13355 Freeland St · Detroit, MI 48227

$38,000

3 bd · 1.0 ba · 981 sqft · SingleFamily public records · 9 Days on market

Built 1924 4,792 sqft lot $39/sqft · 30% below area Est $56k · 32% under ↓ 16% since listing

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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 +30.0/30.0
• 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

Investor special in a solid Detroit neighborhood. 13355 Freeland is a classic brick bungalow featuring 3 bedrooms and 1 full bathroom, offering a great layout with strong upside potential. Ideal for investors or buyers looking to renovate and add value, this property sits on a nice lot and is conveniently located near major roads, shopping, and local amenities. Property sold as-is. BATVAI.

Key facts

• Great layout
• Nice lot
• Conveniently located

Tags

• CLASSIC BRICK BUNGALOW
• GREAT LAYOUT
• NICE LOT
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; One and one-half story; Ground-level entry with steps; Aluminum siding
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.11 acres (40 x 114)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Living room fireplace; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Cap rate 27.5% vs local median 10.2% 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 (+5.6%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 43% 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 $263 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,000

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 3.41% ✓
• Cap rate: 27.52%
• Cash-on-cash: 75.80%
• DSCR: 4.37
• GRM: 2.4

CMA / ARV

• ARV (median comp): $55,642
• List price: $38,000
• Delta: -19.13%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12832 Terry St	0.39mi	3/1.0	981 (0%)	4mo	$40,000	$41	79
13991 Ardmore St	0.20mi	3/1.0	1,080 (+10%)	2mo	$10,000	$9	72
13900 Sussex St	0.48mi	3/1.0	971 (-1%)	6mo	$40,000	$41	71
13209 Terry St	0.36mi	3/1.5	1,044 (+6%)	2mo	$54,500	$52	69
14301 Freeland St	0.43mi	3/2.0	1,020 (+4%)	7mo	$65,000	$64	63
13364 Coyle St	0.42mi	3/1.0	1,083 (+10%)	2mo	$95,000	$88	62
14295 Strathmoor St	0.43mi	3/1.0	1,080 (+10%)	6mo	$50,000	$46	58
14421 Marlowe St	0.58mi	4/1.0 (+1)	1,060 (+8%)	3mo	$66,000	$62	52
14284 Cruse St	0.44mi	3/1.0	1,121 (+14%)	7mo	$25,000	$22	50
12719 Sussex St	0.59mi	3/1.0	1,080 (+10%)	8mo	$85,000	$79	49
12096 Lauder St	0.73mi	3/1.0	1,044 (+6%)	8mo	$55,000	$53	48
13599 Winthrop St	0.73mi	3/1.5	1,089 (+11%)	2mo	$145,000	$133	44

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: 79.0%
• Equity multiple: 4.78×
• Total profit: $40,187
• Equity at exit: $5,666

10-year hold

• IRR: 83.2%
• Equity multiple: 10.91×
• Total profit: $105,404
• Equity at exit: $3,286

Cash invested: $10,640 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$199
• Tax from tax record: −$136 /mo · $1,635/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $672

Break-even live

Break-even rent $445

Max offer price $38,000

Occupancy floor 43%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	0.14mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	0.33mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	0.46mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.57mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	20d	1	0.67mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	0.77mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	0.91mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	0.91mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.94mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	18d	1	0.98mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.99mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	1.03mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	17d	1	1.03mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	1.06mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.13mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	44d	1	1.16mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	1.16mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	1.16mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	1.16mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	44d	1	1.17mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.19mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	1.19mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	1.21mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	1.21mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	1.21mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	1.21mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	1.21mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	1.22mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	1.22mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	44d	1	1.23mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	1.23mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	1.28mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	44d	1	1.29mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	1.32mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	44d	1	1.33mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.33mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	1.34mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	5d	1	1.34mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	1.35mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	1.36mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $38,000 Pending 9 DOM
2. 2026-06-09
   days on market $38,000 Active 7 DOM
3. 2026-06-08
   days on market $38,000 Active 6 DOM
4. 2026-06-07
   days on market $38,000 Active 5 DOM
5. 2026-06-04
   days on market $38,000 Active 2 DOM
6. 2026-06-02
   pricedays on marketlisting id $38,000 Active 1 DOM

   Show marketing remark (392 chars)

   Investor special in a solid Detroit neighborhood. 13355 Freeland is a classic brick bungalow featuring 3 bedrooms and 1 full bathroom, offering a great layout with strong upside potential. Ideal for investors or buyers looking to renovate and add value, this property sits on a nice lot and is conveniently located near major roads, shopping, and local amenities. Property sold as-is. BATVAI.

7. 2026-06-01
   days on market $45,000 Active 14 DOM
8. 2026-05-31
   days on market $45,000 Active 13 DOM
9. 2026-05-18
   listed $45,000 Active 392-char remark
10. 2026-05-18
    listed $45,000 Active 392-char remark
11. 2026-05-15
    historical
12. 2026-05-15
    historical
13. 2026-04-27
    listed $45,000 Active
14. 2026-04-27
    listed $45,000 Active

ⓘ 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: $1,635 · $136/mo
• Projected year-2 tax: $1,635 · $136/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 · 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: $15,546
• − Mortgage interest: −$2,129
• − Property taxes: −$1,635
• − Insurance: −$190
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$1,105
• Taxable income: $8,000
• Est. tax owed @ 24.0%: −$1,920
• After-tax cash flow: $6,145/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

-15.6% since first listed

12 events — show timeline

• 2026-06-11 Pending — MiRealSource-MiMLS
• 2026-06-11 Pending — REALCOMP
• 2026-06-02 Listing Removed — REALCOMP
• 2026-06-02 Listing Removed — MiRealSource-MiMLS
• 2026-06-02 Listed $38,000 REALCOMP
• 2026-06-02 Listed $38,000 MiRealSource-MiMLS
• 2026-05-18 Listed $45,000 REALCOMP
• 2026-05-18 Listed $45,000 MiRealSource-MiMLS
• 2026-05-15 Listing Removed — REALCOMP
• 2026-05-15 Listing Removed — MiRealSource-MiMLS
• 2026-04-27 Listed $45,000 REALCOMP
• 2026-04-27 Listed $45,000 MiRealSource-MiMLS

Property tax history

+5.9%/yr

Latest (2025): $1,635 · +1.4% YoY. Source: county tax records.