13000 Plymouth Rd · Detroit, MI 48204

$176,000

3 bd · 3.0 ba · 1,506 sqft · MultiFamily · 40 Days on market

Built 1957 Good condition 120 ac lot $117/sqft · 268% above area

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Why this score? — see what drove the B+ 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 +28.5/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great Addition To Your Investment Portfolio, 3 Updated units, 2025, Living Rooms Kitchens & Baths With New Furnaces and Hot Water Tanks in Each Unit, New Roof 2025, & New Windows 2025. No Maintenance Here!!!! 3 Units Paying $750 , $750 and $800 Monthly, That is $27,600 Annually!! Separate Electric and Gas Meters for Each Unit! Serious Buyers Only! Call Carol Wright For Showing Information! Pictures are from before units were rented. by property management company, and they are staged!

Key facts

• Updated units
• New furnaces
• Hot water tanks

Tags

• UPDATED UNITS
• NEW FURNACES
• HOT WATER TANKS
• NEW ROOF
• NEW WINDOWS
• SEPARATE ELECTRIC METERS

Property features AI

Finance

• Other: Lot dimensions 30 x 116; Zoned for multifamily
• Financial info: Tax information provided

Exterior

• Parking: No parking details listed
• Security: No security details listed
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multifamily; One story
• Construction: Brick construction; Brick/mortar and slab foundation; Built area above grade: 1,506
• Exterior features: Asphalt roof; Paved road access; Pets not allowed

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: Three 1-bedroom units
• Flooring: No flooring details listed
• Bathrooms: Three full bathrooms (one per unit)
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: One-level living; No cooling
• Laundry & utility: No laundry details listed

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $176k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $171k (3.0% 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: 244 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $2,267/mo this rent would consume 79% of the median local household income ($34k/yr) (locally 1418% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,720 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1957 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.29% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.99%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $47,809
• List price: $176,000
• Delta: 268.13%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10022 Cheyenne St	0.25mi	4/2.0 (+1)	1,571 (+4%)	21mo	$105,000	$67	55
9357 Birwood St	0.75mi	3/2.0	1,554 (+3%)	2mo	$18,000	$12	55
10327 Beechdale St	0.54mi	3/2.0	1,596 (+6%)	13mo	$25,000	$16	50
10368 Crocuslawn St	0.58mi	4/2.0 (+1)	1,608 (+7%)	18mo	$134,000	$83	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 3.69×
• Total profit: $132,487
• Equity at exit: $158,555

10-year hold

• IRR: 29.8%
• Equity multiple: 8.33×
• Total profit: $361,440
• Equity at exit: $341,929

Cash invested: $49,280 (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 48204

• Home prices YoY: 18.5%
• Active inventory: 244
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $2,267 high
• Mortgage (P&I): −$923
• Tax est. 1.5%: −$220 /mo · $2,640/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $575

Break-even live

Break-even rent $1,540

Max offer price $176,000

Occupancy floor 70%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,268
Total (3 units)			$2,267

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	0.33mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	0.58mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	43d	1	0.61mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	43d	1	0.64mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	0.64mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	0.73mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	43d	1	0.79mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	0.79mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	16d	1	0.88mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	43d	1	0.98mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	5d	1	1.01mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	43d	1	1.04mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	43d	1	1.11mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	1.13mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	20d	1	1.16mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	1.18mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	1.20mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	1.21mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	1.26mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	43d	1	1.31mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	24d	1	1.32mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	43d	1	1.40mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	1.45mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	1.47mi

Listing history 17 events

1. 2026-06-18
   days on market $176,000 Active 40 DOM
2. 2026-06-17
   days on market $176,000 Active 39 DOM
3. 2026-06-15
   days on market $176,000 Active 37 DOM
4. 2026-06-13
   days on market $176,000 Active 35 DOM
5. 2026-06-13
   days on market $176,000 Active 34 DOM
6. 2026-06-09
   days on market $176,000 Active 31 DOM
7. 2026-06-08
   days on market $176,000 Active 30 DOM
8. 2026-06-07
   days on market $176,000 Active 29 DOM
9. 2026-06-04
   days on market $176,000 Active 26 DOM
10. 2026-06-03
    days on market $176,000 Active 25 DOM
11. 2026-06-02
    days on market $176,000 Active 24 DOM
12. 2026-06-01
    days on market $176,000 Active 23 DOM
13. 2026-05-31
    days on market $176,000 Active 22 DOM
14. 2026-05-09
    listed $176,000 Active 502-char remark

    Show marketing remark (501 chars)

    Great Addition To Your Investment Portfolio, 3 Updated units, 2025, Living Rooms Kitchens & Baths With New Furnaces and Hot Water Tanks in Each Unit, New Roof 2025, & New Windows 2025. No Maintenance Here!!!! 3 Units Paying $750 , $750 and $800 Monthly, That is $27,600 Annually!! Separate Electric and Gas Meters for Each Unit! Serious Buyers Only! Call Carol Wright For Showing Information! Pictures are from before units were rented. by property management company, and they are staged!

15. 2026-05-09
    listed $176,000 Active 501-char remark

    Show marketing remark (501 chars)

    Great Addition To Your Investment Portfolio, 3 Updated units, 2025, Living Rooms Kitchens & Baths With New Furnaces and Hot Water Tanks in Each Unit, New Roof 2025, & New Windows 2025. No Maintenance Here!!!! 3 Units Paying $750 , $750 and $800 Monthly, That is $27,600 Annually!! Separate Electric and Gas Meters for Each Unit! Serious Buyers Only! Call Carol Wright For Showing Information! Pictures are from before units were rented. by property management company, and they are staged!

16. 2025-03-27
    historical $850
17. 2024-12-21
    listed $850

ⓘ 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 ≥97°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: $27,204
• − Mortgage interest: −$9,859
• − Property taxes: −$2,640
• − Insurance: −$880
• − Repairs & maintenance: −$2,176
• − Management: −$2,176
• − Depreciation: −$5,120
• Taxable income: $4,353
• Est. tax owed @ 24.0%: −$1,045
• After-tax cash flow: $5,851/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.

Condition & rehab AI · 8 photos

Good 80/100 Cosmetic rehab

This multi-family property is in good condition with recent updates, including a new roof, windows, and HVAC systems. It is move-in ready and offers a good return on investment.

Value-add opportunities

• Both New flooring in kitchen and bathrooms — Enhances aesthetics and durability.
• Both New paint throughout — Freshens the look and improves curb appeal.
• Both New landscaping and curb appeal — Improves the overall appearance and attracts potential buyers/tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both New flooring in kitchen and bathrooms — Enhances aesthetics and durability. ↑
• Both New paint throughout — Freshens the look and improves curb appeal. ↑
• Both New landscaping and curb appeal — Improves the overall appearance and attracts potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 20,696
• Household income: $34,468
• Rent vs Own: 45.0% rent · 55.0% own
• Severe rent burden: 1418.0

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 (86%)
• Race & ethnicity: Black 86% Two or more races 7% Hispanic / Latino 5% White 4% Native American 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Hispanic 1% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 36.51%
• Current HPI: 234.0465
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-09 Listed $176,000 MiRealSource-MiMLS
• 2026-05-09 Listed $176,000 REALCOMP
• 2025-03-27 Rental Removed $850 ZUMPER1
• 2024-12-21 Listed for Rent $850 ZUMPER1