13559 Stoepel St · Detroit, MI 48238

$85,000

2 bd · 1.0 ba · 1,388 sqft · SingleFamily public records · 43 Days on market

Built 1925 3,920 sqft lot $61/sqft · 14% above area Est $75k · 14% over

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Why this score? — see what drove the C 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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +8.5/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to 13559 Stopel Street! Tucked away on a quiet block yet conveniently close to major highways, this charming brick home offers comfort, character, and plenty of space to make your own. Inside, you'll find beautiful hardwood floors throughout and a spacious layout perfect for everyday living or entertaining. The large master bedroom features two closets and oversized sliding windows that fill the room with natural light. A second, nicely sized bedroom provides great flexibility for family, guests, or a home office. The home includes 1.5 bathrooms - one on the main level and another in the basement, which also features a bar area and a partially finished space ideal for relaxing or hosting gatherings. Enjoy the large dining area perfect for family dinners, and a cozy living room complete with a fireplace. The home is heated with a reliable boiler and radiator system, adding to its classic charm. Located just minutes from I-96, the Davison Freeway, and only about 4 miles from the John C. Lodge, you'll have quick access to everything while enjoying the peace of a quiet neighborhood. Come see why this home is the perfect place to call yours.

Key facts

• 3,920 sq ft lot
• Built 1925
• Listed 43 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot approximately 0.09 acres (35 x 108)

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator; Dishwasher not listed
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas radiant heating; No central cooling
• Interior features: Living room fireplace; Unfinished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (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: Rents rising fast (+6.1%/yr); 346 active listings in the ZIP; 40 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).
• This rent runs 41% of the median local income ($33k/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 $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 + 6.1% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y 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: property tax is 2.6% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 6.2

CMA / ARV

• ARV (median comp): $74,692
• List price: $85,000
• Delta: 13.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13218 Stoepel St	0.12mi	3/1.0 (+1)	1,372 (-1%)	14mo	$66,500	$48	76
13587 Monica St	0.11mi	3/1.0 (+1)	1,484 (+7%)	5mo	$130,000	$88	74
4294 W Buena Vista St	0.29mi	3/1.0 (+1)	1,400 (+1%)	9mo	$110,000	$79	72
3730 Pasadena St	0.51mi	3/1.0 (+1)	1,359 (-2%)	11mo	$83,500	$61	59
4052 W Buena Vista St	0.40mi	3/1.5 (+1)	1,242 (-10%)	1mo	$160,000	$129	56
4835 Cortland St	0.59mi	3/1.5 (+1)	1,364 (-2%)	13mo	$12,500	$9	52
4762 Cortland St	0.55mi	3/1.5 (+1)	1,454 (+5%)	10mo	$105,000	$72	51
13903 Cloverlawn Ave	0.58mi	3/1.5 (+1)	1,265 (-9%)	5mo	$140,000	$111	47
4232 W Buena Vista St	0.33mi	3/1.5 (+1)	1,208 (-13%)	12mo	$25,000	$21	46
3735 W Buena Vista St	0.55mi	3/1.5 (+1)	1,213 (-13%)	3mo	$164,900	$136	44
13525 Cherrylawn St	0.69mi	3/2.0 (+1)	1,450 (+4%)	10mo	$170,000	$117	43
3765 Cortland St	0.74mi	3/1.5 (+1)	1,587 (+14%)	2mo	$120,000	$76	33

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $5,100
• Equity at exit: $12,674

10-year hold

• IRR: 17.7%
• Equity multiple: 2.70×
• Total profit: $40,448
• 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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,144 high
• Mortgage (P&I): −$446
• Tax from tax record: −$186 /mo · $2,234/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $237

Break-even live

Break-even rent $845

Max offer price $85,000

Occupancy floor 74%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	0.21mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	0.26mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	0.34mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	0.34mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.43mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	0.44mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	0.45mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.49mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	0.52mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	0.57mi
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	24d	1	0.63mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	20d	1	0.70mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	0.71mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	0.71mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	5d	1	0.73mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	0.73mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	0.74mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.77mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	44d	1	0.82mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.86mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	44d	1	0.87mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.88mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.89mi
3224 Monterey St Unit 2E Detroit, MI	2.0	1.0	1200	$1,350	$1.12	44d	1	0.96mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	1.04mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.04mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.04mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	24d	1	1.07mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	1.13mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	1.13mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	44d	1	1.16mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	1.23mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	15d	1	1.24mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	44d	1	1.24mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	5d	1	1.25mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	1.27mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	1.27mi
3266 Calvert Ave Fl 2 Detroit, MI	3.0	1.0	1279	$1,300	$1.02	24d	1	1.28mi
3226 Calvert Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	13d	1	1.30mi
3224 Calvert St Detroit, MI	3.0	1.0	1150	$1,150	$1.00	44d	1	1.30mi

Listing history 28 events

1. 2026-06-18
   days on market $85,000 Active 43 DOM
2. 2026-06-17
   days on market $85,000 Active 42 DOM
3. 2026-06-15
   days on market $85,000 Active 40 DOM
4. 2026-06-13
   days on market $85,000 Active 38 DOM
5. 2026-06-13
   days on market $85,000 Active 37 DOM
6. 2026-06-09
   days on market $85,000 Active 34 DOM
7. 2026-06-08
   days on market $85,000 Active 33 DOM
8. 2026-06-07
   days on market $85,000 Active 32 DOM
9. 2026-06-04
   days on market $85,000 Active 29 DOM
10. 2026-06-03
    days on market $85,000 Active 28 DOM
11. 2026-06-02
    days on market $85,000 Active 27 DOM
12. 2026-06-01
    days on market $85,000 Active 26 DOM
13. 2026-05-31
    days on market $85,000 Active 25 DOM
14. 2026-05-06
    listed $85,000 Active 1183-char remark

    Show marketing remark (1167 chars)

    Welcome Home to 13559 Stopel Street! Tucked away on a quiet block yet conveniently close to major highways, this charming brick home offers comfort, character, and plenty of space to make your own. Inside, you'll find beautiful hardwood floors throughout and a spacious layout perfect for everyday living or entertaining. The large master bedroom features two closets and oversized sliding windows that fill the room with natural light. A second, nicely sized bedroom provides great flexibility for family, guests, or a home office. The home includes 1.5 bathrooms - one on the main level and another in the basement, which also features a bar area and a partially finished space ideal for relaxing or hosting gatherings. Enjoy the large dining area perfect for family dinners, and a cozy living room complete with a fireplace. The home is heated with a reliable boiler and radiator system, adding to its classic charm. Located just minutes from I-96, the Davison Freeway, and only about 4 miles from the John C. Lodge, you'll have quick access to everything while enjoying the peace of a quiet neighborhood. Come see why this home is the perfect place to call yours.

15. 2026-05-06
    listed $85,000 Active 1167-char remark

    Show marketing remark (1167 chars)

    Welcome Home to 13559 Stopel Street! Tucked away on a quiet block yet conveniently close to major highways, this charming brick home offers comfort, character, and plenty of space to make your own. Inside, you'll find beautiful hardwood floors throughout and a spacious layout perfect for everyday living or entertaining. The large master bedroom features two closets and oversized sliding windows that fill the room with natural light. A second, nicely sized bedroom provides great flexibility for family, guests, or a home office. The home includes 1.5 bathrooms - one on the main level and another in the basement, which also features a bar area and a partially finished space ideal for relaxing or hosting gatherings. Enjoy the large dining area perfect for family dinners, and a cozy living room complete with a fireplace. The home is heated with a reliable boiler and radiator system, adding to its classic charm. Located just minutes from I-96, the Davison Freeway, and only about 4 miles from the John C. Lodge, you'll have quick access to everything while enjoying the peace of a quiet neighborhood. Come see why this home is the perfect place to call yours.

16. 2026-04-22
    historical
17. 2026-04-22
    historical
18. 2025-10-24
    listed $95,000 Active
19. 2025-10-24
    listed $95,000 Active
20. 2025-10-22
    historical
21. 2019-09-03
    historical
22. 2019-09-03
    historical
23. 2019-08-23
    status Active
24. 2019-08-23
    status Active
25. 2019-08-20
    historical
26. 2019-08-20
    historical
27. 2019-04-17
    listed $39,900 Active
28. 2019-04-17
    listed $39,900 Active

ⓘ 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: $2,234 · $186/mo
• Projected year-2 tax: $2,234 · $186/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 ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,733
• − Mortgage interest: −$4,761
• − Property taxes: −$2,234
• − Insurance: −$425
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$2,473
• Taxable income: $1,642
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $2,447/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+113.0% since first listed

15 events — show timeline

• 2026-05-06 Listed $85,000 REALCOMP
• 2026-05-06 Listed $85,000 MiRealSource-MiMLS
• 2026-04-22 Listing Removed — MiRealSource-MiMLS
• 2026-04-22 Listing Removed — REALCOMP
• 2025-10-24 Listed $95,000 MiRealSource-MiMLS
• 2025-10-24 Listed $95,000 REALCOMP
• 2025-10-22 Coming Soon — MiRealSource-MiMLS
• 2019-09-03 Listing Removed — REALCOMP
• 2019-09-03 Listing Removed — MiRealSource-MiMLS
• 2019-08-23 Relisted — MiRealSource-MiMLS
• 2019-08-23 Relisted — REALCOMP
• 2019-08-20 Listing Removed — REALCOMP
• 2019-08-20 Listing Removed — MiRealSource-MiMLS
• 2019-04-17 Listed $39,900 MiRealSource-MiMLS
• 2019-04-17 Listed $39,900 REALCOMP

Property tax history

+2.3%/yr

Latest (2025): $2,234 · -0.6% YoY. Source: county tax records.