13417 Robson Ave · Detroit, MI 48227

$135,000

4 bd · 1.5 ba · 1,910 sqft · SingleFamily public records · 138 Days on market

Built 1926 5,663 sqft lot $71/sqft · 46% above area Est $155k · 13% 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 +25.5/30.0
• ARV discount +13.3/15.0
• DSCR +8.5/10.0
• 1% rule +6.1/10.0
• 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

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Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1926

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• At $1,502/mo this rent would consume 49% of the median local household income ($37k/yr) (locally 2371% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 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.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 30y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $135k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1926 — 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: 1.11% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $155,052
• List price: $135,000
• Delta: -12.93%
• 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
14050 Prevost St	0.50mi	4/2.0	1,932 (+1%)	4mo	$165,000	$85	69
12700 Sussex St	0.38mi	4/1.0	1,860 (-3%)	9mo	$50,000	$27	68
14010 Rutherford St	0.54mi	4/2.0	1,840 (-4%)	4mo	$190,000	$103	63
14124 Sussex St	0.23mi	3/1.0 (-1)	1,646 (-14%)	3mo	$70,000	$43	56
14329 Montrose St	0.54mi	4/1.5	1,775 (-7%)	9mo	$92,000	$52	55
14413 Mark Twain St	0.58mi	3/2.0 (-1)	1,824 (-4%)	6mo	$68,000	$37	53
13501 Mettetal St	0.73mi	5/3.0 (+1)	1,993 (+4%)	2mo	$255,000	$128	46
14112 Mansfield St	0.61mi	4/2.0	2,182 (+14%)	1mo	$57,000	$26	45
13995 Prevost St	0.51mi	3/1.5 (-1)	1,700 (-11%)	10mo	$169,900	$100	45
14257 Mansfield St	0.70mi	3/1.5 (-1)	2,115 (+11%)	4mo	$125,000	$59	41
13985 Saint Marys St	0.68mi	3/2.0 (-1)	1,709 (-10%)	6mo	$135,000	$79	39
14235 Saint Marys St	0.74mi	3/2.0 (-1)	1,632 (-15%)	8mo	$201,000	$123	28

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,242
• Equity at exit: $20,129

10-year hold

• IRR: 13.4%
• Equity multiple: 2.19×
• Total profit: $45,168
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,502 high
• Mortgage (P&I): −$708
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $316

Break-even live

Break-even rent $1,102

Max offer price $135,000

Occupancy floor 74%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	43d	1	0.14mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	4d	1	0.19mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	4d	1	0.43mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	43d	1	0.44mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	43d	1	0.69mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	43d	1	0.82mi
14669 Rutherford St Detroit, MI	4.0	2.0	2359	$1,950	$0.83	43d	1	0.84mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	43d	1	1.10mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	14d	1	1.13mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	16d	1	1.41mi

Listing history 20 events

1. 2026-05-31
   days on market $135,000 Active 138 DOM
2. 2026-04-30
   price $135,000 1-char remark

   Show marketing remark (1 chars)

   e

3. 2026-04-30
   price $135,000 1-char remark

   Show marketing remark (1 chars)

   e

4. 2026-01-13
   listed $150,000 Active 1-char remark

   Show marketing remark (1 chars)

   e

5. 2026-01-11
   listed $150,000 Active 1-char remark

   Show marketing remark (1 chars)

   e

6. 2019-11-13
   historical
7. 2019-11-13
   historical
8. 2019-06-21
   historical
9. 2019-06-21
   historical
10. 2019-02-06
    price $46,900
11. 2019-02-05
    price $46,900
12. 2018-10-17
    listed $55,000 Active
13. 2018-10-17
    listed $46,900 Active
14. 2018-10-17
    listed $46,900 Active
15. 2018-10-17
    listed $55,000 Active
16. 1997-08-27
    soldstatus $55,000
17. 1997-06-25
    soldstatus $61,000
18. 1997-04-03
    historical
19. 1997-04-01
    listed $61,900
20. 1996-12-27
    listed $61,900

ⓘ 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: $1,277 · $106/mo
• Projected year-2 tax: $1,678 · $140/mo
• Expected delta: +$401/yr (+$33/mo · 31.4%)

ⓘ 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 · 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: $18,023
• − Mortgage interest: −$7,562
• − Property taxes: −$1,277
• − Insurance: −$675
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$3,927
• Taxable income: $1,698
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $3,383/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

+118.1% since first listed

19 events — show timeline

• 2026-04-30 Price Changed $135,000 MiRealSource-MiMLS
• 2026-04-30 Price Changed $135,000 REALCOMP
• 2026-01-13 Listed $150,000 REALCOMP
• 2026-01-11 Listed $150,000 MiRealSource-MiMLS
• 2019-11-13 Listing Removed — MiRealSource-MiMLS
• 2019-11-13 Listing Removed — REALCOMP
• 2019-06-21 Listing Removed — REALCOMP
• 2019-06-21 Listing Removed — MiRealSource-MiMLS
• 2019-02-06 Price Changed $46,900 MiRealSource-MiMLS
• 2019-02-05 Price Changed $46,900 REALCOMP
• 2018-10-17 Listed $55,000 MiRealSource-MiMLS
• 2018-10-17 Listed $46,900 MiRealSource-MiMLS
• 2018-10-17 Listed $46,900 REALCOMP
• 2018-10-17 Listed $55,000 REALCOMP
• 1997-08-27 Sold (Public Records) $55,000 Public Records
• 1997-06-25 Sold (MLS) $61,000 REALCOMP
• 1997-04-03 Listing Removed — REALCOMP
• 1997-04-01 Listed $61,900 REALCOMP
• 1996-12-27 Listed $61,900 REALCOMP

Property tax history

-0.2%/yr

Latest (2025): $1,277 · -54.0% YoY. Source: county tax records.