12708 Cloverlawn St · Detroit, MI 48238

$30,000

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 39 Days on market

Built 1925 3,920 sqft lot $20/sqft · 54% below area

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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
• 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

Great Investment opportunity in a very upcoming and desirable neighborhood. Mainly cosmetic repairs. Great for an investor or someone looking to purchase and repair to live in. The house is sold As-is.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1925

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 36.4% vs local median 10.1% 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: Rents rising fast (+6.1%/yr); 348 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 45% of the median local income ($33k/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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 4.15% ✓
• Cap rate: 36.44%
• Cash-on-cash: 107.68%
• DSCR: 5.79
• GRM: 2.0

CMA / ARV

• ARV (median comp): $64,754
• List price: $30,000
• Delta: -53.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12303 Cloverlawn St	0.23mi	3/1.5	1,454 (-4%)	4mo	$58,500	$40	80
12625 Monica St	0.45mi	3/1.5	1,600 (+6%)	2mo	$48,000	$30	68
13587 Monica St	0.56mi	3/1.0	1,484 (-2%)	5mo	$130,000	$88	65
12162 Kentucky St	0.41mi	3/1.0	1,415 (-6%)	4mo	$42,000	$30	64
13955 Ohio St	0.52mi	3/1.0	1,448 (-4%)	5mo	$37,000	$26	63
11931 Wisconsin St	0.42mi	3/3.0	1,407 (-7%)	5mo	$135,900	$97	59
13546 Ilene St	0.56mi	3/1.0	1,440 (-5%)	6mo	$32,000	$22	59
12629 Washburn St	0.45mi	3/1.0	1,392 (-8%)	7mo	$75,000	$54	58
13609 Cloverlawn St	0.37mi	3/1.0	1,700 (+12%)	4mo	$45,000	$26	56
13586 Indiana St	0.44mi	3/1.0	1,298 (-14%)	2mo	$30,000	$23	53
4790 Sturtevant St	0.74mi	3/1.0	1,645 (+9%)	0mo	$60,000	$36	49
13620 Santa Rosa Dr	0.65mi	3/1.0	1,700 (+12%)	6mo	$85,000	$50	42

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: —
• Equity multiple: 6.62×
• Total profit: $47,241
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 15.39×
• Total profit: $120,864
• Equity at exit: $2,594

Cash invested: $8,400 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 348
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$157
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $754

Break-even live

Break-even rent $292

Max offer price $30,000

Occupancy floor 35%

Sensitivity live

Price	-10% $771	-5% $762	+0% $754	+5% $745	+10% $737
Rent	-10% $655	-5% $705	+0% $754	+5% $803	+10% $852
Rate	-1.0pp $769	-0.5pp $761	base $754	+0.5pp $746	+1.0pp $738

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	21d	1	0.12mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.27mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	0.43mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	6d	1	0.48mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	0.50mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	0.50mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	0.50mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	44d	1	0.53mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	23d	1	0.53mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	0.56mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	0.56mi
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	25d	1	0.60mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.68mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	0.69mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.69mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	0.76mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	6d	1	0.78mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	0.79mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	45d	1	0.79mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	0.83mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.88mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	1.02mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	44d	1	1.04mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	6d	1	1.09mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	1.18mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	44d	1	1.24mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	1.31mi
3224 Monterey St Unit 2E Detroit, MI	2.0	1.0	1200	$1,350	$1.12	44d	1	1.43mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	1.45mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.46mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.46mi

Listing history 16 events

1. 2026-05-31
   days on market $30,000 Active 39 DOM
2. 2026-05-19
   price $32,000 201-char remark

   Show marketing remark (201 chars)

   Great Investment opportunity in a very upcoming and desirable neighborhood. Mainly cosmetic repairs. Great for an investor or someone looking to purchase and repair to live in. The house is sold As-is.

3. 2026-05-18
   price $32,000 201-char remark

   Show marketing remark (201 chars)

   Great Investment opportunity in a very upcoming and desirable neighborhood. Mainly cosmetic repairs. Great for an investor or someone looking to purchase and repair to live in. The house is sold As-is.

4. 2026-05-14
   price $32,500 201-char remark

   Show marketing remark (201 chars)

   Great Investment opportunity in a very upcoming and desirable neighborhood. Mainly cosmetic repairs. Great for an investor or someone looking to purchase and repair to live in. The house is sold As-is.

5. 2026-05-14
   price $32,500 201-char remark

   Show marketing remark (201 chars)

   Great Investment opportunity in a very upcoming and desirable neighborhood. Mainly cosmetic repairs. Great for an investor or someone looking to purchase and repair to live in. The house is sold As-is.

6. 2026-05-07
   price $34,000 201-char remark

   Show marketing remark (201 chars)

   Great Investment opportunity in a very upcoming and desirable neighborhood. Mainly cosmetic repairs. Great for an investor or someone looking to purchase and repair to live in. The house is sold As-is.

7. 2026-05-07
   price $34,000 201-char remark

   Show marketing remark (201 chars)

   Great Investment opportunity in a very upcoming and desirable neighborhood. Mainly cosmetic repairs. Great for an investor or someone looking to purchase and repair to live in. The house is sold As-is.

8. 2026-04-22
   price $35,000 201-char remark

   Show marketing remark (201 chars)

   Great Investment opportunity in a very upcoming and desirable neighborhood. Mainly cosmetic repairs. Great for an investor or someone looking to purchase and repair to live in. The house is sold As-is.

9. 2026-04-22
   listed $36,000 Active 201-char remark

   Show marketing remark (201 chars)

   Great Investment opportunity in a very upcoming and desirable neighborhood. Mainly cosmetic repairs. Great for an investor or someone looking to purchase and repair to live in. The house is sold As-is.

10. 2026-04-22
    listed $35,000 Active 201-char remark

    Show marketing remark (201 chars)

    Great Investment opportunity in a very upcoming and desirable neighborhood. Mainly cosmetic repairs. Great for an investor or someone looking to purchase and repair to live in. The house is sold As-is.

11. 2026-04-01
    historical
12. 2026-04-01
    historical
13. 2026-02-24
    listed $36,000 Active
14. 2026-02-24
    listed $36,000 Active
15. 2010-08-24
    historical
16. 2010-05-19
    listed $8,500

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $731 · $61/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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,955
• − Mortgage interest: −$1,680
• − Property taxes: −$731
• − Insurance: −$150
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$873
• Taxable income: $9,128
• Est. tax owed @ 24.0%: −$2,191
• After-tax cash flow: $6,855/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

+276.5% since first listed

15 events — show timeline

• 2026-05-19 Price Changed $32,000 MiRealSource-MiMLS
• 2026-05-18 Price Changed $32,000 REALCOMP
• 2026-05-14 Price Changed $32,500 MiRealSource-MiMLS
• 2026-05-14 Price Changed $32,500 REALCOMP
• 2026-05-07 Price Changed $34,000 MiRealSource-MiMLS
• 2026-05-07 Price Changed $34,000 REALCOMP
• 2026-04-22 Price Changed $35,000 MiRealSource-MiMLS
• 2026-04-22 Listed $35,000 REALCOMP
• 2026-04-22 Listed $36,000 MiRealSource-MiMLS
• 2026-04-01 Listing Removed — REALCOMP
• 2026-04-01 Listing Removed — MiRealSource-MiMLS
• 2026-02-24 Listed $36,000 REALCOMP
• 2026-02-24 Listed $36,000 MiRealSource-MiMLS
• 2010-08-24 Listing Removed — REALCOMP
• 2010-05-19 Listed $8,500 REALCOMP

Property tax history

+1.1%/yr

Latest (2025): $731 · -53.3% YoY. Source: county tax records.