13445 Maiden St · Detroit, MI 48213

$13,500

4 bd · 2.0 ba · 2,186 sqft · SingleFamily public records · 119 Days on market

Built 1937 4,792 sqft lot $6/sqft · 79% below area

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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

Come take a look at this 2 unit brick multifamily in the Ravendale subdivision. This homes definitely needs some work, but with the right amount of TLC can prove to be a viable investment opportunity. Be advised that the potential buyer would need to fill out a renovation agreement with the Detroit landbank authority and fix up the property to compliance standards within a set amount of time.

Key facts

• 4,792 sq ft lot
• Built 1937
• Listed 119 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $14k).
• Recommended offer: $12k (9.0% below list) — sets the bar for market timing.
• Cap rate 109.9% vs local median 10.2% 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: 190 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,593/mo this rent would consume 56% 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 $93 of loan paydown is wiped out by about $405 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($12k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $5k; list at $14k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $12,285 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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. 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?
8. 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.
9. 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.
10. 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: 11.80% ✓
• Cap rate: 109.87%
• Cash-on-cash: 369.92%
• DSCR: 17.46
• GRM: 0.7

CMA / ARV

• ARV (median comp): $64,756
• List price: $13,500
• Delta: -79.15%
• 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
13324 Camden St	0.18mi	4/2.0	1,992 (-9%)	3mo	$40,000	$20	74
13368 Maiden St	0.08mi	4/3.0	2,460 (+12%)	1mo	$179,000	$73	71
9141 Wayburn St	0.53mi	3/1.5 (-1)	2,150 (-2%)	10mo	$99,000	$46	58
9439 E Outer Dr	0.50mi	3/2.5 (-1)	2,259 (+3%)	16mo	$170,000	$75	50
10630 Whitehill St	0.69mi	3/1.0 (-1)	2,070 (-5%)	5mo	$70,000	$34	46
9700 Wayburn St	0.58mi	3/1.0 (-1)	1,995 (-9%)	4mo	$42,500	$21	46
9864 E Outer Dr	0.53mi	3/1.5 (-1)	2,012 (-8%)	11mo	$140,000	$70	46
5931 Wayburn St	0.64mi	4/2.0	1,968 (-10%)	12mo	$14,000	$7	44
9171 E Outer Dr	0.51mi	4/2.0	2,504 (+14%)	14mo	$178,000	$71	40
10761 Haverhill St	0.67mi	3/1.0 (-1)	2,362 (+8%)	10mo	$88,000	$37	38
12622 Promenade St	0.62mi	3/2.0 (-1)	2,432 (+11%)	14mo	$120,000	$49	35
14640 Chandler Park Dr	0.73mi	3/1.5 (-1)	1,892 (-13%)	14mo	$85,000	$45	25

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: 20.06×
• Total profit: $72,053
• Equity at exit: $2,013

10-year hold

• IRR: —
• Equity multiple: 42.91×
• Total profit: $158,405
• Equity at exit: $1,167

Cash invested: $3,780 (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: 190
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,593 high
• Mortgage (P&I): −$71
• Tax est. 1.5%: −$17 /mo · $202/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $1,165

Break-even live

Break-even rent $118

Max offer price $13,500

Occupancy floor 22%

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: $3,375
• Closing costs: $405
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	24d	1	0.06mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	0.57mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	0.72mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	17d	1	0.92mi
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	24d	1	1.04mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	17d	1	1.17mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	4d	1	1.22mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	16d	1	1.32mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	1.32mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	1.34mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	43d	1	1.40mi
10030 Bishop St Detroit, MI	5.0	2.0	1721	$1,200	$0.70	17d	1	1.44mi

Listing history 17 events

1. 2026-06-18
   days on market $13,500 Active 119 DOM
2. 2026-06-17
   days on market $13,500 Active 118 DOM
3. 2026-06-15
   days on market $13,500 Active 116 DOM
4. 2026-06-13
   days on market $13,500 Active 114 DOM
5. 2026-06-13
   days on market $13,500 Active 113 DOM
6. 2026-06-09
   days on market $13,500 Active 110 DOM
7. 2026-06-08
   days on market $13,500 Active 109 DOM
8. 2026-06-07
   days on market $13,500 Active 108 DOM
9. 2026-06-04
   days on market $13,500 Active 105 DOM
10. 2026-06-03
    days on market $13,500 Active 104 DOM
11. 2026-06-01
    days on market $13,500 Active 102 DOM
12. 2026-05-31
    days on market $13,500 Active 101 DOM
13. 2026-02-19
    listed $13,500 Active 396-char remark

    Show marketing remark (395 chars)

    Come take a look at this 2 unit brick multifamily in the Ravendale subdivision. This homes definitely needs some work, but with the right amount of TLC can prove to be a viable investment opportunity. Be advised that the potential buyer would need to fill out a renovation agreement with the Detroit landbank authority and fix up the property to compliance standards within a set amount of time.

14. 2026-02-19
    listed $13,500 Active 395-char remark

    Show marketing remark (395 chars)

    Come take a look at this 2 unit brick multifamily in the Ravendale subdivision. This homes definitely needs some work, but with the right amount of TLC can prove to be a viable investment opportunity. Be advised that the potential buyer would need to fill out a renovation agreement with the Detroit landbank authority and fix up the property to compliance standards within a set amount of time.

15. 2008-03-07
    soldstatus $4,950
16. 2008-01-09
    listed $2,950
17. 2007-03-06
    soldstatus $78,500

ⓘ 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 ≥95°F today · 14 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: $19,117
• − Mortgage interest: −$756
• − Property taxes: −$202
• − Insurance: −$68
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$393
• Taxable income: $14,640
• Est. tax owed @ 24.0%: −$3,514
• After-tax cash flow: $10,470/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

-82.8% since first listed

5 events — show timeline

• 2026-02-19 Listed $13,500 MiRealSource-MiMLS
• 2026-02-19 Listed $13,500 REALCOMP
• 2008-03-07 Sold (MLS) $4,950 MiRealSource-MiMLS
• 2008-01-09 Listed $2,950 MiRealSource-MiMLS
• 2007-03-06 Sold (Public Records) $78,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,270 · -54.4% YoY. Source: county tax records.