property with upside. Tenant occupied. Tenant is currently paying $1,200/month and is set to vacate. Property to be delivered vacant at closing. Tenant pays utilities. 24-hour notice required for showings. Please do not disturb tenant. Seller to provide access instructions and any available lease/rent information upon request. BATVAI. Buyer's agent to verify all information.

4. 2026-05-12
   historical Active Under Contract 739-char remark

   Show marketing remark (727 chars)

   Brick ranch in Detroit's 48217 zip code offering 3 bedrooms, 1 full bathroom, hardwood floors, a full basement with additional usable space, and a 2-car detached garage. This property has a functional layout, solid rental potential, and a strong location near the River Rouge border. Great opportunity for an owner occupant or investor looking for a property with upside. Tenant occupied. Tenant is currently paying $1,200/month and is set to vacate. Property to be delivered vacant at closing. Tenant pays utilities. 24-hour notice required for showings. Please do not disturb tenant. Seller to provide access instructions and any available lease/rent information upon request. BATVAI. Buyer's agent to verify all information.

5. 2026-05-05
   listed $80,000 Active 727-char remark

   Show marketing remark (727 chars)

   Brick ranch in Detroit's 48217 zip code offering 3 bedrooms, 1 full bathroom, hardwood floors, a full basement with additional usable space, and a 2-car detached garage. This property has a functional layout, solid rental potential, and a strong location near the River Rouge border. Great opportunity for an owner occupant or investor looking for a property with upside. Tenant occupied. Tenant is currently paying $1,200/month and is set to vacate. Property to be delivered vacant at closing. Tenant pays utilities. 24-hour notice required for showings. Please do not disturb tenant. Seller to provide access instructions and any available lease/rent information upon request. BATVAI. Buyer's agent to verify all information.

6. 2026-05-05
   listed $80,000 Active 739-char remark

   Show marketing remark (727 chars)

   Brick ranch in Detroit's 48217 zip code offering 3 bedrooms, 1 full bathroom, hardwood floors, a full basement with additional usable space, and a 2-car detached garage. This property has a functional layout, solid rental potential, and a strong location near the River Rouge border. Great opportunity for an owner occupant or investor looking for a property with upside. Tenant occupied. Tenant is currently paying $1,200/month and is set to vacate. Property to be delivered vacant at closing. Tenant pays utilities. 24-hour notice required for showings. Please do not disturb tenant. Seller to provide access instructions and any available lease/rent information upon request. BATVAI. Buyer's agent to verify all information.

7. 2024-09-05
   soldstatus $64,200
8. 2024-09-04
   soldstatus $64,200 Sold

   Show marketing remark (289 chars)

   Welcome to 12901 Visger St, a charming single-family home located on a quite, cozy cul-de-sac in Detroit. This 3 bedroom, 1 bathroom has a large kitchen, hardwood floors throughout and plenty of living space. Don't miss the opportunity to make this property your own or a great investment.

9. 2024-09-04
   soldstatus $64,200 Closed

   Show marketing remark (289 chars)

   Welcome to 12901 Visger St, a charming single-family home located on a quite, cozy cul-de-sac in Detroit. This 3 bedroom, 1 bathroom has a large kitchen, hardwood floors throughout and plenty of living space. Don't miss the opportunity to make this property your own or a great investment.

10. 2024-08-26
    status Pending

    Show marketing remark (289 chars)

    Welcome to 12901 Visger St, a charming single-family home located on a quite, cozy cul-de-sac in Detroit. This 3 bedroom, 1 bathroom has a large kitchen, hardwood floors throughout and plenty of living space. Don't miss the opportunity to make this property your own or a great investment.

11. 2024-08-26
    status Pending

    Show marketing remark (289 chars)

    Welcome to 12901 Visger St, a charming single-family home located on a quite, cozy cul-de-sac in Detroit. This 3 bedroom, 1 bathroom has a large kitchen, hardwood floors throughout and plenty of living space. Don't miss the opportunity to make this property your own or a great investment.

12. 2024-08-22
    price $50,000

    Show marketing remark (289 chars)

    Welcome to 12901 Visger St, a charming single-family home located on a quite, cozy cul-de-sac in Detroit. This 3 bedroom, 1 bathroom has a large kitchen, hardwood floors throughout and plenty of living space. Don't miss the opportunity to make this property your own or a great investment.

13. 2024-08-22
    price $50,000

    Show marketing remark (289 chars)

    Welcome to 12901 Visger St, a charming single-family home located on a quite, cozy cul-de-sac in Detroit. This 3 bedroom, 1 bathroom has a large kitchen, hardwood floors throughout and plenty of living space. Don't miss the opportunity to make this property your own or a great investment.

14. 2024-08-22
    listed $53,000 Active

    Show marketing remark (289 chars)

    Welcome to 12901 Visger St, a charming single-family home located on a quite, cozy cul-de-sac in Detroit. This 3 bedroom, 1 bathroom has a large kitchen, hardwood floors throughout and plenty of living space. Don't miss the opportunity to make this property your own or a great investment.

15. 2024-08-22
    listed $53,000 Active

    Show marketing remark (289 chars)

    Welcome to 12901 Visger St, a charming single-family home located on a quite, cozy cul-de-sac in Detroit. This 3 bedroom, 1 bathroom has a large kitchen, hardwood floors throughout and plenty of living space. Don't miss the opportunity to make this property your own or a great investment.

16. 2014-12-05
    soldstatus $9,009
17. 2014-12-05
    soldstatus $9,009
18. 2014-10-20
    historical
19. 2014-10-07
    listed $8,000
20. 2014-10-07
    listed $8,000
21. 1999-01-26
    soldstatus $49,000
22. 1998-11-30
    historical
23. 1998-08-15
    listed $49,900

ⓘ 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: $1,986 · $166/mo
• Projected year-2 tax: $1,986 · $166/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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,192
• − Mortgage interest: −$4,481
• − Property taxes: −$1,986
• − Insurance: −$400
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$2,327
• Taxable income: $3,566
• Est. tax owed @ 24.0%: −$856
• After-tax cash flow: $3,725/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

+70.3% since first listed

25 events — show timeline

• 2026-06-02 Sold (MLS) $85,000 REALCOMP
• 2026-06-02 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2026-05-14 Pending — MiRealSource-MiMLS
• 2026-05-14 Pending — REALCOMP
• 2026-05-12 Contingent — MiRealSource-MiMLS
• 2026-05-12 Contingent — REALCOMP
• 2026-05-05 Listed $80,000 REALCOMP
• 2026-05-05 Listed $80,000 MiRealSource-MiMLS
• 2024-09-05 Sold (Public Records) $64,200 Public Records
• 2024-09-04 Sold (MLS) $64,200 MiRealSource-MiMLS
• 2024-09-04 Sold (MLS) $64,200 REALCOMP
• 2024-08-26 Pending — MiRealSource-MiMLS
• 2024-08-26 Pending — REALCOMP
• 2024-08-22 Price Changed $50,000 MiRealSource-MiMLS
• 2024-08-22 Price Changed $50,000 REALCOMP
• 2024-08-22 Listed $53,000 MiRealSource-MiMLS
• 2024-08-22 Listed $53,000 REALCOMP
• 2014-12-05 Sold (MLS) $9,009 REALCOMP
• 2014-12-05 Sold (MLS) $9,009 MiRealSource-MiMLS
• 2014-10-20 Listing Removed — MiRealSource-MiMLS
• 2014-10-07 Listed $8,000 REALCOMP
• 2014-10-07 Listed $8,000 MiRealSource-MiMLS
• 1999-01-26 Sold (Public Records) $49,000 Public Records
• 1998-11-30 Listing Removed — REALCOMP
• 1998-08-15 Listed $49,900 REALCOMP

Property tax history

+6.2%/yr

Latest (2025): $1,986 · +130.8% YoY. Source: county tax records.