13166 Montville Pl · Detroit, MI 48238

$19,500

2 bd · 1.0 ba · 818 sqft · SingleFamily public records · 135 Days on market

Built 1914 3,485 sqft lot $24/sqft · 45% below area Est $36k · 45% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Owner needs this sold now!!! Discover a fantastic opportunity with this charming 2-bedroom, 1-bathroom ranch-style home. This property offers a great potential for investors or homebuyers looking for a fixer-upper. Affordable. Call for an appointment and get the best deal from the agent. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

Key facts

• 3,485 sq ft lot
• Built 1914
• Listed 135 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $628 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $20k).
• Recommended offer: $17k (12.0% below list) — sets the bar for market timing.
• Cap rate 44.9% 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: 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 (+6.1%/yr); 350 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 36% of the median local income ($33k/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 $135 of loan paydown is wiped out by about $585 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 + 6.1% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago; this cycle's ask has dropped $6k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,160 (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 1914 — 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: 5.11% ✓
• Cap rate: 44.93%
• Cash-on-cash: 137.98%
• DSCR: 7.14
• GRM: 1.6

CMA / ARV

• ARV (median comp): $35,534
• List price: $19,500
• Delta: -45.12%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2266 Pasadena St	0.29mi	2/2.0	779 (-5%)	19mo	$45,000	$58	58

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.35×
• Total profit: $40,106
• Equity at exit: $2,908

10-year hold

• IRR: —
• Equity multiple: 19.45×
• Total profit: $100,757
• Equity at exit: $1,686

Cash invested: $5,460 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 350
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $997 high
• Mortgage (P&I): −$102
• Tax from tax record: −$49 /mo · $593/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $628

Break-even live

Break-even rent $202

Max offer price $19,500

Occupancy floor 32%

Sensitivity live

Price	-10% $639	-5% $633	+0% $628	+5% $622	+10% $617
Rent	-10% $549	-5% $588	+0% $628	+5% $667	+10% $707
Rate	-1.0pp $638	-0.5pp $633	base $628	+0.5pp $623	+1.0pp $618

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: $4,875
• Closing costs: $585
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13641 La Salle Blvd Detroit, MI	1.0	1.0	800	$775	$0.97	26d	1	0.24mi
13639 La Salle Blvd Detroit, MI	1.0	1.0	800	$775	$0.97	45d	1	0.24mi
13639 La Salle Blvd Detroit, MI	2.0	1.0	800	$695	$0.87	12d	1	0.24mi
2433 Pasadena St Unit 2435 Detroit, MI	2.0	1.0	700	$1,025	$1.46	45d	1	0.30mi
2285 Cortland St Detroit, MI	2.0	1.0	900	$1,000	$1.11	18d	1	0.44mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	26d	1	0.50mi
2630 Richton St Apt 105 Detroit, MI	1.0	1.0	700	$1,250	$1.79	45d	1	0.55mi
1705 Oakman Blvd Unit 5 Detroit, MI	1.0	1.0	650	$895	$1.38	45d	1	0.55mi
1705 Oakman Blvd Unit 8 Detroit, MI	1.0	1.0	650	$950	$1.46	0d	1	0.55mi
1705 Oakman Blvd Unit 10 Detroit, MI	1.0	1.0	650	$895	$1.38	25d	1	0.55mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.56mi
1875 Ewald Cir Unit 2E Detroit, MI	1.0	1.0	725	$875	$1.21	6d	1	0.67mi
2023 Tuxedo St Detroit, MI	1.0	1.0	650	$795	$1.22	45d	1	0.67mi
2023 Tuxedo St Detroit, MI	1.0	1.0	650	$895	$1.38	6d	1	0.67mi
2023 Tuxedo St Detroit, MI	2.0	1.0	950	$1,050	$1.11	26d	1	0.67mi
3266 Pasadena St Unit 3 Detroit, MI	1.0	1.0	696	$700	$1.01	45d	1	0.74mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	6d	1	0.78mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	0.90mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	18d	1	0.93mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	18d	1	0.95mi
127 W Buena Vista St Unit 129 Highland Park, MI	2.0	1.0	800	$1,000	$1.25	45d	1	0.97mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	26d	1	1.01mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	45d	1	1.01mi
3808 Kendall St Unit 3 Detroit, MI	1.0	1.0	550	$700	$1.27	45d	1	1.02mi
2341 Ewald Cir Unit 3 Detroit, MI	1.0	1.0	600	$900	$1.50	45d	1	1.03mi
1442 Calvert Ave Apt 3 Detroit, MI	1.0	1.0	600	$1,050	$1.75	6d	1	1.07mi
1442 Calvert Ave Unit 9 Detroit, MI	1.0	1.0	600	$995	$1.66	45d	1	1.07mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	45d	1	1.08mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,750	$1.59	45d	1	1.11mi
1427 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,850	$1.68	26d	1	1.11mi
2690 W Boston Blvd Detroit, MI	1.0	1.0	616	$989	$1.61	0d	7	1.12mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	14d	1	1.14mi
1415 Glynn Ct Detroit, MI	1.0	1.0	487	$1,095	$2.25	0d	3	1.17mi
27 Pasadena St Highland Park, MI	2.0	1.0	900	$825	$0.92	45d	1	1.18mi
1251 Glynn Ct Detroit, MI	2.0	1.0	705	$1,288	$1.83	3d	2	1.19mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	1.20mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	18d	1	1.29mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	800	$1,000	$1.25	6d	1	1.34mi
3295 Rochester St Unit 2 Detroit, MI	2.0	1.0	782	$850	$1.09	45d	1	1.34mi
3295 Rochester St Unit : 3 Detroit, MI	1.0	1.0	720	$850	$1.18	6d	1	1.34mi

Listing history 40 events

1. 2026-06-21
   days on market $19,500 Active 135 DOM
2. 2026-06-18
   days on market $19,500 Active 132 DOM
3. 2026-06-17
   days on market $19,500 Active 131 DOM
4. 2026-06-15
   days on market $19,500 Active 129 DOM
5. 2026-06-13
   days on market $19,500 Active 127 DOM
6. 2026-06-13
   days on market $19,500 Active 126 DOM
7. 2026-06-09
   days on market $19,500 Active 123 DOM
8. 2026-06-08
   pricedays on market $19,500 Active 122 DOM
9. 2026-06-07
   days on market $20,500 Active 121 DOM
10. 2026-06-04
    days on market $20,500 Active 118 DOM
11. 2026-06-03
    days on market $20,500 Active 117 DOM
12. 2026-06-01
    days on market $20,500 Active 115 DOM
13. 2026-05-31
    days on market $20,500 Active 114 DOM
14. 2026-05-13
    price $21,500 429-char remark

    Show marketing remark (429 chars)

    Owner needs this sold now!!! Discover a fantastic opportunity with this charming 2-bedroom, 1-bathroom ranch-style home. This property offers a great potential for investors or homebuyers looking for a fixer-upper. Affordable. Call for an appointment and get the best deal from the agent. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

15. 2026-05-13
    price $21,500 429-char remark

    Show marketing remark (429 chars)

    Owner needs this sold now!!! Discover a fantastic opportunity with this charming 2-bedroom, 1-bathroom ranch-style home. This property offers a great potential for investors or homebuyers looking for a fixer-upper. Affordable. Call for an appointment and get the best deal from the agent. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

16. 2026-04-22
    price $21,900 429-char remark

    Show marketing remark (429 chars)

    Owner needs this sold now!!! Discover a fantastic opportunity with this charming 2-bedroom, 1-bathroom ranch-style home. This property offers a great potential for investors or homebuyers looking for a fixer-upper. Affordable. Call for an appointment and get the best deal from the agent. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

17. 2026-04-22
    price $21,900 429-char remark

    Show marketing remark (429 chars)

    Owner needs this sold now!!! Discover a fantastic opportunity with this charming 2-bedroom, 1-bathroom ranch-style home. This property offers a great potential for investors or homebuyers looking for a fixer-upper. Affordable. Call for an appointment and get the best deal from the agent. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

18. 2026-03-21
    price $22,900 429-char remark

    Show marketing remark (429 chars)

    Owner needs this sold now!!! Discover a fantastic opportunity with this charming 2-bedroom, 1-bathroom ranch-style home. This property offers a great potential for investors or homebuyers looking for a fixer-upper. Affordable. Call for an appointment and get the best deal from the agent. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

19. 2026-03-21
    price $22,900 429-char remark

    Show marketing remark (429 chars)

    Owner needs this sold now!!! Discover a fantastic opportunity with this charming 2-bedroom, 1-bathroom ranch-style home. This property offers a great potential for investors or homebuyers looking for a fixer-upper. Affordable. Call for an appointment and get the best deal from the agent. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

20. 2026-02-22
    price $24,400 429-char remark

    Show marketing remark (429 chars)

    Owner needs this sold now!!! Discover a fantastic opportunity with this charming 2-bedroom, 1-bathroom ranch-style home. This property offers a great potential for investors or homebuyers looking for a fixer-upper. Affordable. Call for an appointment and get the best deal from the agent. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

21. 2026-02-21
    price $24,400 429-char remark

    Show marketing remark (429 chars)

    Owner needs this sold now!!! Discover a fantastic opportunity with this charming 2-bedroom, 1-bathroom ranch-style home. This property offers a great potential for investors or homebuyers looking for a fixer-upper. Affordable. Call for an appointment and get the best deal from the agent. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

22. 2026-02-06
    listed $25,400 Active 429-char remark

    Show marketing remark (429 chars)

    Owner needs this sold now!!! Discover a fantastic opportunity with this charming 2-bedroom, 1-bathroom ranch-style home. This property offers a great potential for investors or homebuyers looking for a fixer-upper. Affordable. Call for an appointment and get the best deal from the agent. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

23. 2026-02-06
    listed $25,400 Active 429-char remark

    Show marketing remark (429 chars)

    Owner needs this sold now!!! Discover a fantastic opportunity with this charming 2-bedroom, 1-bathroom ranch-style home. This property offers a great potential for investors or homebuyers looking for a fixer-upper. Affordable. Call for an appointment and get the best deal from the agent. The accuracy of all information, regardless of the source, is not guaranteed or warranted. All information should be independently verified.

24. 2026-01-27
    historical
25. 2026-01-27
    historical
26. 2025-12-14
    price $25,400
27. 2025-12-13
    price $25,400
28. 2025-11-06
    price $25,900
29. 2025-11-05
    price $25,900
30. 2025-09-21
    price $28,500
31. 2025-09-21
    price $28,500
32. 2025-07-30
    listed $29,500 Active
33. 2025-07-30
    listed $29,500 Active
34. 2024-07-26
    historical
35. 2024-07-26
    historical
36. 2024-07-22
    price $32,900
37. 2024-07-22
    price $32,900
38. 2024-04-22
    listed $33,900 Active
39. 2024-04-22
    listed $33,900 Active
40. 2019-01-28
    soldstatus $271,500

ⓘ 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: $593 · $49/mo
• Projected year-2 tax: $593 · $49/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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,964
• − Mortgage interest: −$1,092
• − Property taxes: −$593
• − Insurance: −$98
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$567
• Taxable income: $7,700
• Est. tax owed @ 24.0%: −$1,848
• After-tax cash flow: $5,686/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

-92.1% since first listed

27 events — show timeline

• 2026-05-13 Price Changed $21,500 MiRealSource-MiMLS
• 2026-05-13 Price Changed $21,500 REALCOMP
• 2026-04-22 Price Changed $21,900 MiRealSource-MiMLS
• 2026-04-22 Price Changed $21,900 REALCOMP
• 2026-03-21 Price Changed $22,900 MiRealSource-MiMLS
• 2026-03-21 Price Changed $22,900 REALCOMP
• 2026-02-22 Price Changed $24,400 MiRealSource-MiMLS
• 2026-02-21 Price Changed $24,400 REALCOMP
• 2026-02-06 Listed $25,400 REALCOMP
• 2026-02-06 Listed $25,400 MiRealSource-MiMLS
• 2026-01-27 Listing Removed — REALCOMP
• 2026-01-27 Listing Removed — MiRealSource-MiMLS
• 2025-12-14 Price Changed $25,400 MiRealSource-MiMLS
• 2025-12-13 Price Changed $25,400 REALCOMP
• 2025-11-06 Price Changed $25,900 MiRealSource-MiMLS
• 2025-11-05 Price Changed $25,900 REALCOMP
• 2025-09-21 Price Changed $28,500 MiRealSource-MiMLS
• 2025-09-21 Price Changed $28,500 REALCOMP
• 2025-07-30 Listed $29,500 REALCOMP
• 2025-07-30 Listed $29,500 MiRealSource-MiMLS
• 2024-07-26 Listing Removed — MiRealSource-MiMLS
• 2024-07-26 Listing Removed — REALCOMP
• 2024-07-22 Price Changed $32,900 MiRealSource-MiMLS
• 2024-07-22 Price Changed $32,900 REALCOMP
• 2024-04-22 Listed $33,900 MiRealSource-MiMLS
• 2024-04-22 Listed $33,900 REALCOMP
• 2019-01-28 Sold (Public Records) $271,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $593 · -52.9% YoY. Source: county tax records.