13335 Strathmoor St · Detroit, MI 48227

$85,000

4 bd · 2.0 ba · 2,064 sqft · SingleFamily public records · 16 Days on market

Built 1917 3,920 sqft lot Est $93k · 8% under

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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
• ARV discount +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to 13335 Strathmoor Street! This spacious 4-bedroom, 2-bath home combines classic charm with modern updates. Featuring beautiful hardwood floors, tall ceilings, abundant natural light, and a striking fireplace, the home offers plenty of character throughout. The functional layout includes generous living and dining spaces, an updated kitchen with a cozy breakfast area, and well-sized bedrooms that provide flexibility for family, guests, or a home office. Outside, enjoy a fenced backyard and a full basement offering additional storage space. Conveniently located near shopping, dining, and major freeways, this move-in-ready home is a great opportunity for homeowners and investors alike. Schedule your showing today!

Key facts

• 3,920 sq ft lot
• Built 1917
• Listed 16 days

Property features AI

Exterior

• Utilities: Public water at street; Public sewer at street; Natural gas service
• Home design: Residential 2-story home; Built in 1917; Frontage of 40 feet
• Construction: Basement foundation
• Exterior features: Brick and shingle siding exterior; Paved street access

Interior

• Bedrooms: Primary bedroom on the second level (18 x 15) with wood flooring; Bedroom on entry level (13 x 12) with wood flooring; Second-level bedroom (≈13) with wood flooring; Entry-level bedroom (10 x 10) with wood flooring; Total of 9 rooms
• Flooring: Wood flooring throughout main living areas and bedrooms
• Bathrooms: Two full bathrooms (one on the second level, one on the entry level)
• Heating & cooling: Forced air heating; Ceiling fans for cooling; Natural gas heat source
• Interior features: Fireplace in the living room; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% 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: 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); 392 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $1,525/mo this rent would consume 50% 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y 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 $28k; list at $85k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1917 — 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: 1.79% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.06%
• DSCR: 2.34
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $92,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13416 Marlowe St	0.11mi	5/2.0 (+1)	2,000 (-3%)	16mo	$90,000	$45	71
14295 Mark Twain St	0.45mi	4/2.0	2,341 (+13%)	2mo	$85,000	$36	56
14015 Terry St	0.28mi	3/1.0 (-1)	1,932 (-6%)	17mo	$99,900	$52	53
13255 Lauder St	0.17mi	4/2.0	1,786 (-14%)	22mo	$111,000	$62	52
13431 Hartwell St	0.54mi	5/2.0 (+1)	1,850 (-10%)	1mo	$160,000	$86	51
12700 Sussex St	0.46mi	4/1.0	1,860 (-10%)	9mo	$50,000	$27	50
14413 Mark Twain St	0.55mi	3/2.0 (-1)	1,824 (-12%)	6mo	$68,000	$37	44
14368 Sussex St	0.61mi	3/2.0 (-1)	1,953 (-5%)	18mo	$40,500	$21	43
14376 Hubbell St	0.52mi	3/1.0 (-1)	1,936 (-6%)	18mo	$39,000	$20	41
14375 STRATHMOOR St	0.52mi	5/2.5 (+1)	2,341 (+13%)	18mo	$185,000	$79	31
14375 Strathmoor St	0.52mi	5/2.5 (+1)	2,341 (+13%)	18mo	$185,000	$79	31
13526 Montrose St	0.64mi	3/1.0 (-1)	1,824 (-12%)	18mo	$65,000	$36	26

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: 27.6%
• Equity multiple: 2.19×
• Total profit: $28,306
• Equity at exit: $12,674

10-year hold

• IRR: 36.7%
• Equity multiple: 4.84×
• Total profit: $91,327
• Equity at exit: $7,349

Cash invested: $23,800 (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: 392
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,525 high
• Mortgage (P&I): −$446
• Tax from tax record: −$128 /mo · $1,531/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $596

Break-even live

Break-even rent $771

Max offer price $85,000

Occupancy floor 56%

Sensitivity live

Price	-10% $644	-5% $620	+0% $596	+5% $572	+10% $548
Rent	-10% $476	-5% $536	+0% $596	+5% $656	+10% $717
Rate	-1.0pp $639	-0.5pp $618	base $596	+0.5pp $574	+1.0pp $552

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	6d	1	0.24mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	45d	1	0.31mi
14669 Rutherford St Detroit, MI	4.0	2.0	2359	$1,950	$0.83	45d	1	1.08mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	45d	1	1.20mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	16d	1	1.36mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	1.38mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	18d	1	1.44mi

Listing history 14 events

1. 2026-06-21
   days on market $85,000 Active 16 DOM
2. 2026-06-18
   days on market $85,000 Active 13 DOM
3. 2026-06-17
   days on market $85,000 Active 12 DOM
4. 2026-06-16
   days on market $85,000 Active 11 DOM
5. 2026-06-15
   days on market $85,000 Active 10 DOM
6. 2026-06-13
   days on market $85,000 Active 8 DOM
7. 2026-06-13
   statusdays on market $85,000 Active 7 DOM
8. 2026-06-07
   statusdays on market $85,000 Pending 6 DOM
9. 2026-06-04
   days on market $85,000 Active 4 DOM
10. 2026-06-03
    days on market $85,000 Active 3 DOM
11. 2026-06-02
    days on market $85,000 Active 2 DOM
12. 2026-06-01
    statuslisting id $85,000 Active 1 DOM

    Show marketing remark (730 chars)

    Welcome to 13335 Strathmoor Street! This spacious 4-bedroom, 2-bath home combines classic charm with modern updates. Featuring beautiful hardwood floors, tall ceilings, abundant natural light, and a striking fireplace, the home offers plenty of character throughout. The functional layout includes generous living and dining spaces, an updated kitchen with a cozy breakfast area, and well-sized bedrooms that provide flexibility for family, guests, or a home office. Outside, enjoy a fenced backyard and a full basement offering additional storage space. Conveniently located near shopping, dining, and major freeways, this move-in-ready home is a great opportunity for homeowners and investors alike. Schedule your showing today!

13. 2026-06-01
    remarks 699-char remark

    Show marketing remark (730 chars)

    Welcome to 13335 Strathmoor Street! This spacious 4-bedroom, 2-bath home combines classic charm with modern updates. Featuring beautiful hardwood floors, tall ceilings, abundant natural light, and a striking fireplace, the home offers plenty of character throughout. The functional layout includes generous living and dining spaces, an updated kitchen with a cozy breakfast area, and well-sized bedrooms that provide flexibility for family, guests, or a home office. Outside, enjoy a fenced backyard and a full basement offering additional storage space. Conveniently located near shopping, dining, and major freeways, this move-in-ready home is a great opportunity for homeowners and investors alike. Schedule your showing today!

14. 2026-06-01
    listed $85,000 Coming Soon 1 DOM

    Show marketing remark (730 chars)

    Welcome to 13335 Strathmoor Street! This spacious 4-bedroom, 2-bath home combines classic charm with modern updates. Featuring beautiful hardwood floors, tall ceilings, abundant natural light, and a striking fireplace, the home offers plenty of character throughout. The functional layout includes generous living and dining spaces, an updated kitchen with a cozy breakfast area, and well-sized bedrooms that provide flexibility for family, guests, or a home office. Outside, enjoy a fenced backyard and a full basement offering additional storage space. Conveniently located near shopping, dining, and major freeways, this move-in-ready home is a great opportunity for homeowners and investors alike. Schedule your showing today!

ⓘ 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: $1,531 · $128/mo
• Projected year-2 tax: $1,531 · $128/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 ≥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: $18,301
• − Mortgage interest: −$4,761
• − Property taxes: −$1,531
• − Insurance: −$425
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$2,473
• Taxable income: $6,183
• Est. tax owed @ 24.0%: −$1,484
• After-tax cash flow: $5,669/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

+46.6% since first listed

35 events — show timeline

• 2026-06-01 Listed $85,000 MiRealSource-MiMLS
• 2026-06-01 Listed $85,000 REALCOMP
• 2026-06-01 Coming Soon $85,000 MiRealSource-MiMLS
• 2026-03-11 Listing Removed — MiRealSource-MiMLS
• 2026-03-11 Listing Removed — REALCOMP
• 2026-01-30 Price Changed $120,000 MiRealSource-MiMLS
• 2026-01-29 Price Changed $120,000 REALCOMP
• 2026-01-03 Price Changed $135,000 MiRealSource-MiMLS
• 2026-01-02 Price Changed $135,000 REALCOMP
• 2025-12-05 Listed $145,000 REALCOMP
• 2025-12-05 Listed $145,000 MiRealSource-MiMLS
• 2024-04-04 Sold (MLS) $27,500 MiRealSource-MiMLS
• 2024-04-04 Sold (MLS) $27,500 REALCOMP
• 2024-03-27 Pending — MiRealSource-MiMLS
• 2024-03-27 Pending — REALCOMP
• 2024-03-25 Contingent — MiRealSource-MiMLS
• 2024-03-25 Contingent — REALCOMP
• 2024-02-04 Price Changed $34,900 MiRealSource-MiMLS
• 2024-02-04 Price Changed $34,900 REALCOMP
• 2024-01-13 Price Changed $37,500 MiRealSource-MiMLS
• 2024-01-12 Price Changed $37,500 REALCOMP
• 2023-12-01 Price Changed $39,900 MiRealSource-MiMLS
• 2023-12-01 Price Changed $39,900 REALCOMP
• 2023-11-06 Price Changed $49,900 MiRealSource-MiMLS
• 2023-11-06 Price Changed $49,900 REALCOMP
• 2023-11-02 Price Changed $55,000 MiRealSource-MiMLS
• 2023-11-01 Price Changed $55,000 REALCOMP
• 2023-11-01 Relisted — MiRealSource-MiMLS
• 2023-11-01 Relisted — REALCOMP
• 2023-10-31 Pending — MiRealSource-MiMLS
• 2023-10-31 Pending — REALCOMP
• 2023-10-10 Price Changed $63,000 MiRealSource-MiMLS
• 2023-10-10 Price Changed $63,000 REALCOMP
• 2023-10-05 Listed $58,000 MiRealSource-MiMLS
• 2023-10-05 Listed $58,000 REALCOMP

Property tax history

+1.1%/yr

Latest (2025): $1,531 · -58.6% YoY. Source: county tax records.