12645 Stoepel St · Detroit, MI 48238

$110,000

5 bd · 1.5 ba · 1,782 sqft · SingleFamily public records · 281 Days on market

Built 1925 3,920 sqft lot $62/sqft · 16% below area Est $115k · at est.

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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 +9.3/15.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this beautifully updated 5-bedroom, 2-baths home in the desirable 48206 zip code, nestled in a friendly, family-oriented neighborhood. Ideal for first-time homebuyers or savvy investors, this move-in-ready property boasts modern upgrades, including newer windows for energy efficiency and a stylishly renovated kitchen with contemporary finishes. The spacious layout offers plenty of room for comfortable living or rental potential, making it a fantastic opportunity for generating strong rental income. Located just minutes from schools, parks, and local amenities, this home combines convenience with charm in a vibrant Detroit community. Don’t miss out on this affordable, high-potential property—schedule a showing today!

Key facts

• Renovated kitchen
• Updated home
• Energy efficiency

Tags

• UPDATED HOME
• ENERGY EFFICIENCY
• RENOVATED KITCHEN
• SPACIOUS LAYOUT
• STRONG RENTAL INCOME
• MINUTES FROM SCHOOLS

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 10.0% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Rents rising fast (+6.1%/yr); 350 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,706/mo this rent would consume 61% of the median local household income ($33k/yr) (locally 2172% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 281 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 281 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 1925 — 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: 1.55% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.04%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (median comp): $114,613
• List price: $110,000
• Delta: -4.02%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4340 Glendale St	0.30mi	5/2.0	1,796 (+1%)	16mo	$270,000	$150	70
12739 Stoepel St	0.09mi	4/1.5 (-1)	1,612 (-10%)	10mo	$145,000	$90	66
12681 Monica St	0.12mi	4/1.5 (-1)	1,638 (-8%)	20mo	$22,000	$13	59
12066 Monica St	0.34mi	4/2.5 (-1)	1,632 (-8%)	8mo	$35,000	$21	55
4210 Pasadena St	0.62mi	4/2.0 (-1)	1,678 (-6%)	4mo	$239,000	$142	52
13606 Northlawn St	0.74mi	4/2.0 (-1)	1,790 (+0%)	8mo	$104,999	$59	51
11425 Belleterre St	0.62mi	4/1.0 (-1)	1,722 (-3%)	14mo	$105,000	$61	47
13614 Stoepel St	0.43mi	4/1.5 (-1)	1,652 (-7%)	20mo	$120,000	$73	46
4209 Pasadena St	0.60mi	4/2.5 (-1)	1,901 (+7%)	8mo	$215,000	$113	45
12076 Cloverlawn St	0.64mi	4/1.0 (-1)	1,602 (-10%)	9mo	$105,000	$66	39
13567 Cloverlawn St	0.69mi	4/2.0 (-1)	1,616 (-9%)	12mo	$120,000	$74	35
11130 Cloverlawn St	0.69mi	4/2.0 (-1)	1,568 (-12%)	17mo	$45,000	$29	26

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.83×
• Total profit: $25,424
• Equity at exit: $16,401

10-year hold

• IRR: 29.9%
• Equity multiple: 4.09×
• Total profit: $95,072
• Equity at exit: $9,511

Cash invested: $30,800 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 350
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$577
• Tax from tax record: −$134 /mo · $1,608/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $591

Break-even live

Break-even rent $958

Max offer price $110,000

Occupancy floor 60%

Sensitivity live

Price	-10% $654	-5% $622	+0% $591	+5% $560	+10% $529
Rent	-10% $457	-5% $524	+0% $591	+5% $659	+10% $726
Rate	-1.0pp $647	-0.5pp $619	base $591	+0.5pp $563	+1.0pp $534

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	6d	1	0.27mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	6d	1	0.30mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	3d	1	0.77mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	19d	1	0.77mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	45d	1	1.02mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	18d	1	1.15mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	45d	1	1.17mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	0d	1	1.38mi

Listing history 8 events

1. 2025-08-19
   listed $110,000 Active 746-char remark

   Show marketing remark (746 chars)

   Discover this beautifully updated 5-bedroom, 2-baths home in the desirable 48206 zip code, nestled in a friendly, family-oriented neighborhood. Ideal for first-time homebuyers or savvy investors, this move-in-ready property boasts modern upgrades, including newer windows for energy efficiency and a stylishly renovated kitchen with contemporary finishes. The spacious layout offers plenty of room for comfortable living or rental potential, making it a fantastic opportunity for generating strong rental income. Located just minutes from schools, parks, and local amenities, this home combines convenience with charm in a vibrant Detroit community. Don’t miss out on this affordable, high-potential property—schedule a showing today!

2. 2025-08-18
   listed $110,000 Active 736-char remark

   Show marketing remark (736 chars)

   Discover this beautifully updated 5-bedroom, 2-baths home in the desirable 48206 zip code, nestled in a friendly, family-oriented neighborhood. Ideal for first-time homebuyers or savvy investors, this move-in-ready property boasts modern upgrades, including newer windows for energy efficiency and a stylishly renovated kitchen with contemporary finishes. The spacious layout offers plenty of room for comfortable living or rental potential, making it a fantastic opportunity for generating strong rental income. Located just minutes from schools, parks, and local amenities, this home combines convenience with charm in a vibrant Detroit community. Don't miss out on this affordable, high-potential property - schedule a showing today!

3. 2021-06-10
   soldstatus $100,000
4. 2005-06-10
   soldstatus $75,000
5. 2001-12-27
   historical
6. 2001-09-27
   listed $85,000
7. 2001-01-07
   historical
8. 2000-10-07
   listed $80,000

ⓘ 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: $1,608 · $134/mo
• Projected year-2 tax: $1,651 · $138/mo
• Expected delta: +$43/yr (+$4/mo · 2.7%)

ⓘ 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: $20,477
• − Mortgage interest: −$6,162
• − Property taxes: −$1,608
• − Insurance: −$550
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$3,200
• Taxable income: $5,681
• Est. tax owed @ 24.0%: −$1,363
• After-tax cash flow: $5,733/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 1%

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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+37.5% since first listed

8 events — show timeline

• 2025-08-19 Listed $110,000 REALCOMP
• 2025-08-18 Listed $110,000 MiRealSource-MiMLS
• 2021-06-10 Sold (Public Records) $100,000 Public Records
• 2005-06-10 Sold (Public Records) $75,000 Public Records
• 2001-12-27 Listing Removed — REALCOMP
• 2001-09-27 Listed $85,000 REALCOMP
• 2001-01-07 Listing Removed — REALCOMP
• 2000-10-07 Listed $80,000 REALCOMP

Property tax history

+3.1%/yr

Latest (2025): $1,608 · -9.6% YoY. Source: county tax records.