13554 Grandmont Ave · Detroit, MI 48227

$85,000

3 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 64 Days on market

Built 1948 5,227 sqft lot $78/sqft · 20% below area Est $106k · 20% under

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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

Turnkey investment opportunity at 13554 Grandmont in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor’s portfolio. Whether you’re looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

Key facts

• 5,227 sq ft lot
• Built 1948
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 42% 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 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 $588 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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $85k implies a 325% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.56% ✓
• Cap rate: 12.61%
• Cash-on-cash: 22.57%
• DSCR: 2.00
• GRM: 5.3

CMA / ARV

• ARV (median comp): $106,156
• List price: $85,000
• Delta: -19.93%
• 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
12699 Woodmont Ave	0.29mi	3/1.0	1,054 (-4%)	1mo	$64,000	$61	80
12660 Grandmont Ave	0.32mi	3/1.0	1,019 (-7%)	1mo	$85,000	$83	72
13620 Saint Marys St	0.25mi	3/2.0	1,020 (-7%)	2mo	$72,000	$71	71
13599 Winthrop St	0.53mi	3/1.5	1,089 (-0%)	2mo	$145,000	$133	71
13523 Faust Ave	0.65mi	3/1.0	1,098 (+0%)	2mo	$55,000	$50	68
13556 Forrer St	0.43mi	3/1.0	1,035 (-5%)	7mo	$149,000	$144	65
12122 Mettetal St	0.66mi	3/1.0	1,092 (-0%)	7mo	$48,000	$44	63
13538 Penrod St	0.56mi	3/1.0	1,026 (-6%)	3mo	$95,000	$93	62
13215 Prest St	0.66mi	3/1.0	1,160 (+6%)	0mo	$100,000	$86	59
12094 Asbury Park	0.67mi	3/1.0	1,156 (+6%)	6mo	$61,000	$53	54
12950 Glastonbury Ave	0.75mi	3/1.0	958 (-12%)	4mo	$40,000	$42	41
13564 Faust Ave	0.62mi	2/1.0 (-1)	951 (-13%)	5mo	$60,000	$63	40

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: 18.4%
• Equity multiple: 1.77×
• Total profit: $18,312
• Equity at exit: $12,674

10-year hold

• IRR: 28.6%
• Equity multiple: 3.86×
• Total profit: $68,119
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$446
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $448

Break-even live

Break-even rent $760

Max offer price $85,000

Occupancy floor 61%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	0.15mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.24mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	4d	1	0.37mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	4d	1	0.49mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.58mi
13581 Penrod St Detroit, MI	4.0	1.0	1152	$1,200	$1.04	43d	1	0.58mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.64mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	4d	1	0.65mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	43d	1	0.68mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	43d	1	0.68mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.74mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	21d	1	0.77mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.80mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	43d	1	0.82mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	19d	1	0.83mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	0.84mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	4d	1	0.84mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	16d	1	0.85mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	43d	1	0.87mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	43d	1	0.90mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	4d	1	0.90mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.91mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.93mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	0.93mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	43d	1	0.96mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.98mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	1.01mi
10030 Abington Ave Detroit, MI	4.0	2.0	1350	$1,475	$1.09	10d	1	1.07mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	16d	1	1.09mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	43d	1	1.10mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	14d	1	1.10mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.11mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	1.15mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	1.15mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.15mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	1.15mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	1.16mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	1.18mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	43d	1	1.19mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	1.20mi

Listing history 44 events

1. 2026-06-18
   days on market $85,000 Active 64 DOM
2. 2026-06-17
   pricedays on market $85,000 Active 63 DOM
3. 2026-06-15
   days on market $90,000 Active 61 DOM
4. 2026-06-13
   days on market $90,000 Active 59 DOM
5. 2026-06-13
   days on market $90,000 Active 58 DOM
6. 2026-06-09
   days on market $90,000 Active 55 DOM
7. 2026-06-08
   days on market $90,000 Active 54 DOM
8. 2026-06-07
   days on market $90,000 Active 53 DOM
9. 2026-06-04
   days on market $90,000 Active 50 DOM
10. 2026-06-03
    days on market $90,000 Active 49 DOM
11. 2026-06-02
    days on market $90,000 Active 48 DOM
12. 2026-06-01
    days on market $90,000 Active 47 DOM
13. 2026-05-31
    days on market $90,000 Active 46 DOM
14. 2026-04-15
    listed $90,000 Active 460-char remark

    Show marketing remark (448 chars)

    Turnkey investment opportunity at 13554 Grandmont in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor's portfolio. Whether you're looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

15. 2026-04-15
    listed $90,000 Active 448-char remark

    Show marketing remark (448 chars)

    Turnkey investment opportunity at 13554 Grandmont in Detroit! This well-maintained property is currently tenant-occupied generating consistent rental income, making it an ideal addition to any investor's portfolio. Whether you're looking to expand your rental holdings or secure a cash-flowing asset from day one, this property offers immediate returns with minimal hassle. To respect the privacy of the tenant, no showings until an accepted offer.

16. 2018-08-30
    soldstatus $19,999 Sold
17. 2018-08-30
    soldstatus $19,999 Closed
18. 2018-08-15
    status Pending
19. 2018-08-15
    status Pending
20. 2018-08-02
    historical
21. 2018-08-02
    listed $19,999 Active
22. 2018-08-02
    listed $19,999 Active
23. 2018-08-02
    historical
24. 2018-06-13
    price $24,999
25. 2018-06-12
    price $24,999
26. 2018-05-04
    price $38,000
27. 2018-05-03
    price $38,000
28. 2018-04-05
    listed $59,999 Active
29. 2018-04-05
    listed $59,999 Active
30. 2012-12-31
    historical
31. 2012-12-31
    historical
32. 2011-12-01
    listed $30,000
33. 2011-12-01
    listed $30,000
34. 2006-01-20
    soldstatus $89,900
35. 2005-08-09
    soldstatus $89,900
36. 2005-06-13
    soldstatus $89,900
37. 2005-06-13
    soldstatus $89,900
38. 2005-05-06
    historical
39. 2004-12-15
    listed $84,900
40. 2004-12-15
    listed $84,900
41. 1999-07-26
    soldstatus $81,500
42. 1999-05-27
    soldstatus $81,500
43. 1999-03-16
    listed $84,900
44. 1992-01-08
    soldstatus $24,500

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $1,431 · $119/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $15,919
• − Mortgage interest: −$4,761
• − Property taxes: −$1,431
• − Insurance: −$425
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,473
• Taxable income: $4,283
• Est. tax owed @ 24.0%: −$1,028
• After-tax cash flow: $4,344/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

+267.3% since first listed

31 events — show timeline

• 2026-04-15 Listed $90,000 REALCOMP
• 2026-04-15 Listed $90,000 MiRealSource-MiMLS
• 2018-08-30 Sold (MLS) $19,999 MiRealSource-MiMLS
• 2018-08-30 Sold (MLS) $19,999 REALCOMP
• 2018-08-15 Pending — MiRealSource-MiMLS
• 2018-08-15 Pending — REALCOMP
• 2018-08-02 Listing Removed — REALCOMP
• 2018-08-02 Listing Removed — MiRealSource-MiMLS
• 2018-08-02 Listed $19,999 MiRealSource-MiMLS
• 2018-08-02 Listed $19,999 REALCOMP
• 2018-06-13 Price Changed $24,999 MiRealSource-MiMLS
• 2018-06-12 Price Changed $24,999 REALCOMP
• 2018-05-04 Price Changed $38,000 MiRealSource-MiMLS
• 2018-05-03 Price Changed $38,000 REALCOMP
• 2018-04-05 Listed $59,999 MiRealSource-MiMLS
• 2018-04-05 Listed $59,999 REALCOMP
• 2012-12-31 Listing Removed — REALCOMP
• 2012-12-31 Listing Removed — MiRealSource-MiMLS
• 2011-12-01 Listed $30,000 REALCOMP
• 2011-12-01 Listed $30,000 MiRealSource-MiMLS
• 2006-01-20 Sold (Public Records) $89,900 Public Records
• 2005-08-09 Sold (Public Records) $89,900 Public Records
• 2005-06-13 Sold (MLS) $89,900 MiRealSource-MiMLS
• 2005-06-13 Sold (MLS) $89,900 REALCOMP
• 2005-05-06 Listing Removed — MiRealSource-MiMLS
• 2004-12-15 Listed $84,900 MiRealSource-MiMLS
• 2004-12-15 Listed $84,900 REALCOMP
• 1999-07-26 Sold (Public Records) $81,500 Public Records
• 1999-05-27 Sold (MLS) $81,500 REALCOMP
• 1999-03-16 Listed $84,900 REALCOMP
• 1992-01-08 Sold (Public Records) $24,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,431 · -68.5% YoY. Source: county tax records.