13486 Gallagher St · Detroit, MI 48212

$118,000

3 bd · 1.0 ba · 1,399 sqft · SingleFamily public records · 37 Days on market

Built 1919 3,049 sqft lot $84/sqft · 15% below area Est $139k · 15% 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 +19.3/30.0
• ARV discount +14.3/15.0
• DSCR +6.1/10.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarks: Charming bungalow-style home offering 3 spacious bedrooms and 2 full bathrooms in a highly convenient location! This versatile property features two separate living spaces: the first unit includes a large bedroom, full bathroom, living room, dining area, and kitchen. The second unit, with its own private entrance, boasts 2 generously sized bedrooms, a full bathroom, living and dining areas, and a full kitchen - perfect for rental income or extended family living. The full, unfinished basement offers great potential, including a half-bath rough-in and abundant storage space. Enjoy a fenced backyard and a detached car garage. Conveniently located near major freeways, restaurants, and schools. A great investment or owner-occupant opportunity!

Key facts

• Unfinished basement
• Private entrance
• Bungalow style home

Tags

• BUNGALOW STYLE HOME
• TWO SEPARATE LIVING SPACES
• PRIVATE ENTRANCE
• UNFINISHED BASEMENT
• FENCED BACKYARD

Property features AI

Finance

• Other: Listed by XPI Realty

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Vinyl siding exterior; Brick/mortar foundation; Above-grade finished area approximately 1,399 square feet
• Exterior features: Paved road access; Lot dimensions approximately 30 x 100 (0.07 acres); Subdivision: SUNNYSIDE; Cross street: Davison St

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Natural gas heating; No central air conditioning
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Recommended offer: $114k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 166 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% of the median local income ($38k/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 $816 of loan paydown is wiped out by about $4k 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 37 days — a 3% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1919 — 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. 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: 1.09% ✓
• Cap rate: 7.61%
• Cash-on-cash: 4.69%
• DSCR: 1.21
• GRM: 7.6

CMA / ARV

• ARV (median comp): $139,006
• List price: $118,000
• Delta: -15.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17144 Justine St	0.46mi	3/1.0	1,252 (-10%)	2mo	$81,999	$65	60
17167 Hasse St	0.56mi	3/1.0	1,210 (-14%)	1mo	$77,000	$64	51
12045 Mcdougall St	0.72mi	4/1.5 (+1)	1,495 (+7%)	10mo	$255,000	$171	39
17520 Maine St	0.70mi	3/1.5	1,308 (-6%)	23mo	$78,000	$60	35
3407 Carpenter St	0.58mi	4/2.0 (+1)	1,599 (+14%)	22mo	$186,000	$116	21
12044 Mcdougall St	0.72mi	4/2.0 (+1)	1,600 (+14%)	15mo	$223,000	$139	21

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.67×
• Total profit: $-10,833
• Equity at exit: $17,594

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,418
• Equity at exit: $10,202

Cash invested: $33,040 (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 48212

• Home prices YoY: -34.2%
• Active inventory: 166
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$619
• Tax from tax record: −$221 /mo · $2,648/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $129

Break-even live

Break-even rent $1,125

Max offer price $118,000

Occupancy floor 85%

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: $29,500
• Closing costs: $3,540
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18557 Wexford St Detroit, MI	3.0	1.0	1216	$1,250	$1.03	24d	1	0.93mi
18666 Joseph Campau St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.07mi
3191 Belmont St Hamtramck, MI	2.0	1.0	900	$1,350	$1.50	24d	1	1.21mi
18629 Fleming St Detroit, MI	3.0	1.5	900	$1,150	$1.28	24d	1	1.22mi
18551 Saint Aubin St Detroit, MI	3.0	1.0	962	$1,200	$1.25	17d	1	1.24mi
2716 Belmont St Unit B Hamtramck, MI	2.0	1.0	965	$775	$0.80	20d	1	1.27mi
18677 Moenart St Detroit, MI	2.0	1.0	1470	$1,200	$0.82	44d	1	1.27mi
2315 Yemans St Hamtramck, MI	2.0	2.5	1328	$1,600	$1.20	17d	1	1.35mi
18891 Moenart St Detroit, MI	3.0	1.0	1150	$1,300	$1.13	2d	1	1.38mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	1.39mi
19162 Conley St Detroit, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.42mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	22d	1	1.42mi
18884 Bloom St Detroit, MI	3.0	1.0	979	$975	$1.00	44d	1	1.42mi
19360 Revere St Detroit, MI	3.0	1.0	1050	$1,250	$1.19	24d	1	1.43mi
18882 Marx St Highland Park, MI	2.0	1.0	1000	$1,300	$1.30	44d	1	1.45mi
168 Beresford St Highland Park, MI	4.0	1.0	1541	$1,475	$0.96	17d	1	1.46mi

Listing history 43 events

1. 2026-06-18
   days on market $118,000 Active 37 DOM
2. 2026-06-17
   days on market $118,000 Active 36 DOM
3. 2026-06-16
   price $118,000 Active 34 DOM
4. 2026-06-15
   days on market $119,000 Active 34 DOM

   Show marketing remark (758 chars)

   Remarks: Charming bungalow-style home offering 3 spacious bedrooms and 2 full bathrooms in a highly convenient location! This versatile property features two separate living spaces: the first unit includes a large bedroom, full bathroom, living room, dining area, and kitchen. The second unit, with its own private entrance, boasts 2 generously sized bedrooms, a full bathroom, living and dining areas, and a full kitchen - perfect for rental income or extended family living. The full, unfinished basement offers great potential, including a half-bath rough-in and abundant storage space. Enjoy a fenced backyard and a detached car garage. Conveniently located near major freeways, restaurants, and schools. A great investment or owner-occupant opportunity!

5. 2026-06-13
   days on market $119,000 Active 32 DOM
6. 2026-06-13
   pricedays on market $119,000 Active 31 DOM
7. 2026-06-09
   days on market $119,900 Active 28 DOM
8. 2026-06-08
   days on market $119,900 Active 27 DOM
9. 2026-06-07
   days on market $119,900 Active 26 DOM
10. 2026-06-04
    days on market $119,900 Active 23 DOM
11. 2026-06-03
    days on market $119,900 Active 22 DOM
12. 2026-06-02
    days on market $119,900 Active 21 DOM
13. 2026-06-01
    days on market $119,900 Active 20 DOM
14. 2026-05-31
    days on market $119,900 Active 19 DOM
15. 2026-05-12
    historical

    Show marketing remark (758 chars)

    Remarks: Charming bungalow-style home offering 3 spacious bedrooms and 2 full bathrooms in a highly convenient location! This versatile property features two separate living spaces: the first unit includes a large bedroom, full bathroom, living room, dining area, and kitchen. The second unit, with its own private entrance, boasts 2 generously sized bedrooms, a full bathroom, living and dining areas, and a full kitchen - perfect for rental income or extended family living. The full, unfinished basement offers great potential, including a half-bath rough-in and abundant storage space. Enjoy a fenced backyard and a detached car garage. Conveniently located near major freeways, restaurants, and schools. A great investment or owner-occupant opportunity!

16. 2026-05-12
    listed $119,900 Active 758-char remark

    Show marketing remark (758 chars)

    Remarks: Charming bungalow-style home offering 3 spacious bedrooms and 2 full bathrooms in a highly convenient location! This versatile property features two separate living spaces: the first unit includes a large bedroom, full bathroom, living room, dining area, and kitchen. The second unit, with its own private entrance, boasts 2 generously sized bedrooms, a full bathroom, living and dining areas, and a full kitchen - perfect for rental income or extended family living. The full, unfinished basement offers great potential, including a half-bath rough-in and abundant storage space. Enjoy a fenced backyard and a detached car garage. Conveniently located near major freeways, restaurants, and schools. A great investment or owner-occupant opportunity!

17. 2026-05-12
    listed $119,900 Active

    Show marketing remark (758 chars)

    Remarks: Charming bungalow-style home offering 3 spacious bedrooms and 2 full bathrooms in a highly convenient location! This versatile property features two separate living spaces: the first unit includes a large bedroom, full bathroom, living room, dining area, and kitchen. The second unit, with its own private entrance, boasts 2 generously sized bedrooms, a full bathroom, living and dining areas, and a full kitchen - perfect for rental income or extended family living. The full, unfinished basement offers great potential, including a half-bath rough-in and abundant storage space. Enjoy a fenced backyard and a detached car garage. Conveniently located near major freeways, restaurants, and schools. A great investment or owner-occupant opportunity!

18. 2026-05-12
    historical

    Show marketing remark (758 chars)

    Remarks: Charming bungalow-style home offering 3 spacious bedrooms and 2 full bathrooms in a highly convenient location! This versatile property features two separate living spaces: the first unit includes a large bedroom, full bathroom, living room, dining area, and kitchen. The second unit, with its own private entrance, boasts 2 generously sized bedrooms, a full bathroom, living and dining areas, and a full kitchen - perfect for rental income or extended family living. The full, unfinished basement offers great potential, including a half-bath rough-in and abundant storage space. Enjoy a fenced backyard and a detached car garage. Conveniently located near major freeways, restaurants, and schools. A great investment or owner-occupant opportunity!

19. 2026-04-07
    price $119,900
20. 2026-04-06
    price $119,900
21. 2026-02-17
    price $120,000
22. 2026-02-16
    price $120,000
23. 2025-09-30
    price $125,000
24. 2025-09-29
    price $125,000
25. 2025-07-30
    price $115,000
26. 2025-07-29
    price $115,000
27. 2025-07-02
    price $119,000
28. 2025-07-01
    price $119,000
29. 2025-06-14
    listed $125,000 Active
30. 2025-06-14
    listed $125,000 Active
31. 2025-06-14
    historical
32. 2025-06-01
    historical
33. 2025-06-01
    historical
34. 2025-05-08
    price $130,000
35. 2025-05-07
    price $130,000
36. 2025-04-30
    listed $150,000 Active
37. 2025-04-30
    listed $150,000 Active
38. 2022-03-14
    historical
39. 2022-03-14
    historical
40. 2021-12-29
    price $84,900
41. 2021-12-28
    price $84,900
42. 2021-08-30
    listed $99,900 Active
43. 2021-08-30
    listed $99,900 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: $2,648 · $221/mo
• Projected year-2 tax: $2,648 · $221/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: $15,459
• − Mortgage interest: −$6,610
• − Property taxes: −$2,648
• − Insurance: −$590
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$3,433
• Taxable loss: −$295
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $1,620/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): 43,384
• Household income: $38,186
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1175.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 43% Asian 29% Black 19% Two or more races 6%
• Common ancestry: Romanian 4% Subsaharan African 1% American 1%
• Foreign-born: 41%
• Languages at home: 36% English-only · Other Indo-European 28% Arabic 28% Russian/Polish/Slavic 6%

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: ▼ -152.41%
• Current HPI: 292.9126
• Rent YoY: —
• 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

+18.1% since first listed

33 events — show timeline

• 2026-06-15 Price Changed $118,000 MiRealSource-MiMLS
• 2026-06-15 Price Changed $118,000 REALCOMP
• 2026-06-12 Price Changed $119,000 MiRealSource-MiMLS
• 2026-06-11 Price Changed $119,000 REALCOMP
• 2026-05-12 Listing Removed — MiRealSource-MiMLS
• 2026-05-12 Listing Removed — REALCOMP
• 2026-05-12 Listed $119,900 REALCOMP
• 2026-05-12 Listed $119,900 MiRealSource-MiMLS
• 2026-04-07 Price Changed $119,900 MiRealSource-MiMLS
• 2026-04-06 Price Changed $119,900 REALCOMP
• 2026-02-17 Price Changed $120,000 MiRealSource-MiMLS
• 2026-02-16 Price Changed $120,000 REALCOMP
• 2025-09-30 Price Changed $125,000 MiRealSource-MiMLS
• 2025-09-29 Price Changed $125,000 REALCOMP
• 2025-07-30 Price Changed $115,000 MiRealSource-MiMLS
• 2025-07-29 Price Changed $115,000 REALCOMP
• 2025-07-02 Price Changed $119,000 MiRealSource-MiMLS
• 2025-07-01 Price Changed $119,000 REALCOMP
• 2025-06-14 Listed $125,000 MiRealSource-MiMLS
• 2025-06-14 Listed $125,000 REALCOMP
• 2025-06-14 Coming Soon — MiRealSource-MiMLS
• 2025-06-01 Listing Removed — REALCOMP
• 2025-06-01 Listing Removed — MiRealSource-MiMLS
• 2025-05-08 Price Changed $130,000 MiRealSource-MiMLS
• 2025-05-07 Price Changed $130,000 REALCOMP
• 2025-04-30 Listed $150,000 REALCOMP
• 2025-04-30 Listed $150,000 MiRealSource-MiMLS
• 2022-03-14 Listing Removed — REALCOMP
• 2022-03-14 Listing Removed — MiRealSource-MiMLS
• 2021-12-29 Price Changed $84,900 MiRealSource-MiMLS
• 2021-12-28 Price Changed $84,900 REALCOMP
• 2021-08-30 Listed $99,900 MiRealSource-MiMLS
• 2021-08-30 Listed $99,900 REALCOMP

Property tax history

+13.4%/yr

Latest (2025): $2,648 · +47.4% YoY. Source: county tax records.