12136 Duchess St · Detroit, MI 48224

$75,000

3 bd · 1.0 ba · 1,049 sqft · SingleFamily public records · 61 Days on market

Built 1948 4,356 sqft lot Est $68k · 10% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• ARV discount +3.0/15.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming brick home nestled in the vibrant heart of Detroit! Lovingly maintained and full of potential, this spacious residence offers three large bedrooms, primary is 18 X 23 a full basement for extra living or storage space, . Step outside and enjoy a generously sized backyard - perfect for gatherings, gardening, or just relaxing after a long day. Ideally located near everything you need, including schools, major freeways, restaurants, shopping, and places of worship, this home combines comfort with convenience. All information is approximate and should be verified by interested parties. Questions? We're happy to help. Showings must be accompanied by a licensed real estate professional.

Key facts

• Full basement
• Brick home
• 4,356 sq ft lot

Tags

• BRICK HOME
• FULL BASEMENT
• GENEROUSLY SIZED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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 flat; 484 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 36% of the median local income ($45k/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 $519 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 + 0.7% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 13y 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 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1948 — 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: 1.79% ✓
• Cap rate: 14.20%
• Cash-on-cash: 28.24%
• DSCR: 2.26
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $68,185
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12056 Duchess St	0.06mi	3/1.0	950 (-9%)	3mo	$30,000	$32	79
12519 Riad St	0.26mi	3/1.0	1,135 (+8%)	0mo	$100,000	$88	74
12893 Payton St	0.48mi	3/1.0	1,020 (-3%)	1mo	$75,000	$74	72
11545 Roxbury St	0.44mi	3/1.0	1,003 (-4%)	1mo	$65,000	$65	72
12660 Duchess St	0.42mi	3/1.0	974 (-7%)	2mo	$55,000	$56	67
10904 N Mogul St	0.73mi	3/1.0	1,045 (-0%)	0mo	$113,000	$108	65
10830 Mckinney St	0.74mi	3/1.0	1,066 (+2%)	1mo	$40,199	$38	62
11960 Rossiter St	0.45mi	3/1.0	1,164 (+11%)	2mo	$84,000	$72	59
19100 Kingsville St	0.69mi	3/1.0	972 (-7%)	2mo	$110,000	$113	54
10696 Stratman St	0.74mi	3/1.5	1,000 (-5%)	3mo	$53,000	$53	54
15256 Fordham St	0.74mi	3/1.5	1,099 (+5%)	3mo	$60,000	$55	53
15260 Faircrest St	0.63mi	2/1.0 (-1)	942 (-10%)	1mo	$35,000	$37	48

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 1.78×
• Total profit: $16,371
• Equity at exit: $11,183

10-year hold

• IRR: 26.4%
• Equity multiple: 3.06×
• Total profit: $43,219
• Equity at exit: $6,485

Cash invested: $21,000 (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 48224

• Rents YoY: 0.7%
• Active inventory: 484
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$393
• Tax from tax record: −$143 /mo · $1,722/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $494

Break-even live

Break-even rent $719

Max offer price $75,000

Occupancy floor 58%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	0.16mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	0.21mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	0.31mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	0.33mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	11d	1	0.37mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	0.37mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	0.39mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	0.40mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	12d	1	0.43mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	14d	1	0.52mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	43d	1	0.52mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	0.55mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.58mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	10d	1	0.61mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	0.63mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	2d	1	0.68mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	0.68mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	17d	1	0.68mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	17d	1	0.68mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	0.71mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	12d	1	0.72mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.73mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	0.74mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	0.77mi
19435 McCormick St Detroit, MI	3.0	2.0	1148	$1,300	$1.13	17d	1	0.77mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	0.77mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.78mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	14d	1	0.78mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	0.78mi
19639 Moross Rd Unit 1 Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.79mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.79mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	0.80mi
19442 Kingsville St Harper Woods, MI	3.0	1.0	1000	$1,500	$1.50	17d	1	0.80mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	0.85mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	43d	1	0.88mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	0.88mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	4d	1	0.93mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	0.94mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	0.94mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	0.94mi

Listing history 45 events

1. 2025-10-13
   soldstatus $70,000
2. 2025-09-29
   status Pending 713-char remark

   Show marketing remark (713 chars)

   Welcome to this charming brick home nestled in the vibrant heart of Detroit! Lovingly maintained and full of potential, this spacious residence offers three large bedrooms, primary is 18 X 23 a full basement for extra living or storage space, . Step outside and enjoy a generously sized backyard - perfect for gatherings, gardening, or just relaxing after a long day. Ideally located near everything you need, including schools, major freeways, restaurants, shopping, and places of worship, this home combines comfort with convenience. All information is approximate and should be verified by interested parties. Questions? We're happy to help. Showings must be accompanied by a licensed real estate professional.

3. 2025-09-29
   status Pending

   Show marketing remark (713 chars)

   Welcome to this charming brick home nestled in the vibrant heart of Detroit! Lovingly maintained and full of potential, this spacious residence offers three large bedrooms, primary is 18 X 23 a full basement for extra living or storage space, . Step outside and enjoy a generously sized backyard - perfect for gatherings, gardening, or just relaxing after a long day. Ideally located near everything you need, including schools, major freeways, restaurants, shopping, and places of worship, this home combines comfort with convenience. All information is approximate and should be verified by interested parties. Questions? We're happy to help. Showings must be accompanied by a licensed real estate professional.

4. 2025-07-30
   listed $75,000 Active

   Show marketing remark (713 chars)

   Welcome to this charming brick home nestled in the vibrant heart of Detroit! Lovingly maintained and full of potential, this spacious residence offers three large bedrooms, primary is 18 X 23 a full basement for extra living or storage space, . Step outside and enjoy a generously sized backyard - perfect for gatherings, gardening, or just relaxing after a long day. Ideally located near everything you need, including schools, major freeways, restaurants, shopping, and places of worship, this home combines comfort with convenience. All information is approximate and should be verified by interested parties. Questions? We're happy to help. Showings must be accompanied by a licensed real estate professional.

5. 2025-07-30
   listed $75,000 Active 713-char remark

   Show marketing remark (713 chars)

   Welcome to this charming brick home nestled in the vibrant heart of Detroit! Lovingly maintained and full of potential, this spacious residence offers three large bedrooms, primary is 18 X 23 a full basement for extra living or storage space, . Step outside and enjoy a generously sized backyard - perfect for gatherings, gardening, or just relaxing after a long day. Ideally located near everything you need, including schools, major freeways, restaurants, shopping, and places of worship, this home combines comfort with convenience. All information is approximate and should be verified by interested parties. Questions? We're happy to help. Showings must be accompanied by a licensed real estate professional.

6. 2025-03-16
   historical
7. 2025-03-15
   historical
8. 2025-01-30
   status Active
9. 2025-01-30
   status Active
10. 2024-12-20
    historical Active Under Contract
11. 2024-12-17
    status Active
12. 2024-11-01
    historical Accepting Backup Offers
13. 2024-11-01
    historical Accepting Backup Offers
14. 2024-10-25
    listed $68,000 Active
15. 2024-10-25
    listed $68,000 Active
16. 2020-02-04
    soldstatus $65,000
17. 2018-03-29
    soldstatus $49,500
18. 2017-06-02
    historical
19. 2017-05-25
    status Pending
20. 2017-05-25
    status Pending
21. 2017-05-25
    status Pending
22. 2017-05-25
    historical
23. 2017-05-25
    historical
24. 2017-05-25
    historical
25. 2017-04-22
    status Active
26. 2017-04-22
    status Active
27. 2017-04-22
    status Back on Market
28. 2017-03-09
    status Pending
29. 2017-03-09
    status Pending
30. 2017-03-09
    status Pending
31. 2017-02-14
    status Active
32. 2017-02-02
    historical
33. 2017-02-02
    listed $24,900 Active
34. 2017-02-01
    listed $24,900 Active
35. 2017-02-01
    listed $24,900 Active
36. 2017-02-01
    listed $24,900
37. 2014-09-25
    soldstatus $8,000
38. 2014-09-25
    soldstatus $8,000
39. 2014-07-18
    historical
40. 2014-03-28
    listed $15,000
41. 2014-03-28
    listed $15,000
42. 2013-11-26
    historical
43. 2013-11-26
    historical
44. 2013-09-26
    listed $18,000
45. 2013-09-26
    listed $18,000

ⓘ 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: $1,722 · $143/mo
• Projected year-2 tax: $1,722 · $143/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 ≥95°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: $16,135
• − Mortgage interest: −$4,201
• − Property taxes: −$1,722
• − Insurance: −$375
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,182
• Taxable income: $5,074
• Est. tax owed @ 24.0%: −$1,218
• After-tax cash flow: $4,713/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): 39,668
• Household income: $44,856
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 2515.0

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 (88%)
• Race & ethnicity: Black 88% White 8% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Iranian 1% Romanian 1% Lithuanian 1%
• Foreign-born: 1%
• 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: ▼ -226.38%
• Current HPI: 161.886
• Rent YoY: ▲ 0.73%
• 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

+288.9% since first listed

45 events — show timeline

• 2025-10-13 Sold (Public Records) $70,000 Public Records
• 2025-09-29 Pending — MiRealSource-MiMLS
• 2025-09-29 Pending — REALCOMP
• 2025-07-30 Listed $75,000 REALCOMP
• 2025-07-30 Listed $75,000 MiRealSource-MiMLS
• 2025-03-16 Listing Removed — REALCOMP
• 2025-03-15 Listing Removed — MiRealSource-MiMLS
• 2025-01-30 Relisted — MiRealSource-MiMLS
• 2025-01-30 Relisted — REALCOMP
• 2024-12-20 Contingent — REALCOMP
• 2024-12-17 Relisted — REALCOMP
• 2024-11-01 Contingent — REALCOMP
• 2024-11-01 Contingent — MiRealSource-MiMLS
• 2024-10-25 Listed $68,000 MiRealSource-MiMLS
• 2024-10-25 Listed $68,000 REALCOMP
• 2020-02-04 Sold (Public Records) $65,000 Public Records
• 2018-03-29 Sold (Public Records) $49,500 Public Records
• 2017-06-02 Listing Removed — REALCOMP
• 2017-05-25 Pending — MiRealSource-MiMLS
• 2017-05-25 Pending — MiRealSource-MiMLS
• 2017-05-25 Pending — REALCOMP
• 2017-05-25 Listing Removed — REALCOMP
• 2017-05-25 Listing Removed — MiRealSource-MiMLS
• 2017-05-25 Listing Removed — MiRealSource-MiMLS
• 2017-04-22 Relisted — MiRealSource-MiMLS
• 2017-04-22 Relisted — REALCOMP
• 2017-04-22 Relisted — MiRealSource-MiMLS
• 2017-03-09 Pending — MiRealSource-MiMLS
• 2017-03-09 Pending — MiRealSource-MiMLS
• 2017-03-09 Pending — REALCOMP
• 2017-02-14 Relisted — REALCOMP
• 2017-02-02 Listing Removed — REALCOMP
• 2017-02-02 Listed $24,900 MiRealSource-MiMLS
• 2017-02-01 Listed $24,900 MiRealSource-MiMLS
• 2017-02-01 Listed $24,900 REALCOMP
• 2017-02-01 Listed $24,900 REALCOMP
• 2014-09-25 Sold (MLS) $8,000 REALCOMP
• 2014-09-25 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2014-07-18 Listing Removed — MiRealSource-MiMLS
• 2014-03-28 Listed $15,000 REALCOMP
• 2014-03-28 Listed $15,000 MiRealSource-MiMLS
• 2013-11-26 Listing Removed — REALCOMP
• 2013-11-26 Listing Removed — MiRealSource-MiMLS
• 2013-09-26 Listed $18,000 REALCOMP
• 2013-09-26 Listed $18,000 MiRealSource-MiMLS

Property tax history

+2.6%/yr

Latest (2025): $1,722 · -37.6% YoY. Source: county tax records.