12783 Littlefield St · Detroit, MI 48227

$12,500

3 bd · 1.0 ba · 1,487 sqft · SingleFamily public records · 98 Days on market

Built 1936 3,920 sqft lot $8/sqft · 79% below area

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

12783 & 12791 Littlefield St - Bundled Sale | Great investment opportunity. DLBA-owned brick beauty needs some TLC& is being sold together with adjacent vacant parcel -12791 Littlefield. Ideal for an investor/developer. Subject to approval by the Detroit Land Bank Authority (DLBA) and execution of a DLBA Renovation/Development Agreement. Purchaser must submit a complete proposal to DLBA, including intended use and renovation timeline, proof of funds, scope of work with cost breakdown, and documentation of prior renovation projects (addresses & photos). The DLBA recommends reviewing all applicable Neighborhood Framework Plans through the City of Detroit Planning and Development Department for additional neighborhood context. DLBA retains the right to tax recapture for five (5) years following transfer of ownership. This may be incompatible with certain tax abatements or lot combination. Waiver requests will be reviewed on a case-by-case basis and may require payment in lieu of taxes.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1936

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Recommended offer: $11k (9.0% below list) — sets the bar for market timing.
• Cap rate 96.9% 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 at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 43% of the median local income ($37k/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 $86 of loan paydown is wiped out by about $375 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($11k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $11,375 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 10.43% ✓
• Cap rate: 96.89%
• Cash-on-cash: 323.55%
• DSCR: 15.40
• GRM: 0.8

CMA / ARV

• ARV (median comp): $59,852
• List price: $12,500
• Delta: -79.12%
• 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
13176 Manor St	0.46mi	3/1.5	1,478 (-1%)	2mo	$60,500	$41	74
12667 Sorrento St	0.21mi	3/1.0	1,309 (-12%)	0mo	$65,000	$50	70
12738 Manor	0.45mi	3/1.0	1,348 (-9%)	8mo	$20,000	$15	57
14265 Appoline St	0.72mi	3/2.0	1,384 (-7%)	0mo	$76,000	$55	50
12027 Manor St	0.65mi	3/1.0	1,340 (-10%)	3mo	$86,750	$65	50
13731 Wadsworth St	0.58mi	3/1.0	1,345 (-10%)	9mo	$45,000	$33	50
12645 Pinehurst St	0.55mi	3/2.0	1,608 (+8%)	10mo	$140,000	$87	49
14009 Monte Vista St	0.67mi	3/1.0	1,392 (-6%)	12mo	$81,500	$59	48
12706 Pinehurst St	0.57mi	4/1.5 (+1)	1,365 (-8%)	9mo	$37,000	$27	45
12762 Monte Vista St	0.51mi	3/1.5	1,309 (-12%)	12mo	$95,700	$73	45
12266 Appoline St	0.46mi	3/2.0	1,314 (-12%)	13mo	$113,000	$86	44
12795 Hubbell St	0.64mi	3/1.0	1,326 (-11%)	11mo	$30,000	$23	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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 18.60×
• Total profit: $61,584
• Equity at exit: $1,864

10-year hold

• IRR: —
• Equity multiple: 42.77×
• Total profit: $146,184
• Equity at exit: $1,081

Cash invested: $3,500 (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: 0.8×

Monthly cashflow live

• Estimated rent: $1,304 high
• Mortgage (P&I): −$66
• Tax est. 1.5%: −$16 /mo · $188/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $944

Break-even live

Break-even rent $109

Max offer price $12,500

Occupancy floor 23%

Sensitivity live

Price	-10% $952	-5% $948	+0% $944	+5% $939	+10% $935
Rent	-10% $841	-5% $892	+0% $944	+5% $995	+10% $1,047
Rate	-1.0pp $950	-0.5pp $947	base $944	+0.5pp $940	+1.0pp $937

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: $3,125
• Closing costs: $375
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	5d	1	0.56mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	0.63mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.65mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	0.65mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	0.67mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	0.72mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	0.73mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	0.74mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	0.78mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	0.89mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	0.91mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	0.93mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	44d	1	0.93mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.99mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	0.99mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	1.00mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.00mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	1.00mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	44d	1	1.01mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	1.01mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	1.05mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	1.06mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	1.07mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	1.08mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.08mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	1.11mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.14mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	21d	1	1.17mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	44d	1	1.19mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	1.20mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	1.24mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.24mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	1.26mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	1.26mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	1.26mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	44d	1	1.27mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.27mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	1.28mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	44d	1	1.28mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	44d	1	1.29mi

Listing history 15 events

1. 2026-06-18
   days on market $12,500 Active 98 DOM
2. 2026-06-17
   days on market $12,500 Active 97 DOM
3. 2026-06-15
   days on market $12,500 Active 95 DOM
4. 2026-06-13
   days on market $12,500 Active 93 DOM
5. 2026-06-13
   days on market $12,500 Active 92 DOM
6. 2026-06-09
   days on market $12,500 Active 89 DOM
7. 2026-06-08
   days on market $12,500 Active 88 DOM
8. 2026-06-07
   days on market $12,500 Active 87 DOM
9. 2026-06-04
   days on market $12,500 Active 84 DOM
10. 2026-06-03
    days on market $12,500 Active 83 DOM
11. 2026-06-01
    days on market $12,500 Active 81 DOM
12. 2026-05-31
    days on market $12,500 Active 80 DOM
13. 2026-03-12
    listed $12,500 Active 1013-char remark

    Show marketing remark (1017 chars)

    12783 & 12791 Littlefield St - Bundled Sale \ Great investment opportunity. DLBA-owned brick beauty needs some TLC & is being sold together with adjacent vacant parcel -12791 Littlefield. Ideal for an investor/developer. Subject to approval by the Detroit Land Bank Authority (DLBA) and execution of a DLBA Renovation/Development Agreement. Purchaser must submit a complete proposal to DLBA, including intended use and renovation timeline, proof of funds, scope of work with cost breakdown, and documentation of prior renovation projects (addresses & photos). The DLBA recommends reviewing all applicable Neighborhood Framework Plans through the City of Detroit Planning and Development Department for additional neighborhood context. DLBA retains the right to tax recapture for five (5) years following transfer of ownership. This may be incompatible with certain tax abatements or lot combination. Waiver requests will be reviewed on a case-by-case basis and may require payment in lieu of taxes.

14. 2026-03-12
    listed $12,500 Active 1017-char remark

    Show marketing remark (1017 chars)

    12783 & 12791 Littlefield St - Bundled Sale \ Great investment opportunity. DLBA-owned brick beauty needs some TLC & is being sold together with adjacent vacant parcel -12791 Littlefield. Ideal for an investor/developer. Subject to approval by the Detroit Land Bank Authority (DLBA) and execution of a DLBA Renovation/Development Agreement. Purchaser must submit a complete proposal to DLBA, including intended use and renovation timeline, proof of funds, scope of work with cost breakdown, and documentation of prior renovation projects (addresses & photos). The DLBA recommends reviewing all applicable Neighborhood Framework Plans through the City of Detroit Planning and Development Department for additional neighborhood context. DLBA retains the right to tax recapture for five (5) years following transfer of ownership. This may be incompatible with certain tax abatements or lot combination. Waiver requests will be reviewed on a case-by-case basis and may require payment in lieu of taxes.

15. 2026-03-12
    listed $12,500 Active

    Show marketing remark (1017 chars)

    12783 & 12791 Littlefield St - Bundled Sale \ Great investment opportunity. DLBA-owned brick beauty needs some TLC & is being sold together with adjacent vacant parcel -12791 Littlefield. Ideal for an investor/developer. Subject to approval by the Detroit Land Bank Authority (DLBA) and execution of a DLBA Renovation/Development Agreement. Purchaser must submit a complete proposal to DLBA, including intended use and renovation timeline, proof of funds, scope of work with cost breakdown, and documentation of prior renovation projects (addresses & photos). The DLBA recommends reviewing all applicable Neighborhood Framework Plans through the City of Detroit Planning and Development Department for additional neighborhood context. DLBA retains the right to tax recapture for five (5) years following transfer of ownership. This may be incompatible with certain tax abatements or lot combination. Waiver requests will be reviewed on a case-by-case basis and may require payment in lieu of taxes.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $15,647
• − Mortgage interest: −$700
• − Property taxes: −$188
• − Insurance: −$62
• − Repairs & maintenance: −$1,252
• − Management: −$1,252
• − Depreciation: −$364
• Taxable income: $11,829
• Est. tax owed @ 24.0%: −$2,839
• After-tax cash flow: $8,485/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

+0.0% since first listed

3 events — show timeline

• 2026-03-12 Listed $12,500 MiRealSource-MiMLS
• 2026-03-12 Listed $12,500 REALCOMP
• 2026-03-12 Listed $12,500 SW Michigan MLS

Property tax history

+4.1%/yr

Latest (2025): $1,815 · +0.0% YoY. Source: county tax records.