13273 Cunningham St · Southgate, MI 48195

$189,900

3 bd · 1.0 ba · 1,090 sqft · SingleFamily public records · 4 Days on market

Built 1952 4,356 sqft lot Est $179k · 6% 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 +14.6/30.0
• ARV discount +4.7/15.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offers are due Noon, Thursday 4/30. Step into this charming bungalow featuring a wonderful floor plan designed for comfortable everyday living. The updated kitchen boasts an abundance of beautiful cabinets and countertops, all appliances included. Perfect for cooking and gathering in the dining area. Natural light fills the home, enhancing the beautiful flooring throughout and creating a warm, inviting atmosphere. The main floor bath has been tastefully updated, adding to the home's move-in-ready appeal. The partly finished basement offers much room for storage or for entertaining. The basement has a bath for added convenience. The large master bedroom up has access to attic storage and plenty of room. Outside, enjoy quiet mornings or relaxing evenings on the covered porch, overlooking a lovely yard. The backyard is an open space for play or that garden you always wanted, A spacious 2.5-car garage provides even more storage and parking. Located on a desirable, tree-lined street in Southgate, this home is close to shopping, schools, and major freeways, making daily life a breeze. Lovingly maintained and well cared for with many updates, this is a home you won't want to miss. The seller will provide the C of O at close!

Key facts

• Covered porch
• Updated kitchen
• Spacious garage

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• ABUNDANCE OF CABINETS
• PARTLY FINISHED BASEMENT
• COVERED PORCH
• SPACIOUS GARAGE

Property features AI

Exterior

• Parking: Detached garage with automatic opener; Approximately 2.5 garage spaces
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Vinyl siding
• Construction: Asphalt roof
• Exterior features: Covered porch; Awning(s); Exterior lighting; Fenced backyard

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator; Dishwasher; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating
• Interior features: High-speed internet; Smart thermostat; Partially finished basement; 6 total rooms
• Laundry & utility: Washer hookup; Gas dryer hookup; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $46 ($552/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (14.3% below list).
• Recommended offer: $163k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.2% in Southgate — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 85/100 on livability (#29 in MI, #582 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D-.
• Southgate Community School District (suburban): math 21% / reading 36% proficiency, ranked #379 of 540 in MI (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Grogan Elementary School (math 22% / reading 22%, grade F, #1,035 of 1,397 statewide, top 77%, 320 students, 52% FRL); Davidson Middle School (math 23% / reading 36%, grade F, #343 of 493 statewide, top 72%, 631 students, 52% FRL); Southgate Anderson High School (math 22% / reading 62%, grade F, #264 of 713 statewide, top 41%, 990 students, 45% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 117 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y ago 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.
• Current owner paid $105k; list at $190k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,828 (14.3% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
5. 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?
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: 0.86% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $178,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13348 Walnut St	0.10mi	3/1.0	1,090 (0%)	4mo	$185,000	$170	92
13360 Jobin St	0.15mi	3/1.0	1,090 (0%)	1mo	$170,500	$156	92
13226 Castle St	0.04mi	2/1.0 (-1)	1,100 (+1%)	4mo	$142,500	$130	88
12984 Callender St	0.32mi	3/1.0	1,108 (+2%)	1mo	$203,500	$184	81
13273 Cunningham St	0.00mi	3/2.0	1,190 (+9%)	1mo	$195,000	$164	80
13152 Superior St	0.27mi	3/1.0	1,140 (+5%)	1mo	$200,000	$175	79
13315 Birrell St	0.44mi	3/1.0	1,130 (+4%)	3mo	$135,000	$119	71
12813 Birrell St	0.50mi	3/1.0	1,050 (-4%)	2mo	$212,000	$202	69
13054 Agnes St	0.54mi	3/2.0	1,100 (+1%)	5mo	$197,900	$180	66
13668 Agnes St	0.51mi	3/1.5	1,180 (+8%)	0mo	$180,000	$153	60
1877 21st St	0.55mi	2/1.0 (-1)	1,157 (+6%)	4mo	$178,000	$154	56
14567 Longtin St	0.71mi	3/1.0	1,188 (+9%)	3mo	$159,000	$134	49

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 · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-26,139
• Equity at exit: $28,315

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-11,853
• Equity at exit: $16,419

Cash invested: $53,172 (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 48195

• Rents YoY: 4.0%
• Active inventory: 117
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,628 high
• Mortgage (P&I): −$996
• Tax from tax record: −$165 /mo · $1,984/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $46

Break-even live

Break-even rent $1,570

Max offer price $189,900

Occupancy floor 92%

Sensitivity live

Price	-10% $154	-5% $100	+0% $46	+5% $-8	+10% $-61
Rent	-10% $-83	-5% $-18	+0% $46	+5% $110	+10% $175
Rate	-1.0pp $142	-0.5pp $94	base $46	+0.5pp $-3	+1.0pp $-53

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13020 Pullman St Southgate, MI	4.0	1.0	1050	$1,550	$1.48	4d	1	0.18mi
13185 Sycamore St Southgate, MI	3.0	1.0	1080	$1,700	$1.57	26d	1	0.69mi
1650 19th St Wyandotte, MI	3.0	2.0	1100	$1,899	$1.73	19d	1	0.70mi
1130 21st St Wyandotte, MI	3.0	1.0	864	$1,420	$1.64	0d	1	0.81mi
4163 Burns Ave Lincoln Park, MI	3.0	1.0	900	$1,500	$1.67	3d	1	0.91mi
1163 17th St Wyandotte, MI	3.0	1.0	1010	$1,695	$1.68	45d	1	0.94mi
1569 Sycamore St Wyandotte, MI	3.0	1.0	944	$1,695	$1.80	45d	1	0.98mi
1750 Saint Johns Blvd Unit 17 Lincoln Park, MI	2.0	1.0	750	$1,025	$1.37	26d	1	1.09mi
1760 Saint Johns Blvd Apt 14 Lincoln Park, MI	2.0	1.0	750	$995	$1.33	26d	1	1.09mi
13165 Turnberry Ct Southgate, MI	2.0	2.0	1275	$1,795	$1.41	6d	1	1.15mi
13165 Turnberry Ct Southgate, MI	2.0	2.0	1275	$1,795	$1.41	45d	1	1.15mi
854 Harrison Blvd Lincoln Park, MI	3.0	1.0	1410	$1,750	$1.24	45d	1	1.16mi
750 Harrison Blvd Unit 5 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	6d	1	1.23mi
13750 Village Green Blvd Southgate, MI	1.0–2.0	1.0	862	$1,620	$1.88	0d	10	1.23mi
720 Harrison Blvd Unit 20 Lincoln Park, MI	2.0	1.0	800	$1,025	$1.28	4d	1	1.23mi
610 Harrison Blvd Unit 46 Lincoln Park, MI	2.0	1.0	800	$995	$1.24	4d	1	1.25mi
610 Harrison Blvd Apt 43 Lincoln Park, MI	2.0	1.0	800	$1,050	$1.31	26d	1	1.25mi
11400 Fordline St Allen Park, MI	1.0–2.0	1.0	880	$1,400	$1.59	0d	1	1.32mi
3851 17th St Wyandotte, MI	2.0	1.0	764	$1,200	$1.57	4d	1	1.33mi
13861 Strathcona St Southgate, MI	1.0–2.0	1.0–1.5	797	$1,140	$1.43	0d	5	1.34mi
13210 Village Park Dr Southgate, MI	2.0	1.0	630	$1,125	$1.78	0d	9	1.34mi
1024 Adelaide St Wyandotte, MI	2.0	1.0	800	$3,100	$3.88	0d	1	1.38mi
12939 Devoe St Southgate, MI	3.0	1.0	1177	$1,695	$1.44	45d	1	1.38mi
2700 6th St Wyandotte, MI	1.0–2.0	1.0	900	$1,095	$1.22	45d	2	1.41mi

Listing history 8 events

1. 2026-04-30
   status Pending 1237-char remark

   Show marketing remark (1237 chars)

   Offers are due Noon, Thursday 4/30. Step into this charming bungalow featuring a wonderful floor plan designed for comfortable everyday living. The updated kitchen boasts an abundance of beautiful cabinets and countertops, all appliances included. Perfect for cooking and gathering in the dining area. Natural light fills the home, enhancing the beautiful flooring throughout and creating a warm, inviting atmosphere. The main floor bath has been tastefully updated, adding to the home's move-in-ready appeal. The partly finished basement offers much room for storage or for entertaining. The basement has a bath for added convenience. The large master bedroom up has access to attic storage and plenty of room. Outside, enjoy quiet mornings or relaxing evenings on the covered porch, overlooking a lovely yard. The backyard is an open space for play or that garden you always wanted, A spacious 2.5-car garage provides even more storage and parking. Located on a desirable, tree-lined street in Southgate, this home is close to shopping, schools, and major freeways, making daily life a breeze. Lovingly maintained and well cared for with many updates, this is a home you won't want to miss. The seller will provide the C of O at close!

2. 2026-04-30
   status Pending

   Show marketing remark (1237 chars)

   Offers are due Noon, Thursday 4/30. Step into this charming bungalow featuring a wonderful floor plan designed for comfortable everyday living. The updated kitchen boasts an abundance of beautiful cabinets and countertops, all appliances included. Perfect for cooking and gathering in the dining area. Natural light fills the home, enhancing the beautiful flooring throughout and creating a warm, inviting atmosphere. The main floor bath has been tastefully updated, adding to the home's move-in-ready appeal. The partly finished basement offers much room for storage or for entertaining. The basement has a bath for added convenience. The large master bedroom up has access to attic storage and plenty of room. Outside, enjoy quiet mornings or relaxing evenings on the covered porch, overlooking a lovely yard. The backyard is an open space for play or that garden you always wanted, A spacious 2.5-car garage provides even more storage and parking. Located on a desirable, tree-lined street in Southgate, this home is close to shopping, schools, and major freeways, making daily life a breeze. Lovingly maintained and well cared for with many updates, this is a home you won't want to miss. The seller will provide the C of O at close!

3. 2026-04-27
   listed $189,900 Active
4. 2026-04-26
   listed $189,900 Active 1237-char remark

   Show marketing remark (1237 chars)

   Offers are due Noon, Thursday 4/30. Step into this charming bungalow featuring a wonderful floor plan designed for comfortable everyday living. The updated kitchen boasts an abundance of beautiful cabinets and countertops, all appliances included. Perfect for cooking and gathering in the dining area. Natural light fills the home, enhancing the beautiful flooring throughout and creating a warm, inviting atmosphere. The main floor bath has been tastefully updated, adding to the home's move-in-ready appeal. The partly finished basement offers much room for storage or for entertaining. The basement has a bath for added convenience. The large master bedroom up has access to attic storage and plenty of room. Outside, enjoy quiet mornings or relaxing evenings on the covered porch, overlooking a lovely yard. The backyard is an open space for play or that garden you always wanted, A spacious 2.5-car garage provides even more storage and parking. Located on a desirable, tree-lined street in Southgate, this home is close to shopping, schools, and major freeways, making daily life a breeze. Lovingly maintained and well cared for with many updates, this is a home you won't want to miss. The seller will provide the C of O at close!

5. 1999-12-21
   soldstatus $105,200 301-char remark

   Show marketing remark (301 chars)

   IMMACULATE 3 BEDROOM BUNGALOW, FULL FINISHED BASEMENT W/ FULL OAK BATH, COMP UTER ROOM, AND DRY BAR. NEWER CARPETING, ROOF 1998,CIRCUIT BREAKERS, COPPER PLUMBING, THERMO PICTURE WINDOW, NEWER STORM DOORS. 2 1/2 CAR GAR. WITH ELEC, CABLE, & PHONE. ALL FRESHLY PAINTED. WALK TO SCHOOL. MUST SEE!!!!

6. 1999-12-21
   soldstatus $105,200

   Show marketing remark (301 chars)

   IMMACULATE 3 BEDROOM BUNGALOW, FULL FINISHED BASEMENT W/ FULL OAK BATH, COMP UTER ROOM, AND DRY BAR. NEWER CARPETING, ROOF 1998,CIRCUIT BREAKERS, COPPER PLUMBING, THERMO PICTURE WINDOW, NEWER STORM DOORS. 2 1/2 CAR GAR. WITH ELEC, CABLE, & PHONE. ALL FRESHLY PAINTED. WALK TO SCHOOL. MUST SEE!!!!

7. 1999-10-27
   listed $109,000 301-char remark

   Show marketing remark (301 chars)

   IMMACULATE 3 BEDROOM BUNGALOW, FULL FINISHED BASEMENT W/ FULL OAK BATH, COMP UTER ROOM, AND DRY BAR. NEWER CARPETING, ROOF 1998,CIRCUIT BREAKERS, COPPER PLUMBING, THERMO PICTURE WINDOW, NEWER STORM DOORS. 2 1/2 CAR GAR. WITH ELEC, CABLE, & PHONE. ALL FRESHLY PAINTED. WALK TO SCHOOL. MUST SEE!!!!

8. 1999-10-27
   listed $109,000

   Show marketing remark (301 chars)

   IMMACULATE 3 BEDROOM BUNGALOW, FULL FINISHED BASEMENT W/ FULL OAK BATH, COMP UTER ROOM, AND DRY BAR. NEWER CARPETING, ROOF 1998,CIRCUIT BREAKERS, COPPER PLUMBING, THERMO PICTURE WINDOW, NEWER STORM DOORS. 2 1/2 CAR GAR. WITH ELEC, CABLE, & PHONE. ALL FRESHLY PAINTED. WALK TO SCHOOL. MUST SEE!!!!

ⓘ 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: $1,984 · $165/mo
• Projected year-2 tax: $2,454 · $205/mo
• Expected delta: +$470/yr (+$39/mo · 23.7%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,539
• − Mortgage interest: −$10,637
• − Property taxes: −$1,984
• − Insurance: −$950
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$5,524
• Taxable loss: −$2,682
• Est. tax savings @ 24.0%: +$644
• After-tax cash flow: $1,196/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: Southgate Community School District
• NCES district ID: 2632340
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $49,234
• Composite: 24.83/100
• National rank: #7591
• State rank: #379 of 540 in MI

Livability — Southgate

• Score: 85/100
• State rank: #29
• US rank: #582

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime D- Employment B- Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southgate, MI
• County: Wayne County · 1,562,939 people
• City population: 29,366
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 29,366
• Household income: $66,118
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 727.0

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 White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Black 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 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: ▼ -187.28%
• Current HPI: 207.9776
• Rent YoY: ▲ 4.04%
• 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

+74.2% since first listed

8 events — show timeline

• 2026-04-30 Pending — MiRealSource-MiMLS
• 2026-04-30 Pending — REALCOMP
• 2026-04-27 Listed $189,900 REALCOMP
• 2026-04-26 Listed $189,900 MiRealSource-MiMLS
• 1999-12-21 Sold (MLS) $105,200 MiRealSource-MiMLS
• 1999-12-21 Sold (MLS) $105,200 REALCOMP
• 1999-10-27 Listed $109,000 MiRealSource-MiMLS
• 1999-10-27 Listed $109,000 REALCOMP

Property tax history

+1.3%/yr

Latest (2025): $1,984 · -17.1% YoY. Source: county tax records.