12328 Longview St · Detroit, MI 48213

$109,900

4 bd · 1.0 ba · 925 sqft · SingleFamily public records · 127 Days on market

Built 1926 6,098 sqft lot ↓ 6% since listing

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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

CALLING ALL INVESTORS - IMMEDIATE CASH FLOW OPPORTUNITY!!!This four bedroom, one bathroom, renovated home, has an excellent cash paying tenant at $1,500/month. Lease expires on 10/31/25. Don't miss this amazing opportunity!Home is professionally managed by Grant & Main. DO NOT DISTURB TENANT

Key facts

• 6,098 sq ft lot
• Garage
• Built 1926

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

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: 190 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $1,402/mo this rent would consume 49% of the median local household income ($34k/yr) (locally 1202% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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 $85k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1926 — 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: 1.28% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.01%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $30,525
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12561 Maiden St	0.20mi	3/1.0 (-1)	963 (+4%)	1mo	$69,690	$72	78
12623 Wade St	0.27mi	3/1.0 (-1)	948 (+2%)	22mo	$30,000	$32	60
12527 Glenfield St	0.53mi	3/1.0 (-1)	935 (+1%)	16mo	$22,000	$24	56
8801 E Outer Dr	0.35mi	3/1.5 (-1)	1,047 (+13%)	1mo	$40,000	$38	54
13311 Hampshire St	0.61mi	5/2.0 (+1)	892 (-4%)	3mo	$170,000	$191	54
12534 Evanston St	0.40mi	3/1.0 (-1)	960 (+4%)	21mo	$65,000	$68	52
14227 Elmdale St	0.68mi	3/1.0 (-1)	880 (-5%)	13mo	$27,000	$31	44
11151 Rosemary St	0.74mi	3/1.0 (-1)	1,000 (+8%)	10mo	$29,900	$30	39
13150 Hampshire St	0.60mi	3/1.0 (-1)	1,014 (+10%)	19mo	$16,500	$16	35
12786 Rosemary St	0.45mi	3/2.0 (-1)	1,038 (+12%)	19mo	$127,000	$122	34
5981 Lenox St	0.70mi	3/1.0 (-1)	1,027 (+11%)	21mo	$33,500	$33	26

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $5,081
• Equity at exit: $16,386

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $33,937
• Equity at exit: $9,502

Cash invested: $30,772 (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 48213

• Active inventory: 190
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,402 high
• Mortgage (P&I): −$576
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $359

Break-even live

Break-even rent $947

Max offer price $109,900

Occupancy floor 69%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	43d	1	0.10mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.49mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	43d	1	0.61mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	43d	1	1.23mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	1.40mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	14d	1	1.47mi

Listing history 24 events

1. 2026-05-13
   soldstatus $85,000 Closed 298-char remark

   Show marketing remark (298 chars)

   CALLING ALL INVESTORS - IMMEDIATE CASH FLOW OPPORTUNITY!!!This four bedroom, one bathroom, renovated home, has an excellent cash paying tenant at $1,500/month. Lease expires on 10/31/25. Don't miss this amazing opportunity!Home is professionally managed by Grant & Main. DO NOT DISTURB TENANT

2. 2026-05-13
   soldstatus $85,000 Sold

   Show marketing remark (298 chars)

   CALLING ALL INVESTORS - IMMEDIATE CASH FLOW OPPORTUNITY!!!This four bedroom, one bathroom, renovated home, has an excellent cash paying tenant at $1,500/month. Lease expires on 10/31/25. Don't miss this amazing opportunity!Home is professionally managed by Grant & Main. DO NOT DISTURB TENANT

3. 2026-05-13
   soldstatus $85,000 Closed 298-char remark

   Show marketing remark (298 chars)

   CALLING ALL INVESTORS - IMMEDIATE CASH FLOW OPPORTUNITY!!!This four bedroom, one bathroom, renovated home, has an excellent cash paying tenant at $1,500/month. Lease expires on 10/31/25. Don't miss this amazing opportunity!Home is professionally managed by Grant & Main. DO NOT DISTURB TENANT

4. 2025-12-10
   status Pending 298-char remark

   Show marketing remark (298 chars)

   CALLING ALL INVESTORS - IMMEDIATE CASH FLOW OPPORTUNITY!!!This four bedroom, one bathroom, renovated home, has an excellent cash paying tenant at $1,500/month. Lease expires on 10/31/25. Don't miss this amazing opportunity!Home is professionally managed by Grant & Main. DO NOT DISTURB TENANT

5. 2025-12-10
   status Pending 298-char remark

   Show marketing remark (298 chars)

   CALLING ALL INVESTORS - IMMEDIATE CASH FLOW OPPORTUNITY!!!This four bedroom, one bathroom, renovated home, has an excellent cash paying tenant at $1,500/month. Lease expires on 10/31/25. Don't miss this amazing opportunity!Home is professionally managed by Grant & Main. DO NOT DISTURB TENANT

6. 2025-12-10
   status Pending

   Show marketing remark (298 chars)

   CALLING ALL INVESTORS - IMMEDIATE CASH FLOW OPPORTUNITY!!!This four bedroom, one bathroom, renovated home, has an excellent cash paying tenant at $1,500/month. Lease expires on 10/31/25. Don't miss this amazing opportunity!Home is professionally managed by Grant & Main. DO NOT DISTURB TENANT

7. 2025-08-05
   listed $109,900 Active 298-char remark

   Show marketing remark (298 chars)

   CALLING ALL INVESTORS - IMMEDIATE CASH FLOW OPPORTUNITY!!!This four bedroom, one bathroom, renovated home, has an excellent cash paying tenant at $1,500/month. Lease expires on 10/31/25. Don't miss this amazing opportunity!Home is professionally managed by Grant & Main. DO NOT DISTURB TENANT

8. 2025-08-05
   listed $109,900 Active

   Show marketing remark (298 chars)

   CALLING ALL INVESTORS - IMMEDIATE CASH FLOW OPPORTUNITY!!!This four bedroom, one bathroom, renovated home, has an excellent cash paying tenant at $1,500/month. Lease expires on 10/31/25. Don't miss this amazing opportunity!Home is professionally managed by Grant & Main. DO NOT DISTURB TENANT

9. 2025-08-05
   listed $109,900 Active 298-char remark

   Show marketing remark (298 chars)

   CALLING ALL INVESTORS - IMMEDIATE CASH FLOW OPPORTUNITY!!!This four bedroom, one bathroom, renovated home, has an excellent cash paying tenant at $1,500/month. Lease expires on 10/31/25. Don't miss this amazing opportunity!Home is professionally managed by Grant & Main. DO NOT DISTURB TENANT

10. 2024-10-10
    historical $1,500
11. 2024-09-10
    listed $1,500
12. 2024-09-05
    historical $1,500
13. 2024-08-31
    listed $1,500
14. 2024-08-20
    soldstatus $52,000
15. 2024-08-12
    soldstatus $52,000 Sold
16. 2024-08-12
    soldstatus $52,000 Closed
17. 2024-07-09
    status Pending
18. 2024-07-09
    status Pending
19. 2024-05-31
    price $65,000
20. 2024-05-30
    price $65,000
21. 2024-05-04
    listed $90,000 Active
22. 2024-05-04
    listed $90,000 Active
23. 2024-05-02
    historical $90,000
24. 2024-05-02
    historical $90,000

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $1,603 · $134/mo
• Expected delta: +$89/yr (+$7/mo · 5.9%)

ⓘ 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 · 14 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: $16,822
• − Mortgage interest: −$6,156
• − Property taxes: −$1,514
• − Insurance: −$550
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$3,197
• Taxable income: $2,714
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $3,659/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

-5.6% since first listed

24 events — show timeline

• 2026-05-13 Sold (MLS) $85,000 MiRealSource-MiMLS
• 2026-05-13 Sold (MLS) $85,000 SW Michigan MLS
• 2026-05-13 Sold (MLS) $85,000 REALCOMP
• 2025-12-10 Pending — MiRealSource-MiMLS
• 2025-12-10 Pending — REALCOMP
• 2025-12-10 Pending — SW Michigan MLS
• 2025-08-05 Listed $109,900 REALCOMP
• 2025-08-05 Listed $109,900 MiRealSource-MiMLS
• 2025-08-05 Listed $109,900 SW Michigan MLS
• 2024-10-10 Rental Removed $1,500 APPFOLIO
• 2024-09-10 Listed for Rent $1,500 APPFOLIO
• 2024-09-05 Rental Removed $1,500 APPFOLIO
• 2024-08-31 Listed for Rent $1,500 APPFOLIO
• 2024-08-20 Sold (Public Records) $52,000 Public Records
• 2024-08-12 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2024-08-12 Sold (MLS) $52,000 REALCOMP
• 2024-07-09 Pending — MiRealSource-MiMLS
• 2024-07-09 Pending — REALCOMP
• 2024-05-31 Price Changed $65,000 MiRealSource-MiMLS
• 2024-05-30 Price Changed $65,000 REALCOMP
• 2024-05-04 Listed $90,000 MiRealSource-MiMLS
• 2024-05-04 Listed $90,000 REALCOMP
• 2024-05-02 Coming Soon $90,000 MiRealSource-MiMLS
• 2024-05-02 Coming Soon $90,000 REALCOMP

Property tax history

+4.4%/yr

Latest (2025): $1,514 · +78.7% YoY. Source: county tax records.