12716 Conner St · Detroit, MI 48205

$104,900

3 bd · 1.0 ba · 694 sqft · SingleFamily public records · 62 Days on market

Built 1945 4,792 sqft lot $151/sqft · 199% above area

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

At 12716 Conner in Detroit, this 3-bedroom single-family home pairs practical upgrades with ready-to-go cash flow, already rented at $1,262per month through Section 8 which pays 100 percent of rent. From the newer vinyl windows to the expansive wood deck and fenced yard, the home is positioned to support a low-drama, buy-and-hold strategy with tangible improvements you can see. Inside, 1,100 sq ft is laid out for straightforward living, with 3 bedrooms, 1 bath, and a refresh that immediately reads clean and cared for. Fresh paint throughout sets a bright baseline, while hardwood floors on the 1st floor add durability where it matters most. Upstairs bedrooms feature new carpet for comfort and a finished feel, and the updated mechanicals and plumbing help reduce surprise expenses, including a new furnace, new hot water tank, and new PEX plumbing. Step out back and the expansive wood deck becomes an easy extension of the living space, ideal for grilling, outdoor dining, or simply adding a feature tenants consistently value. The 4,925 sq ft lot provides a fenced yard for separation and usability, while the detached garage adds secure storage and practical parking flexibility that can help protect condition over time. If you are looking for a single-family rental with solid fundamentals, meaningful updates, and existing monthly income in place, this Detroit property delivers the kind of straightforward profile long-term investors appreciate. Reach out to schedule a showing and request the details on the current tenancy and property improvements.

Key facts

• Newer vinyl windows
• Fenced yard
• New carpet

Tags

• NEWER VINYL WINDOWS
• EXPANSIVE WOOD DECK
• FENCED YARD
• HARDWOOD FLOORS
• NEW CARPET
• UPDATED MECHANICALS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

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 (+1.3%/yr); 373 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 39% of the median local income ($39k/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 $725 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.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $69k; list at $105k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.21% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 6.9

CMA / ARV

• ARV (median comp): $55,577
• List price: $104,900
• Delta: 88.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11544 Kennebec St	0.39mi	2/1.0 (-1)	795 (+15%)	18mo	$35,000	$44	38
11443 Christy St	0.38mi	2/1.0 (-1)	780 (+12%)	23mo	$28,000	$36	38

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-3,459
• Equity at exit: $15,641

10-year hold

• IRR: 4.5%
• Equity multiple: 1.30×
• Total profit: $8,901
• Equity at exit: $9,070

Cash invested: $29,372 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$166 /mo · $1,991/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $245

Break-even live

Break-even rent $962

Max offer price $104,900

Occupancy floor 76%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7533 Quinn St Unit 1 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	1.44mi

Listing history 27 events

1. 2026-06-18
   days on market $104,900 Active 62 DOM
2. 2026-06-17
   days on market $104,900 Active 61 DOM
3. 2026-06-15
   days on market $104,900 Active 59 DOM
4. 2026-06-13
   days on market $104,900 Active 57 DOM
5. 2026-06-13
   days on market $104,900 Active 56 DOM
6. 2026-06-09
   days on market $104,900 Active 53 DOM
7. 2026-06-08
   days on market $104,900 Active 52 DOM
8. 2026-06-07
   days on market $104,900 Active 51 DOM
9. 2026-06-04
   days on market $104,900 Active 48 DOM
10. 2026-06-03
    days on market $104,900 Active 47 DOM
11. 2026-06-02
    days on market $104,900 Active 46 DOM
12. 2026-06-01
    days on market $104,900 Active 45 DOM
13. 2026-05-31
    days on market $104,900 Active 44 DOM
14. 2026-04-17
    listed $110,000 Active 1566-char remark

    Show marketing remark (1566 chars)

    At 12716 Conner in Detroit, this 3-bedroom single-family home pairs practical upgrades with ready-to-go cash flow, already rented at $1,262per month through Section 8 which pays 100 percent of rent. From the newer vinyl windows to the expansive wood deck and fenced yard, the home is positioned to support a low-drama, buy-and-hold strategy with tangible improvements you can see. Inside, 1,100 sq ft is laid out for straightforward living, with 3 bedrooms, 1 bath, and a refresh that immediately reads clean and cared for. Fresh paint throughout sets a bright baseline, while hardwood floors on the 1st floor add durability where it matters most. Upstairs bedrooms feature new carpet for comfort and a finished feel, and the updated mechanicals and plumbing help reduce surprise expenses, including a new furnace, new hot water tank, and new PEX plumbing. Step out back and the expansive wood deck becomes an easy extension of the living space, ideal for grilling, outdoor dining, or simply adding a feature tenants consistently value. The 4,925 sq ft lot provides a fenced yard for separation and usability, while the detached garage adds secure storage and practical parking flexibility that can help protect condition over time. If you are looking for a single-family rental with solid fundamentals, meaningful updates, and existing monthly income in place, this Detroit property delivers the kind of straightforward profile long-term investors appreciate. Reach out to schedule a showing and request the details on the current tenancy and property improvements.

15. 2026-04-17
    listed $110,000 Active 1566-char remark

    Show marketing remark (1566 chars)

    At 12716 Conner in Detroit, this 3-bedroom single-family home pairs practical upgrades with ready-to-go cash flow, already rented at $1,262per month through Section 8 which pays 100 percent of rent. From the newer vinyl windows to the expansive wood deck and fenced yard, the home is positioned to support a low-drama, buy-and-hold strategy with tangible improvements you can see. Inside, 1,100 sq ft is laid out for straightforward living, with 3 bedrooms, 1 bath, and a refresh that immediately reads clean and cared for. Fresh paint throughout sets a bright baseline, while hardwood floors on the 1st floor add durability where it matters most. Upstairs bedrooms feature new carpet for comfort and a finished feel, and the updated mechanicals and plumbing help reduce surprise expenses, including a new furnace, new hot water tank, and new PEX plumbing. Step out back and the expansive wood deck becomes an easy extension of the living space, ideal for grilling, outdoor dining, or simply adding a feature tenants consistently value. The 4,925 sq ft lot provides a fenced yard for separation and usability, while the detached garage adds secure storage and practical parking flexibility that can help protect condition over time. If you are looking for a single-family rental with solid fundamentals, meaningful updates, and existing monthly income in place, this Detroit property delivers the kind of straightforward profile long-term investors appreciate. Reach out to schedule a showing and request the details on the current tenancy and property improvements.

16. 2024-09-27
    soldstatus $69,000
17. 2024-09-19
    soldstatus $69,000 Sold
18. 2024-09-19
    soldstatus $69,000 Closed
19. 2024-07-11
    listed $69,000 Active
20. 2024-07-11
    listed $69,000 Active
21. 2023-09-27
    historical
22. 2023-09-27
    historical
23. 2023-03-22
    price $75,000
24. 2023-03-22
    price $75,000
25. 2022-10-04
    listed $80,000 Active
26. 2022-10-04
    listed $80,000 Active
27. 2022-07-25
    price $1,000

ⓘ 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: $1,991 · $166/mo
• Projected year-2 tax: $1,991 · $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 5/10 Major FEMA zone X (unshaded) · 36% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $15,261
• − Mortgage interest: −$5,876
• − Property taxes: −$1,991
• − Insurance: −$524
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$3,052
• Taxable income: $1,376
• Est. tax owed @ 24.0%: −$330
• After-tax cash flow: $2,609/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+10900.0% since first listed

14 events — show timeline

• 2026-04-17 Listed $110,000 REALCOMP
• 2026-04-17 Listed $110,000 MiRealSource-MiMLS
• 2024-09-27 Sold (Public Records) $69,000 Public Records
• 2024-09-19 Sold (MLS) $69,000 MiRealSource-MiMLS
• 2024-09-19 Sold (MLS) $69,000 REALCOMP
• 2024-07-11 Listed $69,000 MiRealSource-MiMLS
• 2024-07-11 Listed $69,000 REALCOMP
• 2023-09-27 Listing Removed — MiRealSource-MiMLS
• 2023-09-27 Listing Removed — REALCOMP
• 2023-03-22 Price Changed $75,000 MiRealSource-MiMLS
• 2023-03-22 Price Changed $75,000 REALCOMP
• 2022-10-04 Listed $80,000 MiRealSource-MiMLS
• 2022-10-04 Listed $80,000 REALCOMP
• 2022-07-25 Price Changed $1,000 RENT.

Property tax history

+3.9%/yr

Latest (2025): $1,991 · +65.6% YoY. Source: county tax records.