12115 Woodmont Ave · Detroit, MI 48227

$26,950

3 bd · 1.0 ba · 693 sqft · SingleFamily public records · 39 Days on market

Built 1925 4,356 sqft lot $39/sqft · 55% 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

3 bedroom, 1 bathroom frame bungalow home on a large lot located in the Grandale neighborhood.

Key facts

• 4,356 sq ft lot
• Built 1925
• Listed 39 days

Property features AI

Finance

• Other: Listed by Realty Executives Home Towne

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One and one-half story; Entry at ground level with steps
• Construction: Aluminum siding; Slab foundation; Built area above grade: 693 (square feet)
• Exterior features: Paved road access; Lot approximately 0.1 acre (35 x 124.25)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Five total rooms; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $27k.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $27k).
• Recommended offer: $26k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.5% vs local median 10.0% 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: 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.
• Zoned schools: Henderson Academy (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 520 students, 91% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 89% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 392 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 42% 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 $186 of loan paydown is wiped out by about $808 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 14y 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 $17k; list at $27k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,141 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 4.73% ✓
• Cap rate: 39.46%
• Cash-on-cash: 118.44%
• DSCR: 6.27
• GRM: 1.8

CMA / ARV

• ARV (median comp): $59,436
• List price: $26,950
• Delta: -54.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12217 Mansfield St	0.26mi	2/1.0 (-1)	683 (-1%)	4mo	$46,000	$67	77
12257 Abington Ave	0.16mi	3/1.0	768 (+11%)	21mo	$46,350	$60	57
11694 Forrer St	0.43mi	3/1.0	768 (+11%)	6mo	$58,000	$76	57
9950 Memorial St	0.57mi	3/1.0	746 (+8%)	7mo	$5,500	$7	55
10000 Montrose St	0.67mi	2/1.0 (-1)	732 (+6%)	4mo	$25,000	$34	51
11738 Greenview Ave	0.73mi	2/1.0 (-1)	692 (-0%)	12mo	$43,000	$62	51
11330 Mansfield St	0.48mi	2/1.0 (-1)	729 (+5%)	19mo	$21,000	$29	48
9924 Montrose St	0.73mi	2/1.0 (-1)	716 (+3%)	12mo	$55,000	$77	45
10009 Archdale St	0.61mi	3/1.0	772 (+11%)	18mo	$51,000	$66	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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.17×
• Total profit: $46,541
• Equity at exit: $4,018

10-year hold

• IRR: —
• Equity multiple: 16.45×
• Total profit: $116,613
• Equity at exit: $2,330

Cash invested: $7,546 (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: 392
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$141
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $745

Break-even live

Break-even rent $331

Max offer price $26,950

Occupancy floor 37%

Sensitivity live

Price	-10% $839	-5% $830	+0% $745	+5% $737	+10% $730
Rent	-10% $644	-5% $694	+0% $745	+5% $795	+10% $845
Rate	-1.0pp $758	-0.5pp $752	base $745	+0.5pp $738	+1.0pp $731

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: $6,738
• Closing costs: $808
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	14d	1	0.67mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	7d	1	0.84mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	0d	15	0.98mi

Listing history 47 events

1. 2026-06-21
   days on market $26,950 Active 39 DOM
2. 2026-06-18
   days on market $26,950 Active 36 DOM
3. 2026-06-17
   days on market $26,950 Active 35 DOM
4. 2026-06-15
   days on market $26,950 Active 33 DOM
5. 2026-06-13
   days on market $26,950 Active 31 DOM
6. 2026-06-13
   days on market $26,950 Active 30 DOM
7. 2026-06-09
   days on market $26,950 Active 27 DOM
8. 2026-06-08
   days on market $26,950 Active 26 DOM
9. 2026-06-07
   days on market $26,950 Active 25 DOM
10. 2026-06-04
    days on market $26,950 Active 22 DOM
11. 2026-06-03
    days on market $26,950 Active 21 DOM
12. 2026-06-02
    days on market $26,950 Active 20 DOM
13. 2026-06-01
    days on market $26,950 Active 19 DOM
14. 2026-05-31
    days on market $26,950 Active 18 DOM
15. 2026-05-13
    listed $26,950 Active 94-char remark

    Show marketing remark (94 chars)

    3 bedroom, 1 bathroom frame bungalow home on a large lot located in the Grandale neighborhood.

16. 2026-05-13
    listed $26,950 Active 94-char remark

    Show marketing remark (94 chars)

    3 bedroom, 1 bathroom frame bungalow home on a large lot located in the Grandale neighborhood.

17. 2021-01-12
    soldstatus $17,000 Sold

    Show marketing remark (163 chars)

    this lovely 3 bedroom 1 bathroom would make a great family home! this home is location in the Grandale neighborhood, the school district is Detroit public schools.

18. 2021-01-12
    soldstatus $17,000 Closed

    Show marketing remark (163 chars)

    this lovely 3 bedroom 1 bathroom would make a great family home! this home is location in the Grandale neighborhood, the school district is Detroit public schools.

19. 2020-11-23
    status Pending

    Show marketing remark (163 chars)

    this lovely 3 bedroom 1 bathroom would make a great family home! this home is location in the Grandale neighborhood, the school district is Detroit public schools.

20. 2020-11-23
    status Pending

    Show marketing remark (163 chars)

    this lovely 3 bedroom 1 bathroom would make a great family home! this home is location in the Grandale neighborhood, the school district is Detroit public schools.

21. 2020-10-21
    historical Accepting Backup Offers

    Show marketing remark (163 chars)

    this lovely 3 bedroom 1 bathroom would make a great family home! this home is location in the Grandale neighborhood, the school district is Detroit public schools.

22. 2020-10-21
    historical Accepting Backup Offers

    Show marketing remark (163 chars)

    this lovely 3 bedroom 1 bathroom would make a great family home! this home is location in the Grandale neighborhood, the school district is Detroit public schools.

23. 2020-09-17
    listed $19,900 Active

    Show marketing remark (163 chars)

    this lovely 3 bedroom 1 bathroom would make a great family home! this home is location in the Grandale neighborhood, the school district is Detroit public schools.

24. 2020-09-17
    listed $19,900 Active

    Show marketing remark (163 chars)

    this lovely 3 bedroom 1 bathroom would make a great family home! this home is location in the Grandale neighborhood, the school district is Detroit public schools.

25. 2020-09-16
    historical
26. 2020-09-16
    historical
27. 2020-08-18
    price $27,900
28. 2020-08-18
    price $27,900
29. 2020-08-07
    listed $24,900 Active
30. 2020-08-07
    listed $24,900 Active
31. 2013-12-17
    soldstatus $200
32. 2013-12-17
    soldstatus $200
33. 2013-10-23
    historical
34. 2013-04-26
    listed $200
35. 2013-04-26
    listed $200
36. 2013-04-23
    historical
37. 2013-04-23
    historical
38. 2012-12-27
    listed $490
39. 2012-12-27
    listed $490
40. 2012-11-29
    historical
41. 2012-11-28
    historical
42. 2012-11-01
    listed $700
43. 2012-11-01
    listed $700
44. 2012-10-31
    historical
45. 2012-10-30
    historical
46. 2012-04-27
    listed $700
47. 2012-04-27
    listed $700

ⓘ 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: $1,310 · $109/mo
• Projected year-2 tax: $1,310 · $109/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 ≥98°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: $15,288
• − Mortgage interest: −$1,510
• − Property taxes: −$1,310
• − Insurance: −$135
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$784
• Taxable income: $9,104
• Est. tax owed @ 24.0%: −$2,185
• After-tax cash flow: $6,752/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

+8.2% since first listed

33 events — show timeline

• 2026-05-13 Listed $26,950 MiRealSource-MiMLS
• 2026-05-13 Listed $26,950 REALCOMP
• 2021-01-12 Sold (MLS) $17,000 MiRealSource-MiMLS
• 2021-01-12 Sold (MLS) $17,000 REALCOMP
• 2020-11-23 Pending — MiRealSource-MiMLS
• 2020-11-23 Pending — REALCOMP
• 2020-10-21 Contingent — MiRealSource-MiMLS
• 2020-10-21 Contingent — REALCOMP
• 2020-09-17 Listed $19,900 MiRealSource-MiMLS
• 2020-09-17 Listed $19,900 REALCOMP
• 2020-09-16 Listing Removed — REALCOMP
• 2020-09-16 Listing Removed — MiRealSource-MiMLS
• 2020-08-18 Price Changed $27,900 MiRealSource-MiMLS
• 2020-08-18 Price Changed $27,900 REALCOMP
• 2020-08-07 Listed $24,900 MiRealSource-MiMLS
• 2020-08-07 Listed $24,900 REALCOMP
• 2013-12-17 Sold (MLS) $200 MiRealSource-MiMLS
• 2013-12-17 Sold (MLS) $200 REALCOMP
• 2013-10-23 Listing Removed — MiRealSource-MiMLS
• 2013-04-26 Listed $200 MiRealSource-MiMLS
• 2013-04-26 Listed $200 REALCOMP
• 2013-04-23 Listing Removed — REALCOMP
• 2013-04-23 Listing Removed — MiRealSource-MiMLS
• 2012-12-27 Listed $490 REALCOMP
• 2012-12-27 Listed $490 MiRealSource-MiMLS
• 2012-11-29 Listing Removed — MiRealSource-MiMLS
• 2012-11-28 Listing Removed — REALCOMP
• 2012-11-01 Listed $700 REALCOMP
• 2012-11-01 Listed $700 MiRealSource-MiMLS
• 2012-10-31 Listing Removed — MiRealSource-MiMLS
• 2012-10-30 Listing Removed — REALCOMP
• 2012-04-27 Listed $700 REALCOMP
• 2012-04-27 Listed $700 MiRealSource-MiMLS

Property tax history

+14.5%/yr

Latest (2025): $1,310 · +1.7% YoY. Source: county tax records.