13065 Elmdale St · Detroit, MI 48213

$21,000

3 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 5 Days on market

Built 1949 6,098 sqft lot $19/sqft · 70% below area ↓ 53% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Discover the potential in this solid 3-bedroom, 1-bath brick bungalow. Featuring over 1,000 sq. ft. of living space and a detached 1-car garage, this property is a blank canvas ready for a full renovation. Situated on a generous 6,098 sq. ft. lot, this home offers ''good bones'' and a practical layout perfect for investors looking to add a high-yield rental or a complete flip project to their portfolio. Full basement provides extra storage or expansion potential. Property is being sold strictly ''as-is. '' Bring your contractor and see the opportunity for yourself! Batvai Send all offers to porter. [email protected] Buyers to pay $495 compliance fee to listing broker

Key facts

• Brick bungalow
• Generous lot
• Extra storage

Tags

• BRICK BUNGALOW
• FULL RENOVATION
• GENEROUS LOT
• FULL BASEMENT
• EXTRA STORAGE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1949
• Construction: Brick exterior; Asphalt roof; Built in 1949
• Exterior features: Brick construction; Asphalt roof; Lot of about 0.14 acres; Public water

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Six total rooms; Michigan-style basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $21k.

Deal economics

• At list price, monthly cash flow is $930 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $21k).
• Cap rate 59.5% vs local median 10.1% 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: 192 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $1,362/mo this rent would consume 48% of the median local household income ($34k/yr) (locally 1202% 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 $145 of loan paydown is wiped out by about $630 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 + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 6y 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 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $21,000

Questions for the listing agent

1. Built in 1949 — 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 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?
4. 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?
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: 6.48% ✓
• Cap rate: 59.46%
• Cash-on-cash: 189.90%
• DSCR: 9.45
• GRM: 1.3

CMA / ARV

• ARV (median comp): $69,087
• List price: $21,000
• Delta: -69.60%
• 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
13136 Maiden St	0.18mi	4/1.0 (+1)	1,144 (+5%)	1mo	$10,000	$9	77
14920 longview Longview St	0.51mi	3/1.0	1,085 (0%)	5mo	$35,000	$32	72
14263 Hampshire St	0.44mi	3/1.0	1,056 (-3%)	5mo	$16,500	$16	71
8801 E Outer Dr	0.45mi	3/1.5	1,047 (-4%)	1mo	$40,000	$38	70
13334 Elmdale St	0.13mi	3/1.0	1,221 (+12%)	3mo	$89,254	$73	70
13113 Camden St	0.24mi	3/1.0	1,224 (+13%)	2mo	$88,000	$72	66
12561 Maiden St	0.33mi	3/1.0	963 (-11%)	1mo	$69,690	$72	65
14750 Lannette St	0.72mi	3/1.0	1,099 (+1%)	3mo	$78,000	$71	62
9200 Manistique St	0.67mi	3/1.0	1,135 (+5%)	4mo	$69,500	$61	57
13124 Flanders St	0.65mi	3/2.0	1,150 (+6%)	0mo	$115,000	$100	55
13302 Jane St	0.72mi	3/1.0	1,024 (-6%)	4mo	$37,000	$36	54
9768 Manistique St	0.71mi	3/1.0	986 (-9%)	0mo	$35,000	$35	52

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: —
• Equity multiple: 10.50×
• Total profit: $55,881
• Equity at exit: $3,131

10-year hold

• IRR: —
• Equity multiple: 22.27×
• Total profit: $125,055
• Equity at exit: $1,816

Cash invested: $5,880 (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 48213

• Active inventory: 192
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,362 high
• Mortgage (P&I): −$110
• Tax est. 1.5%: −$26 /mo · $315/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $930

Break-even live

Break-even rent $184

Max offer price $21,000

Occupancy floor 27%

Sensitivity live

Price	-10% $945	-5% $938	+0% $930	+5% $923	+10% $916
Rent	-10% $823	-5% $877	+0% $930	+5% $984	+10% $1,038
Rate	-1.0pp $941	-0.5pp $936	base $930	+0.5pp $925	+1.0pp $920

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: $5,250
• Closing costs: $630
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	0.06mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	0.19mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	19d	1	0.48mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	0.53mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	16d	1	0.56mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	25d	1	0.60mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	0.69mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	4d	1	0.81mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	21d	1	0.81mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	18d	1	0.82mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	6d	1	0.87mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	19d	1	0.93mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	6d	1	0.93mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	0.96mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.97mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	0.97mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	1.00mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	16d	1	1.04mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	44d	1	1.05mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	15d	1	1.05mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	18d	1	1.05mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	12d	1	1.08mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	1.10mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	18d	1	1.13mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	1.13mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	44d	1	1.13mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	44d	1	1.14mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	16d	1	1.16mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	1.26mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	6d	1	1.28mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	21d	1	1.37mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	1.42mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	1.43mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.47mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	5d	1	1.47mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	1.49mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	1.50mi

Listing history 29 events

1. 2026-06-21
   days on market $21,000 Active 5 DOM
2. 2026-06-18
   days on market $21,000 Active 2 DOM
3. 2026-06-16
   remarks 678-char remark

   Show marketing remark (678 chars)

   Discover the potential in this solid 3-bedroom, 1-bath brick bungalow. Featuring over 1,000 sq. ft. of living space and a detached 1-car garage, this property is a blank canvas ready for a full renovation. Situated on a generous 6,098 sq. ft. lot, this home offers ''good bones'' and a practical layout perfect for investors looking to add a high-yield rental or a complete flip project to their portfolio. Full basement provides extra storage or expansion potential. Property is being sold strictly ''as-is. '' Bring your contractor and see the opportunity for yourself! Batvai Send all offers to porter. [email protected] Buyers to pay $495 compliance fee to listing broker

4. 2026-06-16
   days on marketlisting id $21,000 Active 1 DOM

   Show marketing remark (678 chars)

   Discover the potential in this solid 3-bedroom, 1-bath brick bungalow. Featuring over 1,000 sq. ft. of living space and a detached 1-car garage, this property is a blank canvas ready for a full renovation. Situated on a generous 6,098 sq. ft. lot, this home offers ''good bones'' and a practical layout perfect for investors looking to add a high-yield rental or a complete flip project to their portfolio. Full basement provides extra storage or expansion potential. Property is being sold strictly ''as-is. '' Bring your contractor and see the opportunity for yourself! Batvai Send all offers to porter. [email protected] Buyers to pay $495 compliance fee to listing broker

5. 2026-05-31
   days on market $21,000 Active 97 DOM
6. 2026-03-11
   price $21,000 556-char remark
7. 2026-03-11
   price $21,000 549-char remark
8. 2026-02-24
   price $24,000 556-char remark
9. 2026-02-23
   price $24,000 549-char remark
10. 2026-02-23
    listed $27,000 Active 549-char remark
11. 2026-02-23
    listed $27,000 Active 556-char remark
12. 2026-02-01
    historical
13. 2026-02-01
    historical
14. 2026-01-30
    price $27,000
15. 2026-01-29
    price $27,000
16. 2025-10-17
    listed $30,000 Active
17. 2025-10-17
    listed $30,000 Active
18. 2025-10-01
    historical
19. 2025-10-01
    historical
20. 2025-07-19
    listed $30,000 Active
21. 2025-07-14
    listed $30,000 Active
22. 2021-02-05
    soldstatus $67,000
23. 2020-11-24
    soldstatus $45,000
24. 2020-09-24
    soldstatus $45,000 Sold
25. 2020-09-24
    soldstatus $45,000 Closed
26. 2020-09-21
    status Pending
27. 2020-09-21
    listed $45,000 Active
28. 2020-09-21
    listed $45,000
29. 2020-09-21
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,338
• − Mortgage interest: −$1,176
• − Property taxes: −$315
• − Insurance: −$105
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − Depreciation: −$611
• Taxable income: $11,517
• Est. tax owed @ 24.0%: −$2,764
• After-tax cash flow: $8,402/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

-53.3% since first listed

29 events — show timeline

• 2026-06-16 Listed $21,000 REALCOMP
• 2026-06-16 Listed $21,000 SW Michigan MLS
• 2026-06-16 Listed $21,000 MiRealSource-MiMLS
• 2026-06-01 Listing Removed — MiRealSource-MiMLS
• 2026-06-01 Listing Removed — REALCOMP
• 2026-03-11 Price Changed $21,000 MiRealSource-MiMLS
• 2026-03-11 Price Changed $21,000 REALCOMP
• 2026-02-24 Price Changed $24,000 MiRealSource-MiMLS
• 2026-02-23 Price Changed $24,000 REALCOMP
• 2026-02-23 Listed $27,000 REALCOMP
• 2026-02-23 Listed $27,000 MiRealSource-MiMLS
• 2026-02-01 Listing Removed — REALCOMP
• 2026-02-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-30 Price Changed $27,000 MiRealSource-MiMLS
• 2026-01-29 Price Changed $27,000 REALCOMP
• 2025-10-17 Listed $30,000 MiRealSource-MiMLS
• 2025-10-17 Listed $30,000 REALCOMP
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-01 Listing Removed — REALCOMP
• 2025-07-19 Listed $30,000 REALCOMP
• 2025-07-14 Listed $30,000 MiRealSource-MiMLS
• 2021-02-05 Sold (Public Records) $67,000 Public Records
• 2020-11-24 Sold (Public Records) $45,000 Public Records
• 2020-09-24 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2020-09-24 Sold (MLS) $45,000 REALCOMP
• 2020-09-21 Pending — REALCOMP
• 2020-09-21 Listing Removed — MiRealSource-MiMLS
• 2020-09-21 Listed $45,000 MiRealSource-MiMLS
• 2020-09-21 Listed $45,000 REALCOMP

Property tax history

+6.2%/yr

Latest (2025): $2,440 · +0.9% YoY. Source: county tax records.