12047 Robson St · Detroit, MI 48227

$35,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 14 Days on market

Built 1938 4,356 sqft lot $34/sqft · 23% below area Est $55k · 36% under ↓ 42% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIRE DAMAGED HOME. The second floor bungalow has suffered fire damage. Potential bungalow house available! Schedule your visit through showing time.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1938

Property features AI

Finance

• Other: Listing broker: @properties Christie’s Int’l R.E. Detroit

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One-and-one-half story; Ground-level entry with steps
• Construction: Brick construction; Block foundation; Built above grade finished area approximately 1,224
• Exterior features: Paved road access; Lot dimensions approximately 40 x 108 (0.1 acre)

Interior

• Bedrooms: Total rooms: 6
• 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 $35k.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 33.4% 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: Rents rising fast (+5.6%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,387/mo this rent would consume 46% of the median local household income ($37k/yr) (locally 2371% 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 $242 of loan paydown is wiped out by about $1k 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 + 5.6% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 22y 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: property tax is 3.6% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,000

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.96% ✓
• Cap rate: 33.44%
• Cash-on-cash: 96.97%
• DSCR: 5.31
• GRM: 2.1

CMA / ARV

• ARV (median comp): $54,774
• List price: $35,000
• Delta: -12.37%
• 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
11669 Strathmoor St	0.31mi	3/1.0	974 (-4%)	2mo	$30,000	$31	77
12057 Forrer St	0.46mi	3/1.0	1,000 (-2%)	1mo	$45,000	$45	74
12832 Terry St	0.50mi	3/1.0	981 (-4%)	4mo	$40,000	$41	67
9930 Whitcomb St	0.51mi	3/1.0	1,078 (+6%)	2mo	$35,000	$32	65
13209 Terry St	0.59mi	3/1.5	1,044 (+2%)	2mo	$54,500	$52	65
9599 Whitcomb St	0.62mi	3/1.0	1,060 (+4%)	1mo	$55,000	$52	64
9973 Winthrop St	0.57mi	3/1.0	960 (-6%)	5mo	$75,000	$78	60
9606 Sussex St	0.60mi	3/2.0	1,060 (+4%)	4mo	$76,000	$72	59
9910 Coyle St	0.51mi	3/1.0	904 (-11%)	4mo	$56,000	$62	54
13364 Coyle St	0.74mi	3/1.0	1,083 (+6%)	2mo	$95,000	$88	54
13215 Prest St	0.63mi	3/1.0	1,160 (+14%)	0mo	$100,000	$86	47
12124 Asbury Park	0.75mi	3/1.5	919 (-10%)	2mo	$130,000	$141	45

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 5.95×
• Total profit: $48,533
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 13.60×
• Total profit: $123,495
• Equity at exit: $3,026

Cash invested: $9,800 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$184
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $792

Break-even live

Break-even rent $385

Max offer price $35,000

Occupancy floor 38%

Sensitivity live

Price	-10% $812	-5% $802	+0% $792	+5% $782	+10% $772
Rent	-10% $682	-5% $737	+0% $792	+5% $847	+10% $901
Rate	-1.0pp $810	-0.5pp $801	base $792	+0.5pp $783	+1.0pp $774

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	44d	1	0.08mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	0.09mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	0.21mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	0.30mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	0.35mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	0.39mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	0.43mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	0.44mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	0.46mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	0.46mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	0.55mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	0.60mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	0.63mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	0.64mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	0.65mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	0.65mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	44d	1	0.68mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	44d	1	0.72mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	0.72mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	0.73mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	44d	1	0.78mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	2d	1	0.79mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	5d	1	0.88mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	0.95mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	17d	1	0.98mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	25d	1	0.99mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.01mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	1.02mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	11d	1	1.04mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	44d	1	1.08mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	1.08mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	1.14mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	1.20mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	1.20mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	1.23mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	1.25mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	44d	1	1.30mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	1.36mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.36mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	1.37mi

Listing history 36 events

1. 2026-06-18
   days on market $35,000 Active 14 DOM
2. 2026-06-17
   days on market $35,000 Active 13 DOM
3. 2026-06-16
   days on market $35,000 Active 12 DOM
4. 2026-06-15
   days on market $35,000 Active 11 DOM
5. 2026-06-13
   days on market $35,000 Active 9 DOM
6. 2026-06-13
   days on market $35,000 Active 8 DOM
7. 2026-06-09
   days on market $35,000 Active 5 DOM
8. 2026-06-08
   days on market $35,000 Active 4 DOM
9. 2026-06-07
   remarks 149-char remark
10. 2026-06-07
    pricestatusdays on marketlisting id $35,000 Active 3 DOM
11. 2026-05-05
    historical
12. 2026-05-05
    historical
13. 2026-04-22
    listed $48,000 Active
14. 2026-04-22
    listed $48,000 Active
15. 2018-03-08
    soldstatus $60,500
16. 2017-10-06
    soldstatus $30,000 Sold
17. 2017-10-06
    soldstatus $30,000 Closed
18. 2017-10-02
    status Pending
19. 2017-10-02
    status Pending
20. 2017-09-30
    price $34,900
21. 2017-09-30
    price $34,900
22. 2017-08-30
    listed $38,000 Active
23. 2017-08-30
    listed $38,000 Active
24. 2008-05-30
    soldstatus $9,000
25. 2008-05-30
    soldstatus $9,000
26. 2008-05-17
    historical
27. 2008-05-07
    listed $9,900
28. 2008-05-06
    historical
29. 2008-02-06
    listed $9,900
30. 2008-02-06
    listed $9,900
31. 2007-10-11
    historical
32. 2007-04-11
    listed $100,000
33. 2005-03-03
    soldstatus $86,000
34. 2005-01-05
    soldstatus $30,690
35. 2004-09-21
    historical
36. 2004-07-17
    listed $59,900

ⓘ 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: $1,270 · $106/mo
• Projected year-2 tax: $1,270 · $106/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 ≥98°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: $16,647
• − Mortgage interest: −$1,961
• − Property taxes: −$1,270
• − Insurance: −$175
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$1,018
• Taxable income: $9,559
• Est. tax owed @ 24.0%: −$2,294
• After-tax cash flow: $7,209/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

-41.6% since first listed

28 events — show timeline

• 2026-06-04 Listed $35,000 REALCOMP
• 2026-06-04 Listed $35,000 MiRealSource-MiMLS
• 2026-05-05 Listing Removed — MiRealSource-MiMLS
• 2026-05-05 Listing Removed — REALCOMP
• 2026-04-22 Listed $48,000 MiRealSource-MiMLS
• 2026-04-22 Listed $48,000 REALCOMP
• 2018-03-08 Sold (Public Records) $60,500 Public Records
• 2017-10-06 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2017-10-06 Sold (MLS) $30,000 REALCOMP
• 2017-10-02 Pending — MiRealSource-MiMLS
• 2017-10-02 Pending — REALCOMP
• 2017-09-30 Price Changed $34,900 MiRealSource-MiMLS
• 2017-09-30 Price Changed $34,900 REALCOMP
• 2017-08-30 Listed $38,000 MiRealSource-MiMLS
• 2017-08-30 Listed $38,000 REALCOMP
• 2008-05-30 Sold (MLS) $9,000 REALCOMP
• 2008-05-30 Sold (MLS) $9,000 MiRealSource-MiMLS
• 2008-05-17 Listing Removed — MiRealSource-MiMLS
• 2008-05-07 Listed $9,900 REALCOMP
• 2008-05-06 Listing Removed — REALCOMP
• 2008-02-06 Listed $9,900 REALCOMP
• 2008-02-06 Listed $9,900 MiRealSource-MiMLS
• 2007-10-11 Listing Removed — REALCOMP
• 2007-04-11 Listed $100,000 REALCOMP
• 2005-03-03 Sold (Public Records) $86,000 Public Records
• 2005-01-05 Sold (Public Records) $30,690 Public Records
• 2004-09-21 Listing Removed — REALCOMP
• 2004-07-17 Listed $59,900 REALCOMP

Property tax history

-1.4%/yr

Latest (2025): $1,270 · -49.3% YoY. Source: county tax records.