12984 Callender St · Southgate, MI 48195

$189,000

3 bd · 1.0 ba · 868 sqft · SingleFamily public records · 12 Days on market

Built 1952 4,792 sqft lot Est $156k · 21% over

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Why this score? — see what drove the F 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 +13.1/30.0
• Livability +4.2/5.0
• DSCR +3.9/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Brick Bungalow in Sought After Southgate Neighborhood Don't miss this well-maintained 3 bedroom, 1 bath brick bungalow nestled in a quiet, established Southgate neighborhood. Solid construction meets thoughtful updates this home has been carefully maintained and is move in ready. The kitchen features a newer floor that flows seamlessly into the basement level, and comes equipped with recently updated appliances. Fresh paint throughout many of the rooms adds a clean, welcoming feel from the moment you walk in. Stay comfortable year round with a newer furnace, hot water tank, and recently installed central air. Wallside windows provide energy efficiency and great curb appeal, while a recently updated electrical panel and replaced front and garage doors round out the long list of improvements. Out back, newly installed wooden stairs lead to a spacious backyard perfect for entertaining or relaxing. The drywalled garage truly sets this home apart featuring a built in workbench and wood burning stove, it's an ideal space for hobbyists and DIY enthusiasts alike. A dedicated workshop in the basement adds even more room to create and explore. Owned and lovingly cared for by the same family for over 60 years, this home carries pride of ownership that shows in every detail. A solid, well maintained home in a great location and homes like this don't stay on the market long. Schedule your showing today. HIGHEST AND BEST DUE APRIL 22ND BY 8PM.

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1952

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps; Brick exterior
• Construction: Brick construction
• Exterior features: Paved road access; Lot approximately 0.11 acres (40 x 115)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-7 ($-85/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (17.5% below list).
• Recommended offer: $156k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 85/100 on livability (#29 in MI, #582 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D-.
• Southgate Community School District (suburban): math 21% / reading 36% proficiency, ranked #379 of 540 in MI (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Grogan Elementary School (math 22% / reading 22%, grade F, #1,035 of 1,397 statewide, top 77%, 320 students, 52% FRL); Davidson Middle School (math 23% / reading 36%, grade F, #343 of 493 statewide, top 72%, 631 students, 52% FRL); Southgate Anderson High School (math 22% / reading 62%, grade F, #264 of 713 statewide, top 41%, 990 students, 45% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 117 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,942 (17.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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 D 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. 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?
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: 0.83% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $156,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12824 Ward St	0.15mi	2/1.0 (-1)	861 (-1%)	0mo	$175,000	$203	86
1018 23rd St	0.55mi	3/1.0	870 (+0%)	3mo	$158,000	$182	72
4123 Abbott Ave	0.65mi	3/1.0	874 (+1%)	4mo	$150,000	$172	65
4220 Burns Ave	0.59mi	3/1.0	917 (+6%)	10mo	$155,000	$169	55
12532 Pearl St	0.68mi	2/1.0 (-1)	831 (-4%)	3mo	$89,400	$108	54
1604 15th St	0.68mi	2/1.0 (-1)	832 (-4%)	5mo	$183,000	$220	52
12461 Agnes St	0.61mi	3/1.0	922 (+6%)	11mo	$183,000	$198	52
1864 15th St	0.67mi	2/1.0 (-1)	832 (-4%)	10mo	$149,900	$180	49
1444 19th St	0.51mi	2/2.0 (-1)	939 (+8%)	11mo	$179,900	$192	44
981 Harrison Blvd	0.70mi	2/1.0 (-1)	952 (+10%)	5mo	$142,500	$150	42
13199 Irene St	0.72mi	2/1.0 (-1)	772 (-11%)	8mo	$99,000	$128	36
1819 Goddard Rd	0.74mi	3/2.0	994 (+14%)	2mo	$70,000	$70	35

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 · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.44×
• Total profit: $-29,444
• Equity at exit: $28,181

10-year hold

• IRR: -5.4%
• Equity multiple: 0.63×
• Total profit: $-19,379
• Equity at exit: $16,341

Cash invested: $52,920 (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 48195

• Rents YoY: 4.0%
• Active inventory: 117
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$991
• Tax from tax record: −$169 /mo · $2,029/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-7

Break-even live

Break-even rent $1,568

Max offer price $187,756

Occupancy floor 95%

Sensitivity live

Price	-10% $100	-5% $46	+0% $-7	+5% $-61	+10% $-114
Rent	-10% $-130	-5% $-69	+0% $-7	+5% $55	+10% $116
Rate	-1.0pp $88	-0.5pp $41	base $-7	+0.5pp $-56	+1.0pp $-106

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13020 Pullman St Southgate, MI	4.0	1.0	1050	$1,550	$1.48	4d	1	0.19mi
1650 19th St Wyandotte, MI	3.0	2.0	1100	$1,899	$1.73	19d	1	0.45mi
1130 21st St Wyandotte, MI	3.0	1.0	864	$1,420	$1.64	0d	1	0.47mi
4163 Burns Ave Lincoln Park, MI	3.0	1.0	900	$1,500	$1.67	3d	1	0.63mi
1163 17th St Wyandotte, MI	3.0	1.0	1010	$1,695	$1.68	45d	1	0.65mi
1750 Saint Johns Blvd Unit 17 Lincoln Park, MI	2.0	1.0	750	$1,025	$1.37	26d	1	0.79mi
1760 Saint Johns Blvd Apt 14 Lincoln Park, MI	2.0	1.0	750	$995	$1.33	26d	1	0.81mi
750 Harrison Blvd Unit 5 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	6d	1	0.91mi
720 Harrison Blvd Unit 20 Lincoln Park, MI	2.0	1.0	800	$1,025	$1.28	4d	1	0.92mi
610 Harrison Blvd Unit 46 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	4d	1	0.94mi
610 Harrison Blvd Apt 43 Lincoln Park, MI	2.0	1.0	800	$1,050	$1.31	26d	1	0.94mi
13185 Sycamore St Southgate, MI	3.0	1.0	1080	$1,700	$1.57	26d	1	1.04mi
11400 Fordline St Allen Park, MI	1.0–2.0	1.0	880	$1,400	$1.59	0d	1	1.15mi
1569 Sycamore St Wyandotte, MI	3.0	1.0	944	$1,695	$1.80	45d	1	1.18mi
13750 Village Green Blvd Southgate, MI	1.0–2.0	1.0	862	$1,620	$1.88	0d	10	1.42mi
2700 6th St Wyandotte, MI	1.0–2.0	1.0	900	$1,095	$1.22	45d	2	1.42mi
13210 Village Park Dr Southgate, MI	2.0	1.0	630	$1,125	$1.78	0d	9	1.44mi
1343 Pagel Ave Unit 2-Upper Lincoln Park, MI	2.0	1.0	1000	$1,250	$1.25	19d	1	1.49mi

Listing history 6 events

1. 2026-05-01
   status Pending 1462-char remark

   Show marketing remark (1462 chars)

   Charming Brick Bungalow in Sought After Southgate Neighborhood Don't miss this well-maintained 3 bedroom, 1 bath brick bungalow nestled in a quiet, established Southgate neighborhood. Solid construction meets thoughtful updates this home has been carefully maintained and is move in ready. The kitchen features a newer floor that flows seamlessly into the basement level, and comes equipped with recently updated appliances. Fresh paint throughout many of the rooms adds a clean, welcoming feel from the moment you walk in. Stay comfortable year round with a newer furnace, hot water tank, and recently installed central air. Wallside windows provide energy efficiency and great curb appeal, while a recently updated electrical panel and replaced front and garage doors round out the long list of improvements. Out back, newly installed wooden stairs lead to a spacious backyard perfect for entertaining or relaxing. The drywalled garage truly sets this home apart featuring a built in workbench and wood burning stove, it's an ideal space for hobbyists and DIY enthusiasts alike. A dedicated workshop in the basement adds even more room to create and explore. Owned and lovingly cared for by the same family for over 60 years, this home carries pride of ownership that shows in every detail. A solid, well maintained home in a great location and homes like this don't stay on the market long. Schedule your showing today. HIGHEST AND BEST DUE APRIL 22ND BY 8PM.

2. 2026-05-01
   status Pending

   Show marketing remark (1462 chars)

   Charming Brick Bungalow in Sought After Southgate Neighborhood Don't miss this well-maintained 3 bedroom, 1 bath brick bungalow nestled in a quiet, established Southgate neighborhood. Solid construction meets thoughtful updates this home has been carefully maintained and is move in ready. The kitchen features a newer floor that flows seamlessly into the basement level, and comes equipped with recently updated appliances. Fresh paint throughout many of the rooms adds a clean, welcoming feel from the moment you walk in. Stay comfortable year round with a newer furnace, hot water tank, and recently installed central air. Wallside windows provide energy efficiency and great curb appeal, while a recently updated electrical panel and replaced front and garage doors round out the long list of improvements. Out back, newly installed wooden stairs lead to a spacious backyard perfect for entertaining or relaxing. The drywalled garage truly sets this home apart featuring a built in workbench and wood burning stove, it's an ideal space for hobbyists and DIY enthusiasts alike. A dedicated workshop in the basement adds even more room to create and explore. Owned and lovingly cared for by the same family for over 60 years, this home carries pride of ownership that shows in every detail. A solid, well maintained home in a great location and homes like this don't stay on the market long. Schedule your showing today. HIGHEST AND BEST DUE APRIL 22ND BY 8PM.

3. 2026-04-19
   listed $189,000 Active 1462-char remark

   Show marketing remark (1462 chars)

   Charming Brick Bungalow in Sought After Southgate Neighborhood Don't miss this well-maintained 3 bedroom, 1 bath brick bungalow nestled in a quiet, established Southgate neighborhood. Solid construction meets thoughtful updates this home has been carefully maintained and is move in ready. The kitchen features a newer floor that flows seamlessly into the basement level, and comes equipped with recently updated appliances. Fresh paint throughout many of the rooms adds a clean, welcoming feel from the moment you walk in. Stay comfortable year round with a newer furnace, hot water tank, and recently installed central air. Wallside windows provide energy efficiency and great curb appeal, while a recently updated electrical panel and replaced front and garage doors round out the long list of improvements. Out back, newly installed wooden stairs lead to a spacious backyard perfect for entertaining or relaxing. The drywalled garage truly sets this home apart featuring a built in workbench and wood burning stove, it's an ideal space for hobbyists and DIY enthusiasts alike. A dedicated workshop in the basement adds even more room to create and explore. Owned and lovingly cared for by the same family for over 60 years, this home carries pride of ownership that shows in every detail. A solid, well maintained home in a great location and homes like this don't stay on the market long. Schedule your showing today. HIGHEST AND BEST DUE APRIL 22ND BY 8PM.

4. 2026-04-19
   listed $189,000 Active

   Show marketing remark (1462 chars)

   Charming Brick Bungalow in Sought After Southgate Neighborhood Don't miss this well-maintained 3 bedroom, 1 bath brick bungalow nestled in a quiet, established Southgate neighborhood. Solid construction meets thoughtful updates this home has been carefully maintained and is move in ready. The kitchen features a newer floor that flows seamlessly into the basement level, and comes equipped with recently updated appliances. Fresh paint throughout many of the rooms adds a clean, welcoming feel from the moment you walk in. Stay comfortable year round with a newer furnace, hot water tank, and recently installed central air. Wallside windows provide energy efficiency and great curb appeal, while a recently updated electrical panel and replaced front and garage doors round out the long list of improvements. Out back, newly installed wooden stairs lead to a spacious backyard perfect for entertaining or relaxing. The drywalled garage truly sets this home apart featuring a built in workbench and wood burning stove, it's an ideal space for hobbyists and DIY enthusiasts alike. A dedicated workshop in the basement adds even more room to create and explore. Owned and lovingly cared for by the same family for over 60 years, this home carries pride of ownership that shows in every detail. A solid, well maintained home in a great location and homes like this don't stay on the market long. Schedule your showing today. HIGHEST AND BEST DUE APRIL 22ND BY 8PM.

5. 2026-04-15
   historical $189,000 1462-char remark

   Show marketing remark (1462 chars)

   Charming Brick Bungalow in Sought After Southgate Neighborhood Don't miss this well-maintained 3 bedroom, 1 bath brick bungalow nestled in a quiet, established Southgate neighborhood. Solid construction meets thoughtful updates this home has been carefully maintained and is move in ready. The kitchen features a newer floor that flows seamlessly into the basement level, and comes equipped with recently updated appliances. Fresh paint throughout many of the rooms adds a clean, welcoming feel from the moment you walk in. Stay comfortable year round with a newer furnace, hot water tank, and recently installed central air. Wallside windows provide energy efficiency and great curb appeal, while a recently updated electrical panel and replaced front and garage doors round out the long list of improvements. Out back, newly installed wooden stairs lead to a spacious backyard perfect for entertaining or relaxing. The drywalled garage truly sets this home apart featuring a built in workbench and wood burning stove, it's an ideal space for hobbyists and DIY enthusiasts alike. A dedicated workshop in the basement adds even more room to create and explore. Owned and lovingly cared for by the same family for over 60 years, this home carries pride of ownership that shows in every detail. A solid, well maintained home in a great location and homes like this don't stay on the market long. Schedule your showing today. HIGHEST AND BEST DUE APRIL 22ND BY 8PM.

6. 2026-04-15
   price $189,000

   Show marketing remark (1462 chars)

   Charming Brick Bungalow in Sought After Southgate Neighborhood Don't miss this well-maintained 3 bedroom, 1 bath brick bungalow nestled in a quiet, established Southgate neighborhood. Solid construction meets thoughtful updates this home has been carefully maintained and is move in ready. The kitchen features a newer floor that flows seamlessly into the basement level, and comes equipped with recently updated appliances. Fresh paint throughout many of the rooms adds a clean, welcoming feel from the moment you walk in. Stay comfortable year round with a newer furnace, hot water tank, and recently installed central air. Wallside windows provide energy efficiency and great curb appeal, while a recently updated electrical panel and replaced front and garage doors round out the long list of improvements. Out back, newly installed wooden stairs lead to a spacious backyard perfect for entertaining or relaxing. The drywalled garage truly sets this home apart featuring a built in workbench and wood burning stove, it's an ideal space for hobbyists and DIY enthusiasts alike. A dedicated workshop in the basement adds even more room to create and explore. Owned and lovingly cared for by the same family for over 60 years, this home carries pride of ownership that shows in every detail. A solid, well maintained home in a great location and homes like this don't stay on the market long. Schedule your showing today. HIGHEST AND BEST DUE APRIL 22ND BY 8PM.

ⓘ 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: $2,029 · $169/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$441/yr (+$37/mo · 21.7%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,713
• − Mortgage interest: −$10,587
• − Property taxes: −$2,029
• − Insurance: −$945
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$5,498
• Taxable loss: −$3,340
• Est. tax savings @ 24.0%: +$802
• After-tax cash flow: $717/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: Southgate Community School District
• NCES district ID: 2632340
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $49,234
• Composite: 24.83/100
• National rank: #7591
• State rank: #379 of 540 in MI

Livability — Southgate

• Score: 85/100
• State rank: #29
• US rank: #582

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime D- Employment B- Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southgate, MI
• County: Wayne County · 1,562,939 people
• City population: 29,366
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 29,366
• Household income: $66,118
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 727.0

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 White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Black 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 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: ▼ -187.28%
• Current HPI: 207.9776
• Rent YoY: ▲ 4.04%
• 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

6 events — show timeline

• 2026-05-01 Pending — MiRealSource-MiMLS
• 2026-05-01 Pending — REALCOMP
• 2026-04-19 Listed $189,000 MiRealSource-MiMLS
• 2026-04-19 Listed $189,000 REALCOMP
• 2026-04-15 Coming Soon $189,000 MiRealSource-MiMLS
• 2026-04-15 Price Changed $189,000 REALCOMP

Property tax history

+1.3%/yr

Latest (2025): $2,029 · -17.1% YoY. Source: county tax records.