12651 Abington Ave · Detroit, MI 48227

$87,000

3 bd · 1.0 ba · 986 sqft · SingleFamily public records · 135 Days on market

Built 1948 5,663 sqft lot $88/sqft · 15% above area Est $106k · 18% under

---

Why this score? — see what drove the B+ 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 +28.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

12651 Abington is a solid investment opportunity with a tenant in place and current rent at $1,294/month Section 8. This property offers steady rental income and long-term potential for an investor seeking a hands-off addition to their portfolio. Do not disturb tenant. Showings upon accepted offer.

Key facts

• 5,663 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (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: 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 24d on market — plan ~3-4 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 44% 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 $601 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 + 5.6% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y ago; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1948 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.55% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.45%
• DSCR: 1.64
• GRM: 5.4

CMA / ARV

• ARV (median comp): $105,889
• List price: $87,000
• Delta: -17.84%
• 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
12660 Grandmont Ave	0.09mi	3/1.0	1,019 (+3%)	1mo	$85,000	$83	89
12699 Woodmont Ave	0.13mi	3/1.0	1,054 (+7%)	1mo	$64,000	$61	81
12057 Forrer St	0.61mi	3/1.0	1,000 (+1%)	1mo	$45,000	$45	68
12124 Asbury Park	0.36mi	3/1.5	919 (-7%)	2mo	$130,000	$141	68
13538 Penrod St	0.56mi	3/1.0	1,026 (+4%)	3mo	$95,000	$93	65
13620 Saint Marys St	0.52mi	3/2.0	1,020 (+3%)	2mo	$72,000	$71	64
12203 Grandmont Ave	0.26mi	3/1.5	861 (-13%)	1mo	$95,000	$110	64
12950 Glastonbury Ave	0.70mi	3/1.0	958 (-3%)	4mo	$40,000	$42	59
11658 Ashton Ave	0.60mi	3/1.0	1,080 (+10%)	0mo	$89,000	$82	56
11375 Grandmont Ave	0.66mi	3/1.0	1,083 (+10%)	0mo	$104,000	$96	52
13523 Faust Ave	0.63mi	3/1.0	1,098 (+11%)	2mo	$55,000	$50	50
13599 Winthrop St	0.72mi	3/1.5	1,089 (+10%)	2mo	$145,000	$133	45

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: 8.4%
• Equity multiple: 1.34×
• Total profit: $8,319
• Equity at exit: $12,972

10-year hold

• IRR: 20.1%
• Equity multiple: 2.95×
• Total profit: $47,416
• Equity at exit: $7,522

Cash invested: $24,360 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$456
• Tax from tax record: −$280 /mo · $3,354/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $293

Break-even live

Break-even rent $977

Max offer price $87,000

Occupancy floor 73%

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.05mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	0.14mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	4d	1	0.46mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	4d	1	0.48mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.56mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	4d	1	0.60mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	21d	1	0.63mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.67mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.68mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.71mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.78mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.78mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	0.91mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	43d	1	0.96mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	0.97mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	0.98mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	1.02mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.02mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	1.04mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	1.05mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	1.12mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	4d	1	1.12mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	1.12mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	16d	1	1.13mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	1.16mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	1.17mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	43d	1	1.18mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	1.21mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	1.22mi
9345 Rutherford St Unit 3 Detroit, MI	2.0	1.0	850	$1,050	$1.24	24d	1	1.23mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	1.24mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	1.24mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	1.33mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	1.35mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	1.35mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	14d	1	1.36mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	4d	1	1.38mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.39mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	1.40mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.41mi

Listing history 43 events

1. 2026-06-18
   days on market $87,000 Active 135 DOM
2. 2026-06-17
   days on market $87,000 Active 134 DOM
3. 2026-06-15
   days on market $87,000 Active 132 DOM
4. 2026-06-13
   days on market $87,000 Active 130 DOM
5. 2026-06-13
   days on market $87,000 Active 129 DOM
6. 2026-06-09
   days on market $87,000 Active 126 DOM
7. 2026-06-08
   days on market $87,000 Active 125 DOM
8. 2026-06-07
   days on market $87,000 Active 124 DOM
9. 2026-06-04
   days on market $87,000 Active 121 DOM
10. 2026-06-03
    days on market $87,000 Active 120 DOM
11. 2026-06-01
    days on market $87,000 Active 118 DOM
12. 2026-05-31
    days on market $87,000 Active 117 DOM
13. 2026-02-03
    listed $95,000 Active 299-char remark

    Show marketing remark (299 chars)

    12651 Abington is a solid investment opportunity with a tenant in place and current rent at $1,294/month Section 8. This property offers steady rental income and long-term potential for an investor seeking a hands-off addition to their portfolio. Do not disturb tenant. Showings upon accepted offer.

14. 2026-02-03
    listed $95,000 Active 299-char remark

    Show marketing remark (299 chars)

    12651 Abington is a solid investment opportunity with a tenant in place and current rent at $1,294/month Section 8. This property offers steady rental income and long-term potential for an investor seeking a hands-off addition to their portfolio. Do not disturb tenant. Showings upon accepted offer.

15. 2025-12-16
    soldstatus $94,000
16. 2025-11-17
    soldstatus $94,000 Closed
17. 2025-11-17
    soldstatus $94,000 Closed
18. 2025-11-12
    status Pending
19. 2025-11-12
    status Pending
20. 2025-10-16
    historical Accepting Backup Offers
21. 2025-10-16
    historical Active Under Contract
22. 2025-09-25
    listed $99,000 Active
23. 2025-09-25
    listed $99,000 Active
24. 2025-08-21
    soldstatus $70,000
25. 2023-08-29
    soldstatus $78,900
26. 2015-09-29
    soldstatus $19,900 Sold
27. 2015-09-29
    soldstatus $19,900
28. 2015-09-01
    historical
29. 2015-08-31
    historical
30. 2015-08-10
    listed $19,900 Active
31. 2015-08-04
    listed $19,900
32. 2015-06-01
    historical
33. 2015-05-12
    historical
34. 2015-05-12
    price $29,900
35. 2015-04-01
    price $23,900
36. 2015-02-01
    listed $26,900 Active
37. 2015-02-01
    listed $29,900
38. 2006-06-30
    soldstatus $60,000
39. 2006-05-26
    soldstatus $60,000
40. 2006-05-26
    soldstatus $60,000
41. 2006-05-03
    historical
42. 2006-03-09
    listed $69,900
43. 2006-03-07
    listed $69,900

ⓘ 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: $3,354 · $280/mo
• Projected year-2 tax: $3,354 · $280/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: $16,183
• − Mortgage interest: −$4,873
• − Property taxes: −$3,354
• − Insurance: −$435
• − Repairs & maintenance: −$1,295
• − Management: −$1,295
• − Depreciation: −$2,531
• Taxable income: $2,400
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $2,945/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

+35.9% since first listed

31 events — show timeline

• 2026-02-03 Listed $95,000 REALCOMP
• 2026-02-03 Listed $95,000 MiRealSource-MiMLS
• 2025-12-16 Sold (Public Records) $94,000 Public Records
• 2025-11-17 Sold (MLS) $94,000 MiRealSource-MiMLS
• 2025-11-17 Sold (MLS) $94,000 REALCOMP
• 2025-11-12 Pending — MiRealSource-MiMLS
• 2025-11-12 Pending — REALCOMP
• 2025-10-16 Contingent — MiRealSource-MiMLS
• 2025-10-16 Contingent — REALCOMP
• 2025-09-25 Listed $99,000 REALCOMP
• 2025-09-25 Listed $99,000 MiRealSource-MiMLS
• 2025-08-21 Sold (Public Records) $70,000 Public Records
• 2023-08-29 Sold (Public Records) $78,900 Public Records
• 2015-09-29 Sold (MLS) $19,900 MiRealSource-MiMLS
• 2015-09-29 Sold (MLS) $19,900 REALCOMP
• 2015-09-01 Listing Removed — REALCOMP
• 2015-08-31 Listing Removed — MiRealSource-MiMLS
• 2015-08-10 Listed $19,900 REALCOMP
• 2015-08-04 Listed $19,900 MiRealSource-MiMLS
• 2015-06-01 Listing Removed — MiRealSource-MiMLS
• 2015-05-12 Price Changed $29,900 REALCOMP
• 2015-05-12 Listing Removed — REALCOMP
• 2015-04-01 Price Changed $23,900 REALCOMP
• 2015-02-01 Listed $26,900 REALCOMP
• 2015-02-01 Listed $29,900 MiRealSource-MiMLS
• 2006-06-30 Sold (Public Records) $60,000 Public Records
• 2006-05-26 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2006-05-26 Sold (MLS) $60,000 REALCOMP
• 2006-05-03 Listing Removed — MiRealSource-MiMLS
• 2006-03-09 Listed $69,900 MiRealSource-MiMLS
• 2006-03-07 Listed $69,900 REALCOMP

Property tax history

+6.4%/yr

Latest (2025): $3,354 · -30.2% YoY. Source: county tax records.