13926 Rockdale St · Detroit, MI 48223

$67,000

3 bd · 1.0 ba · 750 sqft · SingleFamily public records · 26 Days on market

Built 1948 3,920 sqft lot

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

Outstanding opportunity in Detroit's established Brightmoor area! This brick bungalow is being sold as part of a package with adjacent property located at 13934 Rockdale, creating a rare side-by-side ownership opportunity with exceptional flexibility and income potential. Whether you're an investor looking to expand your portfolio, a buyer interested in living in one home while generating rental income from the neighboring property, or someone seeking a long-term investment strategy, this unique package offers multiple possibilities. The adjacent property is currently tenant occupied, providing immediate rental income potential. Conveniently located near Rouge Park Golf Course, Fullerton Park, major freeways including I-96, shopping, and just minutes from Downtown Detroit, this location continues to attract strong rental demand. Property features 3 bedrooms, 1 bath, spacious upper-level primary bedroom, basement, and classic brick exterior with strong long-term upside. Excellent opportunity for cash flow, future appreciation, or owner-occupant investment strategy. BATVAI.

Key facts

• 3,920 sq ft lot
• Built 1948
• Listed 25 days

Tags

• RENTAL INCOME POTENTIAL
• ROUGE PARK GOLF COURSE
• CLASSIC BRICK EXTERIOR

Property features AI

Finance

• Other: Lot dimensions approximately 32 x 118 (0.09 acres)
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: No garage
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps; Brick construction; Faces not specified
• Construction: Brick exterior; Asphalt roof; Block foundation; Built area above grade: 750 (unit unspecified in details)
• Exterior features: Porch; Paved road access

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: Total of 5 rooms (includes living spaces and bedrooms)
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $66k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 10.0% 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: 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.
• Zoned schools: Gompers Elementarymiddle School (math 24% / reading 24%, grade F, #980 of 1,397 statewide, top 74%, 838 students, 91% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 89% FRL track the district average.
• Market conditions: 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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).
• This rent runs 31% of the median local income ($45k/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 $463 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 12y 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 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,995 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — 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. 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.
6. 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.
7. 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: 1.71% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.62%
• DSCR: 2.18
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $37,500
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14371 Dacosta St	0.40mi	3/1.0	755 (+1%)	7mo	$4,200	$6	74
14024 Lamphere St	0.22mi	2/1.0 (-1)	736 (-2%)	16mo	$37,000	$50	68
14437 Dacosta St	0.46mi	2/1.0 (-1)	707 (-6%)	2mo	$66,995	$95	63
11747 W Outer Dr	0.58mi	2/1.0 (-1)	736 (-2%)	7mo	$70,000	$95	59
12937 Trinity St	0.53mi	2/1.0 (-1)	729 (-3%)	14mo	$15,500	$21	54
12955 Grayfield St	0.62mi	2/1.0 (-1)	731 (-2%)	21mo	$78,000	$107	44
14889 Dacosta St	0.73mi	2/1.0 (-1)	665 (-11%)	8mo	$24,999	$38	35

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: 20.5%
• Equity multiple: 1.84×
• Total profit: $15,677
• Equity at exit: $9,990

10-year hold

• IRR: 28.7%
• Equity multiple: 3.55×
• Total profit: $47,906
• Equity at exit: $5,793

Cash invested: $18,760 (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 48223

• Active inventory: 161
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$351
• Tax from tax record: −$107 /mo · $1,290/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $416

Break-even live

Break-even rent $616

Max offer price $67,000

Occupancy floor 59%

Sensitivity live

Price	-10% $454	-5% $435	+0% $416	+5% $397	+10% $378
Rent	-10% $326	-5% $371	+0% $416	+5% $461	+10% $506
Rate	-1.0pp $450	-0.5pp $433	base $416	+0.5pp $399	+1.0pp $381

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	45d	6	0.26mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	7d	4	0.26mi
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	45d	1	0.36mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	45d	1	0.43mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	18d	1	0.49mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	18d	1	0.52mi
23610 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.73mi
23626 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.74mi
23602 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.74mi
23606 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.74mi
23614 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.75mi
23618 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.75mi
23622 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.76mi
14088 Riverview St Unit 207 Detroit, MI	2.0	1.0	750	$975	$1.30	45d	1	0.77mi
14088 Riverview St Unit 108 Detroit, MI	2.0	1.0	750	$900	$1.20	45d	1	0.77mi
14088 Riverview St Unit 208 Detroit, MI	2.0	1.0	750	$985	$1.31	45d	1	0.77mi
14086 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	46d	1	0.77mi
14096 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	0.77mi
14092 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.77mi
23640 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.77mi
23634 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.77mi
23636 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$975	$1.30	45d	1	0.77mi
23636 Schoolcraft Rd Apt 212 Detroit, MI	2.0	1.0	750	$985	$1.31	45d	1	0.77mi
23636 Schoolcraft Rd Unit -209 Detroit, MI	2.0	1.0	900	$865	$0.96	45d	1	0.77mi
23630 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.77mi
14114 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	22d	1	0.77mi
14110 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.77mi
14122 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	0.78mi
14128 Riverview St Apt 208 Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	0.78mi
14128 Riverview St Unit 107 Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	0.78mi
14126 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	0.78mi
14136 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.78mi
14128 Riverview St Unit 207 Detroit, MI	2.0	1.0	900	$800	$0.89	45d	1	0.78mi
14128 Riverview St Unit 108 Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	0.78mi
14118 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	45d	1	0.79mi
14132 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	45d	1	0.79mi
14140 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.80mi
14102 Riverview St Detroit, MI	2.0	1.0	900	$895	$0.99	45d	1	0.80mi
14144 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	0.80mi
23652 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	26d	1	0.80mi

Listing history 48 events

1. 2026-06-21
   days on market $67,000 Active 26 DOM
2. 2026-06-18
   days on market $67,000 Active 23 DOM
3. 2026-06-17
   days on market $67,000 Active 22 DOM
4. 2026-06-15
   days on market $67,000 Active 20 DOM
5. 2026-06-13
   days on market $67,000 Active 18 DOM
6. 2026-06-13
   days on market $67,000 Active 17 DOM
7. 2026-06-09
   days on market $67,000 Active 14 DOM
8. 2026-06-08
   days on market $67,000 Active 13 DOM
9. 2026-06-07
   days on market $67,000 Active 12 DOM
10. 2026-06-04
    days on market $67,000 Active 9 DOM
11. 2026-06-03
    days on market $67,000 Active 8 DOM
12. 2026-06-02
    days on market $67,000 Active 7 DOM
13. 2026-06-01
    days on market $67,000 Active 6 DOM
14. 2026-05-31
    days on market $67,000 Active 5 DOM
15. 2026-05-27
    listed $67,000 Active
16. 2026-05-26
    listed $67,000 Active 1088-char remark

    Show marketing remark (1088 chars)

    Outstanding opportunity in Detroit's established Brightmoor area! This brick bungalow is being sold as part of a package with adjacent property located at 13934 Rockdale, creating a rare side-by-side ownership opportunity with exceptional flexibility and income potential. Whether you're an investor looking to expand your portfolio, a buyer interested in living in one home while generating rental income from the neighboring property, or someone seeking a long-term investment strategy, this unique package offers multiple possibilities. The adjacent property is currently tenant occupied, providing immediate rental income potential. Conveniently located near Rouge Park Golf Course, Fullerton Park, major freeways including I-96, shopping, and just minutes from Downtown Detroit, this location continues to attract strong rental demand. Property features 3 bedrooms, 1 bath, spacious upper-level primary bedroom, basement, and classic brick exterior with strong long-term upside. Excellent opportunity for cash flow, future appreciation, or owner-occupant investment strategy. BATVAI.

17. 2026-05-16
    historical $1,200
18. 2026-05-13
    listed $1,200
19. 2025-03-07
    historical $1,200
20. 2024-12-21
    price $1,200
21. 2024-11-24
    price $1,250
22. 2024-09-26
    listed $1,300
23. 2021-01-01
    historical
24. 2021-01-01
    historical
25. 2020-11-24
    status Active
26. 2020-11-24
    status Active
27. 2020-11-05
    status Pending
28. 2020-11-05
    status Pending
29. 2020-08-01
    price $34,999
30. 2020-07-31
    price $34,999
31. 2020-06-05
    price $35,000
32. 2020-06-04
    price $35,000
33. 2020-05-30
    listed $70,000 Active
34. 2020-05-30
    listed $70,000 Active
35. 2020-04-03
    historical
36. 2020-04-02
    historical
37. 2020-02-26
    historical Keep Showing-Contgcy Appl
38. 2020-02-26
    historical Contingent - Continue To Show
39. 2020-01-28
    listed $74,500 Active
40. 2020-01-28
    listed $74,500 Active
41. 2015-11-04
    historical
42. 2015-11-03
    historical
43. 2015-06-07
    listed $55,000 Active
44. 2015-06-03
    historical
45. 2015-06-03
    historical
46. 2014-11-03
    listed $55,000 Active
47. 2014-11-03
    listed $55,000
48. 2014-11-03
    listed $55,000

ⓘ 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: $1,290 · $107/mo
• Projected year-2 tax: $1,290 · $107/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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,714
• − Mortgage interest: −$3,753
• − Property taxes: −$1,290
• − Insurance: −$335
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$1,949
• Taxable income: $4,193
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $3,987/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• 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

+21.8% since first listed

34 events — show timeline

• 2026-05-27 Listed $67,000 REALCOMP
• 2026-05-26 Listed $67,000 MiRealSource-MiMLS
• 2026-05-16 Rental Removed $1,200 APPFOLIO
• 2026-05-13 Listed for Rent $1,200 APPFOLIO
• 2025-03-07 Rental Removed $1,200 APPFOLIO
• 2024-12-21 Price Changed $1,200 APPFOLIO
• 2024-11-24 Price Changed $1,250 APPFOLIO
• 2024-09-26 Listed for Rent $1,300 APPFOLIO
• 2021-01-01 Listing Removed — MiRealSource-MiMLS
• 2021-01-01 Listing Removed — REALCOMP
• 2020-11-24 Relisted — MiRealSource-MiMLS
• 2020-11-24 Relisted — REALCOMP
• 2020-11-05 Pending — MiRealSource-MiMLS
• 2020-11-05 Pending — REALCOMP
• 2020-08-01 Price Changed $34,999 MiRealSource-MiMLS
• 2020-07-31 Price Changed $34,999 REALCOMP
• 2020-06-05 Price Changed $35,000 MiRealSource-MiMLS
• 2020-06-04 Price Changed $35,000 REALCOMP
• 2020-05-30 Listed $70,000 MiRealSource-MiMLS
• 2020-05-30 Listed $70,000 REALCOMP
• 2020-04-03 Listing Removed — REALCOMP
• 2020-04-02 Listing Removed — MiRealSource-MiMLS
• 2020-02-26 Contingent — MiRealSource-MiMLS
• 2020-02-26 Contingent — REALCOMP
• 2020-01-28 Listed $74,500 MiRealSource-MiMLS
• 2020-01-28 Listed $74,500 REALCOMP
• 2015-11-04 Listing Removed — REALCOMP
• 2015-11-03 Listing Removed — MiRealSource-MiMLS
• 2015-06-07 Listed $55,000 REALCOMP
• 2015-06-03 Listing Removed — REALCOMP
• 2015-06-03 Listing Removed — MiRealSource-MiMLS
• 2014-11-03 Listed $55,000 MiRealSource-MiMLS
• 2014-11-03 Listed $55,000 MiRealSource-MiMLS
• 2014-11-03 Listed $55,000 REALCOMP

Property tax history

+15.0%/yr

Latest (2025): $1,290 · -9.0% YoY. Source: county tax records.