13129 Averhill Ct · Detroit, MI 48215

$129,900

4 bd · 1.0 ba · 1,449 sqft · SingleFamily public records · 72 Days on market

Built 1937 4,792 sqft lot $90/sqft · 30% below area Est $231k · 44% under ↓ 38% since listing

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.3/10.0
• 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

Welcome to 13129 Averhill Ct, Tucked away in a quiet, private neighborhood just steps from the Detroit River. This home offers the best of both worlds: peaceful surroundings with nearby marinas, parks, and walking paths, plus quick access to shops and dining. Enjoy a huge backyard, perfect for entertaining, gardening, or creating your own outdoor retreat. A rare opportunity to own in this desirable area.

Key facts

• Huge backyard
• Nearby marinas
• Outdoor retreat

Tags

• QUIET PRIVATE NEIGHBORHOOD
• NEARBY MARINAS
• HUGE BACKYARD
• OUTDOOR RETREAT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (18.0% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $107k (18.0% below list) — sets the bar for cash-flow.

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: 137 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,575 (18.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.13% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.83%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

• ARV (median comp): $231,222
• List price: $129,900
• Delta: -43.82%
• 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
289 Newport St	0.32mi	5/2.0 (+1)	1,475 (+2%)	10mo	$212,500	$144	65
591 Chalmers St	0.38mi	3/1.5 (-1)	1,556 (+7%)	1mo	$50,000	$32	62
396 Lenox St	0.10mi	3/2.0 (-1)	1,248 (-14%)	1mo	$249,000	$200	62
220 Newport St	0.44mi	3/1.5 (-1)	1,518 (+5%)	6mo	$246,000	$162	60
258 Piper Blvd	0.32mi	3/1.0 (-1)	1,285 (-11%)	4mo	$123,000	$96	57
760 Algonquin St	0.46mi	3/1.0 (-1)	1,366 (-6%)	10mo	$70,900	$52	56
221 Chalmers St	0.50mi	4/2.0	1,560 (+8%)	7mo	$189,000	$121	54
1060 Chalmers St	0.71mi	4/1.5	1,368 (-6%)	8mo	$36,890	$27	49
319 Marlborough St	0.45mi	3/1.0 (-1)	1,610 (+11%)	9mo	$80,000	$50	48
809 Algonquin St	0.51mi	3/1.0 (-1)	1,300 (-10%)	9mo	$67,500	$52	47
191 Eastlawn St	0.45mi	3/2.0 (-1)	1,278 (-12%)	5mo	$249,000	$195	46
471 Manistique St	0.53mi	5/1.5 (+1)	1,643 (+13%)	10mo	$136,000	$83	37

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: -23.4%
• Equity multiple: 0.20×
• Total profit: $-29,197
• Equity at exit: $19,369

10-year hold

• IRR: -17.4%
• Equity multiple: 0.03×
• Total profit: $-35,188
• Equity at exit: $11,231

Cash invested: $36,372 (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 48215

• Home prices YoY: -24.1%
• Active inventory: 137
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,463 high
• Mortgage (P&I): −$681
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$54
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-132

Break-even live

Break-even rent $1,630

Max offer price $106,575

Occupancy floor —

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
875 Philip St Detroit, MI	3.0	1.0	1353	$1,400	$1.03	43d	1	0.65mi
734 Ashland St Detroit, MI	3.0	1.0	1110	$1,300	$1.17	22d	1	0.68mi
734 Ashland St Detroit, MI	3.0	1.0	1110	$1,300	$1.17	24d	1	0.68mi
1042 Wayburn St Grosse Pointe Park, MI	3.0	1.0	1000	$1,575	$1.57	5d	1	1.00mi
1348 Wayburn St Grosse Pointe, MI	3.0	2.0	1035	$2,200	$2.13	24d	1	1.38mi

Listing history 33 events

1. 2026-06-18
   days on market $129,900 Active 72 DOM
2. 2026-06-17
   days on market $129,900 Active 71 DOM
3. 2026-06-15
   days on market $129,900 Active 69 DOM
4. 2026-06-13
   days on market $129,900 Active 67 DOM
5. 2026-06-13
   days on market $129,900 Active 66 DOM
6. 2026-06-09
   days on market $129,900 Active 63 DOM
7. 2026-06-08
   days on market $129,900 Active 62 DOM
8. 2026-06-07
   days on market $129,900 Active 61 DOM
9. 2026-06-04
   days on market $129,900 Active 58 DOM
10. 2026-06-03
    days on market $129,900 Active 57 DOM
11. 2026-06-02
    days on market $129,900 Active 56 DOM
12. 2026-06-01
    days on market $129,900 Active 55 DOM
13. 2026-05-31
    days on market $129,900 Active 54 DOM
14. 2026-04-29
    price $129,900 407-char remark

    Show marketing remark (407 chars)

    Welcome to 13129 Averhill Ct, Tucked away in a quiet, private neighborhood just steps from the Detroit River. This home offers the best of both worlds: peaceful surroundings with nearby marinas, parks, and walking paths, plus quick access to shops and dining. Enjoy a huge backyard, perfect for entertaining, gardening, or creating your own outdoor retreat. A rare opportunity to own in this desirable area.

15. 2026-04-28
    price $129,900 407-char remark

    Show marketing remark (407 chars)

    Welcome to 13129 Averhill Ct, Tucked away in a quiet, private neighborhood just steps from the Detroit River. This home offers the best of both worlds: peaceful surroundings with nearby marinas, parks, and walking paths, plus quick access to shops and dining. Enjoy a huge backyard, perfect for entertaining, gardening, or creating your own outdoor retreat. A rare opportunity to own in this desirable area.

16. 2026-04-17
    status Active 407-char remark

    Show marketing remark (407 chars)

    Welcome to 13129 Averhill Ct, Tucked away in a quiet, private neighborhood just steps from the Detroit River. This home offers the best of both worlds: peaceful surroundings with nearby marinas, parks, and walking paths, plus quick access to shops and dining. Enjoy a huge backyard, perfect for entertaining, gardening, or creating your own outdoor retreat. A rare opportunity to own in this desirable area.

17. 2026-04-16
    historical 407-char remark

    Show marketing remark (407 chars)

    Welcome to 13129 Averhill Ct, Tucked away in a quiet, private neighborhood just steps from the Detroit River. This home offers the best of both worlds: peaceful surroundings with nearby marinas, parks, and walking paths, plus quick access to shops and dining. Enjoy a huge backyard, perfect for entertaining, gardening, or creating your own outdoor retreat. A rare opportunity to own in this desirable area.

18. 2026-04-07
    listed $149,900 Active 407-char remark

    Show marketing remark (407 chars)

    Welcome to 13129 Averhill Ct, Tucked away in a quiet, private neighborhood just steps from the Detroit River. This home offers the best of both worlds: peaceful surroundings with nearby marinas, parks, and walking paths, plus quick access to shops and dining. Enjoy a huge backyard, perfect for entertaining, gardening, or creating your own outdoor retreat. A rare opportunity to own in this desirable area.

19. 2026-04-07
    listed $149,900 Active 407-char remark

    Show marketing remark (407 chars)

    Welcome to 13129 Averhill Ct, Tucked away in a quiet, private neighborhood just steps from the Detroit River. This home offers the best of both worlds: peaceful surroundings with nearby marinas, parks, and walking paths, plus quick access to shops and dining. Enjoy a huge backyard, perfect for entertaining, gardening, or creating your own outdoor retreat. A rare opportunity to own in this desirable area.

20. 2026-04-07
    historical

    Show marketing remark (407 chars)

    Welcome to 13129 Averhill Ct, Tucked away in a quiet, private neighborhood just steps from the Detroit River. This home offers the best of both worlds: peaceful surroundings with nearby marinas, parks, and walking paths, plus quick access to shops and dining. Enjoy a huge backyard, perfect for entertaining, gardening, or creating your own outdoor retreat. A rare opportunity to own in this desirable area.

21. 2026-04-07
    historical

    Show marketing remark (407 chars)

    Welcome to 13129 Averhill Ct, Tucked away in a quiet, private neighborhood just steps from the Detroit River. This home offers the best of both worlds: peaceful surroundings with nearby marinas, parks, and walking paths, plus quick access to shops and dining. Enjoy a huge backyard, perfect for entertaining, gardening, or creating your own outdoor retreat. A rare opportunity to own in this desirable area.

22. 2026-01-24
    price $159,900
23. 2026-01-23
    price $159,900
24. 2025-12-11
    price $169,900
25. 2025-12-10
    price $169,900
26. 2025-11-05
    price $179,900
27. 2025-11-04
    price $179,900
28. 2025-10-07
    price $189,900
29. 2025-10-06
    price $189,900
30. 2025-09-26
    price $199,900
31. 2025-09-25
    price $199,900
32. 2025-09-15
    listed $210,000 Active
33. 2025-09-15
    listed $210,000 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: $1,108 · $92/mo
• Projected year-2 tax: $1,554 · $130/mo
• Expected delta: +$446/yr (+$37/mo · 40.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 94% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,560
• − Mortgage interest: −$7,276
• − Property taxes: −$1,108
• − Insurance: −$6,175
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$3,779
• Taxable loss: −$3,587
• Est. tax savings @ 24.0%: +$861
• After-tax cash flow: $-723/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
• City population: 572,865
• Population (ZIP): 10,238

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 (87%)
• Race & ethnicity: Black 87% White 9% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · 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: ▼ -60.84%
• Current HPI: 191.0405
• Rent YoY: —
• Metro: —
• 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

-38.1% since first listed

20 events — show timeline

• 2026-04-29 Price Changed $129,900 MiRealSource-MiMLS
• 2026-04-28 Price Changed $129,900 REALCOMP
• 2026-04-17 Relisted — REALCOMP
• 2026-04-16 Listing Removed — REALCOMP
• 2026-04-07 Listed $149,900 REALCOMP
• 2026-04-07 Listing Removed — REALCOMP
• 2026-04-07 Listing Removed — MiRealSource-MiMLS
• 2026-04-07 Listed $149,900 MiRealSource-MiMLS
• 2026-01-24 Price Changed $159,900 MiRealSource-MiMLS
• 2026-01-23 Price Changed $159,900 REALCOMP
• 2025-12-11 Price Changed $169,900 MiRealSource-MiMLS
• 2025-12-10 Price Changed $169,900 REALCOMP
• 2025-11-05 Price Changed $179,900 MiRealSource-MiMLS
• 2025-11-04 Price Changed $179,900 REALCOMP
• 2025-10-07 Price Changed $189,900 MiRealSource-MiMLS
• 2025-10-06 Price Changed $189,900 REALCOMP
• 2025-09-26 Price Changed $199,900 MiRealSource-MiMLS
• 2025-09-25 Price Changed $199,900 REALCOMP
• 2025-09-15 Listed $210,000 REALCOMP
• 2025-09-15 Listed $210,000 MiRealSource-MiMLS

Property tax history

-3.5%/yr

Latest (2025): $1,108 · -37.2% YoY. Source: county tax records.