12921 Braile St · Detroit, MI 48223

$63,000

2 bd · 1.0 ba · 701 sqft · SingleFamily public records · 244 Days on market

Built 1956 6,098 sqft lot $90/sqft · 160% above 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
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready Detroit Ranch – Perfect Starter or Investment Opportunity! Welcome to 12921 Braile, a charming 2-bedroom, 1-bath ranch offering a great combination of comfort and value. This cozy Detroit home features an inviting open floor plan, bright living room, and updated kitchen with ample cabinet space—perfect for everyday living. The spacious bedrooms provide plenty of natural light, while the clean, refreshed bathroom adds a modern touch. Enjoy the privacy of a fenced backyard, ideal for family gatherings, pets, or outdoor relaxation. The maintenance-free exterior and vinyl windows make this home easy to care for, and the large lot provides room for future expansion or gardening. Conveniently located near major freeways, schools, shopping, and local parks, this property is an excellent choice for a first-time buyer or savvy investor looking to add a solid asset to their portfolio. Don’t wait—homes at this price and condition move fast! Schedule your showing today and make 12921 Braile your next smart move.

Key facts

• Open floor plan
• Large lot
• Updated kitchen

Tags

• OPEN FLOOR PLAN
• UPDATED KITCHEN
• FENCED BACKYARD
• MAINTENANCE FREE EXTERIOR
• LARGE LOT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 10.2% 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: 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $436 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 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 1956 — 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: 1.60% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.47%
• DSCR: 1.96
• GRM: 5.2

CMA / ARV

• ARV (median comp): $24,276
• List price: $63,000
• Delta: 159.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12937 Trinity St	0.18mi	2/1.0	729 (+4%)	14mo	$15,500	$21	74
12642 Kentfield St	0.33mi	2/1.0	742 (+6%)	10mo	$40,000	$54	67
14128 Patton St	0.41mi	2/1.0	696 (-1%)	18mo	$11,500	$17	65
13540 Minock St	0.60mi	2/1.0	709 (+1%)	10mo	$24,000	$34	62
13535 Evergreen Rd	0.39mi	2/1.0	754 (+8%)	13mo	$45,700	$61	58
14336 Plainview Ave	0.74mi	2/1.0	736 (+5%)	22mo	$70,000	$95	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.1%
• Equity multiple: 1.56×
• Total profit: $9,940
• Equity at exit: $9,394

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $34,719
• Equity at exit: $5,447

Cash invested: $17,640 (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 48223

• Active inventory: 158
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,008 high
• Mortgage (P&I): −$330
• Tax from tax record: −$124 /mo · $1,490/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $316

Break-even live

Break-even rent $609

Max offer price $63,000

Occupancy floor 64%

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: $15,750
• Closing costs: $1,890
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	44d	1	0.32mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	44d	6	0.58mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	5d	4	0.73mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	0.85mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.10mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	22d	1	1.22mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	24d	1	1.22mi
20237 W Chicago Detroit, MI	1.0	1.0	650	$850	$1.31	44d	1	1.30mi
23620 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	1.42mi
23612 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	1.43mi
23600 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$995	$1.33	44d	1	1.43mi
23608 Schoolcraft Rd Detroit, MI	1.0	1.0	550	$895	$1.63	44d	1	1.43mi
23616 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	1.43mi
23604 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	1.43mi
23624 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	1.45mi
14088 Riverview St Unit 108 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.45mi
14088 Riverview St Unit 208 Detroit, MI	2.0	1.0	750	$985	$1.31	44d	1	1.45mi
14088 Riverview St Unit 207 Detroit, MI	2.0	1.0	750	$975	$1.30	44d	1	1.45mi
14090 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	1.45mi
14084 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	1.45mi
14094 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	44d	1	1.45mi
23632 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	44d	1	1.45mi
23636 Schoolcraft Rd Unit 211 Detroit, MI	1.0	1.0	750	$950	$1.27	44d	1	1.45mi
23628 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	1.45mi
23636 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$975	$1.30	44d	1	1.45mi
23636 Schoolcraft Rd Apt 212 Detroit, MI	2.0	1.0	750	$985	$1.31	44d	1	1.45mi
23636 Schoolcraft Rd Unit 111 Detroit, MI	1.0	1.0	550	$795	$1.45	44d	1	1.45mi
23636 Schoolcraft Rd Unit 210 Detroit, MI	1.0	1.0	550	$845	$1.54	24d	1	1.45mi
14108 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	1.46mi
14104 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	1.46mi
23646 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$800	$1.07	44d	1	1.47mi
14120 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	1.47mi
14116 Riverview St Detroit, MI	1.0	1.0	550	$795	$1.45	44d	1	1.47mi
14134 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	44d	1	1.47mi
14130 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	44d	1	1.47mi
14080 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	1.48mi
23654 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	44d	1	1.48mi
14100 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	44d	1	1.49mi
14076 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	44d	1	1.49mi
14138 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	44d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $63,000 Active 244 DOM
2. 2026-06-17
   days on market $63,000 Active 243 DOM
3. 2026-06-15
   days on market $63,000 Active 241 DOM
4. 2026-06-13
   days on market $63,000 Active 239 DOM
5. 2026-06-13
   days on market $63,000 Active 238 DOM
6. 2026-06-09
   days on market $63,000 Active 235 DOM
7. 2026-06-08
   days on market $63,000 Active 234 DOM
8. 2026-06-07
   days on market $63,000 Active 233 DOM
9. 2026-06-04
   days on market $63,000 Active 230 DOM
10. 2026-06-03
    days on market $63,000 Active 229 DOM
11. 2026-06-02
    price $63,000 Active 227 DOM
12. 2026-06-01
    days on market $65,000 Active 227 DOM
13. 2026-05-31
    days on market $65,000 Active 226 DOM
14. 2025-10-17
    listed $65,000 Active 1054-char remark

    Show marketing remark (1052 chars)

    Move-In Ready Detroit Ranch – Perfect Starter or Investment Opportunity! Welcome to 12921 Braile, a charming 2-bedroom, 1-bath ranch offering a great combination of comfort and value. This cozy Detroit home features an inviting open floor plan, bright living room, and updated kitchen with ample cabinet space - perfect for everyday living. The spacious bedrooms provide plenty of natural light, while the clean, refreshed bathroom adds a modern touch. Enjoy the privacy of a fenced backyard, ideal for family gatherings, pets, or outdoor relaxation. The maintenance-free exterior and vinyl windows make this home easy to care for, and the large lot provides room for future expansion or gardening. Conveniently located near major freeways, schools, shopping, and local parks, this property is an excellent choice for a first-time buyer or savvy investor looking to add a solid asset to their portfolio. Don't wait - homes at this price and condition move fast! Schedule your showing today and make 12921 Braile your next smart move.

15. 2025-10-17
    listed $65,000 Active 1052-char remark

    Show marketing remark (1052 chars)

    Move-In Ready Detroit Ranch – Perfect Starter or Investment Opportunity! Welcome to 12921 Braile, a charming 2-bedroom, 1-bath ranch offering a great combination of comfort and value. This cozy Detroit home features an inviting open floor plan, bright living room, and updated kitchen with ample cabinet space - perfect for everyday living. The spacious bedrooms provide plenty of natural light, while the clean, refreshed bathroom adds a modern touch. Enjoy the privacy of a fenced backyard, ideal for family gatherings, pets, or outdoor relaxation. The maintenance-free exterior and vinyl windows make this home easy to care for, and the large lot provides room for future expansion or gardening. Conveniently located near major freeways, schools, shopping, and local parks, this property is an excellent choice for a first-time buyer or savvy investor looking to add a solid asset to their portfolio. Don't wait - homes at this price and condition move fast! Schedule your showing today and make 12921 Braile your next smart move.

16. 2022-11-29
    historical
17. 2022-11-29
    historical
18. 2022-10-12
    price $65,000
19. 2022-10-12
    price $65,000
20. 2022-08-21
    listed $60,000 Active
21. 2022-08-21
    listed $60,000 Active

ⓘ 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: $1,490 · $124/mo
• Projected year-2 tax: $1,490 · $124/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 ≥99°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: $12,099
• − Mortgage interest: −$3,529
• − Property taxes: −$1,490
• − Insurance: −$315
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$1,833
• Taxable income: $2,996
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $3,069/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• Rent YoY: —
• 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

+8.3% since first listed

8 events — show timeline

• 2025-10-17 Listed $65,000 MiRealSource-MiMLS
• 2025-10-17 Listed $65,000 REALCOMP
• 2022-11-29 Listing Removed — MiRealSource-MiMLS
• 2022-11-29 Listing Removed — REALCOMP
• 2022-10-12 Price Changed $65,000 MiRealSource-MiMLS
• 2022-10-12 Price Changed $65,000 REALCOMP
• 2022-08-21 Listed $60,000 MiRealSource-MiMLS
• 2022-08-21 Listed $60,000 REALCOMP

Property tax history

+3.2%/yr

Latest (2025): $1,490 · -38.4% YoY. Source: county tax records.