12083 Stahelin Ave · Detroit, MI 48228

$109,900

3 bd · 1.0 ba · 1,103 sqft · SingleFamily public records · 43 Days on market

Built 1950 4,356 sqft lot Est $76k · 44% over

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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 +23.2/30.0
• DSCR +7.4/10.0
• 1% rule +6.5/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * HOMEBUYERS & INVESTORS * * This 3 bedroom, 1 bathroom brick ranch is located in the Franklin Park neighborhood and would be perfect for either a first-time homebuyer looking for an updated & cost effective home OR for an investor looking to expand their rental portfolio with a turn-key property! With Sec 8 rents for this property as high as $1,350/month, it could be a cash-flow monster for you! Recent updates include new vinyl windows, a newer furnace and HWT, new exterior doors, updated PEX plumbing, an updated kitchen w/ ceramic floor tile & stainless steel appliances, and updated full bathroom w/ ceramic floor and shower tile, a new vanity, and a new toilet, new vinyl plank flooring throughout the rest of the house, new light fixtures, fresh paint, leveled out & repaired driveway, and so much more! Also check out the refinished and freshly painted basement, complete with new glass block windows! Located conveniently close to both the I-96 and Southfield freeways! FHA & VA WELCOME, NO SELLER FINANCING!

Key facts

• Updated pex plumbing
• Newer furnace
• Ceramic floor tile

Tags

• BRICK RANCH
• NEW VINYL WINDOWS
• NEWER FURNACE
• UPDATED PEX PLUMBING
• UPDATED KITCHEN
• CERAMIC FLOOR TILE

Property features AI

Finance

• Other: Lot approximately 0.1 acres (36 x 143)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available; Underground utilities; Water and sewer available
• Home design: Single-family residence; One story; Ground-level entry with steps; Brick construction
• Construction: Asphalt roof
• Exterior features: Paved road access; No pool

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator; Gas water heater
• Bedrooms: Total of 6 rooms (bedrooms/other rooms included)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfurnished; Unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/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: $107k (3.0% 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: 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 soft (-2.3%/yr); 367 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $1,261/mo this rent would consume 49% of the median local household income ($31k/yr) (locally 4144% 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $32k; list at $110k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1950 — 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 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?
5. 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?
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: 1.15% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $76,107
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11658 Ashton Ave	0.44mi	3/1.0	1,080 (-2%)	0mo	$89,000	$82	76
11646 Glastonbury Ave	0.20mi	3/2.0	1,189 (+8%)	4mo	$50,000	$42	70
13523 Faust Ave	0.66mi	3/1.0	1,098 (-0%)	2mo	$55,000	$50	67
10006 Auburn St	0.60mi	3/1.0	1,150 (+4%)	1mo	$63,000	$55	64
9934 Warwick St	0.53mi	3/1.0	1,018 (-8%)	2mo	$70,000	$69	61
9976 Warwick St	0.49mi	3/1.5	1,024 (-7%)	4mo	$129,900	$127	60
9608 Piedmont St	0.64mi	3/1.0	1,048 (-5%)	4mo	$74,900	$71	58
9977 Evergreen Ave	0.74mi	3/1.0	1,150 (+4%)	2mo	$86,000	$75	57
11700 Auburn St	0.42mi	3/1.5	964 (-13%)	3mo	$55,000	$57	55
13538 Penrod St	0.70mi	3/1.0	1,026 (-7%)	3mo	$95,000	$93	53
9570 Westwood St	0.71mi	3/1.0	1,188 (+8%)	1mo	$80,000	$67	53
12950 Glastonbury Ave	0.60mi	3/1.0	958 (-13%)	4mo	$40,000	$42	47

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-8,806
• Equity at exit: $16,386

10-year hold

• IRR: -3.1%
• Equity multiple: 0.82×
• Total profit: $-5,480
• 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 48228

• Rents YoY: -2.3%
• Active inventory: 367
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,261 high
• Mortgage (P&I): −$576
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $199

Break-even live

Break-even rent $1,009

Max offer price $109,900

Occupancy floor 79%

Sensitivity live

Price	-10% $261	-5% $230	+0% $199	+5% $168	+10% $136
Rent	-10% $99	-5% $149	+0% $199	+5% $248	+10% $298
Rate	-1.0pp $254	-0.5pp $227	base $199	+0.5pp $170	+1.0pp $141

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	26d	1	0.19mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	19d	1	0.27mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	19d	1	0.58mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	7d	1	0.58mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	26d	1	0.63mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	46d	1	0.65mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	20d	1	0.66mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	46d	1	0.67mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	7d	1	0.71mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,111	$1.62	0d	15	0.72mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	46d	1	0.75mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	20d	1	0.76mi
19440 W Chicago St Detroit, MI	3.0	1.5	1200	$1,225	$1.02	24d	1	0.76mi
13581 Penrod St Detroit, MI	4.0	1.0	1152	$1,200	$1.04	46d	1	0.76mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	46d	1	0.78mi
19449 W Chicago St Detroit, MI	3.0	1.5	950	$1,500	$1.58	46d	1	0.79mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	7d	1	0.88mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	13d	1	0.88mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	46d	1	0.90mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	20d	1	0.92mi
9090 Stahelin Ave Detroit, MI	2.0	1.0	787	$1,250	$1.59	46d	1	0.98mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	46d	1	0.99mi
20522 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	46d	1	1.06mi
20550 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	46d	1	1.08mi
20529 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	46d	1	1.08mi
9401 Fielding St Detroit, MI	2.0	1.0	1000	$900	$0.90	46d	1	1.08mi
20541 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	46d	1	1.09mi
20545 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	46d	1	1.09mi
20547 W Chicago Detroit, MI	2.0	1.0	1000	$900	$0.90	46d	1	1.09mi
9410 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	46d	1	1.09mi
9108 Archdale St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	7d	1	1.10mi
9404 Patton St Detroit, MI	2.0	1.0	1000	$900	$0.90	46d	1	1.10mi
20619 W Chicago Detroit, MI	2.0	1.0	950	$1,200	$1.26	46d	1	1.12mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	46d	1	1.14mi
8850 Rosemont Ave Detroit, MI	3.0	1.0	933	$1,100	$1.18	20d	1	1.19mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	46d	1	1.21mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	26d	1	1.21mi
19301 Joy Rd Apt 1 Detroit, MI	2.0	1.0	750	$1,100	$1.47	46d	1	1.23mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	7d	1	1.28mi
20921 W Chicago Detroit, MI	2.0	1.0	1000	$950	$0.95	46d	1	1.28mi

Listing history 12 events

1. 2026-06-22
   days on market $109,900 Active 43 DOM
2. 2026-06-21
   days on market $109,900 Active 42 DOM
3. 2026-06-18
   days on market $109,900 Active 39 DOM
4. 2026-06-17
   days on market $109,900 Active 38 DOM
5. 2026-06-15
   days on market $109,900 Active 36 DOM
6. 2026-06-13
   days on market $109,900 Active 34 DOM
7. 2026-06-13
   days on market $109,900 Active 33 DOM
8. 2026-06-09
   days on market $109,900 Active 30 DOM
9. 2026-06-08
   days on market $109,900 Active 29 DOM
10. 2026-06-07
    days on market $109,900 Active 28 DOM
11. 2026-06-04
    remarks 687-char remark
12. 2026-06-04
    listed $109,900 Active 25 DOM

ⓘ 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: $2,102 · $175/mo
• Projected year-2 tax: $2,102 · $175/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 ≥99°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: $15,129
• − Mortgage interest: −$6,156
• − Property taxes: −$2,102
• − Insurance: −$550
• − Repairs & maintenance: −$1,210
• − Management: −$1,210
• − Depreciation: −$3,197
• Taxable income: $703
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $2,215/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+745.4% since first listed

33 events — show timeline

• 2026-06-03 Price Changed $109,900 MiRealSource-MiMLS
• 2026-06-03 Relisted — MiRealSource-MiMLS
• 2026-06-03 Relisted — REALCOMP
• 2026-06-03 Price Changed $109,900 REALCOMP
• 2026-03-06 Listing Removed — MiRealSource-MiMLS
• 2026-02-11 Listed $99,900 REALCOMP
• 2026-02-10 Listed $99,900 MiRealSource-MiMLS
• 2023-07-31 Sold (MLS) $32,200 MiRealSource-MiMLS
• 2023-07-31 Sold (MLS) $32,200 REALCOMP
• 2023-07-14 Pending — MiRealSource-MiMLS
• 2023-07-14 Pending — REALCOMP
• 2023-07-08 Price Changed $39,900 MiRealSource-MiMLS
• 2023-07-07 Price Changed $39,900 REALCOMP
• 2023-06-24 Price Changed $44,900 MiRealSource-MiMLS
• 2023-06-23 Price Changed $44,900 REALCOMP
• 2023-05-31 Price Changed $49,900 MiRealSource-MiMLS
• 2023-05-31 Price Changed $49,900 REALCOMP
• 2023-04-20 Listed $59,900 MiRealSource-MiMLS
• 2023-04-20 Listed $59,900 REALCOMP
• 2023-03-28 Sold (MLS) $29,500 MiRealSource-MiMLS
• 2023-03-28 Sold (MLS) $29,500 REALCOMP
• 2023-03-06 Pending — MiRealSource-MiMLS
• 2023-03-06 Pending — REALCOMP
• 2023-02-16 Price Changed $59,900 MiRealSource-MiMLS
• 2023-02-15 Price Changed $59,900 REALCOMP
• 2023-02-04 Price Changed $64,000 MiRealSource-MiMLS
• 2023-02-03 Price Changed $64,000 REALCOMP
• 2022-12-20 Listed $69,000 MiRealSource-MiMLS
• 2022-12-20 Listed $69,000 REALCOMP
• 2003-03-27 Sold (Public Records) $45,000 Public Records
• 1997-04-22 Sold (Public Records) $32,750 Public Records
• 1997-04-22 Sold (Public Records) $50,000 Public Records
• 1997-01-30 Sold (Public Records) $13,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,102 · -0.1% YoY. Source: county tax records.