13100 Wilshire Dr · Detroit, MI 48213

$119,900

4 bd · 1.5 ba · 1,716 sqft · SingleFamily public records · 47 Days on market

Built 1929 6,098 sqft lot $70/sqft · 78% above area

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.5/10.0
• 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

Fully renovated 4-bedroom brick colonial with basement. Perfect for a primary homeowner or investor. Move in ready, or rent-ready, and turnkey! Updated with neutral tones and contemporary finishes, making it highly appealing to all buyers. Conveniently situated near local amenities, schools, and commuter routes - don't miss this opportunity! Seller is willing to work with the right buyer to make a deal work for all parties. Don't hesitate to reach out to discuss potential negotiation. Seller is ready to make a deal

Key facts

• Fully renovated
• Rent ready
• Brick colonial

Tags

• FULLY RENOVATED
• BRICK COLONIAL
• RENT READY
• TURNKEY
• UPDATED WITH NEUTRAL TONES
• CONVENIENTLY SITUATED

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (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: 190 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,494/mo this rent would consume 53% of the median local household income ($34k/yr) (locally 1202% 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 $829 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y 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 $30k; list at $120k implies a 301% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1929 — 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 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: 1.25% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 6.7

CMA / ARV

• ARV (median comp): $67,210
• List price: $119,900
• Delta: 78.40%
• 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
13310 Wilshire Dr	0.07mi	4/1.0	1,600 (-7%)	7mo	$55,000	$34	77
9364 E Outer Dr	0.28mi	4/1.5	1,808 (+5%)	4mo	$150,000	$83	74
12816 Rosemary St	0.25mi	3/2.0 (-1)	1,659 (-3%)	4mo	$131,000	$79	72
12646 Longview St	0.30mi	3/1.5 (-1)	1,750 (+2%)	7mo	$73,750	$42	72
13361 Maiden St	0.33mi	4/3.0	1,786 (+4%)	4mo	$165,000	$92	68
8791 E Outer Dr	0.35mi	3/1.5 (-1)	1,840 (+7%)	3mo	$60,000	$33	64
12280 Wade St	0.65mi	4/2.0	1,750 (+2%)	8mo	$141,000	$81	58
9892 E Outer Dr	0.67mi	3/1.0 (-1)	1,743 (+2%)	3mo	$115,000	$66	57
14756 Rosemary St	0.52mi	3/1.5 (-1)	1,600 (-7%)	4mo	$36,000	$23	56
13406 Elmdale St	0.27mi	5/2.0 (+1)	1,460 (-15%)	2mo	$32,500	$22	54
12151 Corbett St	0.63mi	5/1.5 (+1)	1,614 (-6%)	5mo	$100,000	$62	51
12304 Rosemary St	0.51mi	3/1.5 (-1)	1,480 (-14%)	5mo	$22,000	$15	44

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,030
• Equity at exit: $17,877

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $27,356
• Equity at exit: $10,367

Cash invested: $33,572 (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 48213

• Active inventory: 190
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$629
• Tax from tax record: −$181 /mo · $2,168/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $321

Break-even live

Break-even rent $1,088

Max offer price $119,900

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.21mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	18d	1	0.29mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	24d	1	0.36mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	17d	1	0.69mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	0.79mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	0.79mi
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	24d	1	0.81mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	0.82mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	0.88mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	0.88mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	0.89mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	17d	1	0.89mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.90mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	5d	1	0.93mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	0.98mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	1.01mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	44d	1	1.11mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	1.12mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	44d	1	1.17mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	44d	1	1.20mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	15d	1	1.26mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	17d	1	1.27mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	17d	1	1.29mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	3d	1	1.30mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	18d	1	1.30mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	1.33mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	5d	1	1.33mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	1.46mi
18080 Westphalia St Detroit, MI	5.0	3.0	2131	$2,500	$1.17	44d	1	1.47mi

Listing history 28 events

1. 2026-05-05
   historical Accepting Backup Offers 520-char remark

   Show marketing remark (530 chars)

   Fully renovated 4-bedroom brick colonial with basement. Perfect for a primary homeowner or investor. Move in ready, or rent-ready, and turnkey! Updated with neutral tones and contemporary finishes, making it highly appealing to all buyers. Conveniently situated near local amenities, schools, and commuter routes—don’t miss this opportunity! Seller is willing to work with the right buyer to make a deal work for all parties. Don't hesitate to reach out to discuss potential negotiation. Seller is ready to make a deal

2. 2026-05-05
   historical Active Under Contract 530-char remark

   Show marketing remark (530 chars)

   Fully renovated 4-bedroom brick colonial with basement. Perfect for a primary homeowner or investor. Move in ready, or rent-ready, and turnkey! Updated with neutral tones and contemporary finishes, making it highly appealing to all buyers. Conveniently situated near local amenities, schools, and commuter routes—don’t miss this opportunity! Seller is willing to work with the right buyer to make a deal work for all parties. Don't hesitate to reach out to discuss potential negotiation. Seller is ready to make a deal

3. 2026-04-09
   listed $119,900 Active 530-char remark

   Show marketing remark (520 chars)

   Fully renovated 4-bedroom brick colonial with basement. Perfect for a primary homeowner or investor. Move in ready, or rent-ready, and turnkey! Updated with neutral tones and contemporary finishes, making it highly appealing to all buyers. Conveniently situated near local amenities, schools, and commuter routes - don't miss this opportunity! Seller is willing to work with the right buyer to make a deal work for all parties. Don't hesitate to reach out to discuss potential negotiation. Seller is ready to make a deal

4. 2026-04-09
   listed $119,900 Active 520-char remark

   Show marketing remark (520 chars)

   Fully renovated 4-bedroom brick colonial with basement. Perfect for a primary homeowner or investor. Move in ready, or rent-ready, and turnkey! Updated with neutral tones and contemporary finishes, making it highly appealing to all buyers. Conveniently situated near local amenities, schools, and commuter routes - don't miss this opportunity! Seller is willing to work with the right buyer to make a deal work for all parties. Don't hesitate to reach out to discuss potential negotiation. Seller is ready to make a deal

5. 2025-08-14
   historical
6. 2025-07-23
   price $110,000
7. 2025-07-23
   price $110,000
8. 2025-05-18
   price $130,899
9. 2025-05-18
   price $130,899
10. 2025-05-02
    price $135,899
11. 2025-05-02
    price $135,899
12. 2025-04-17
    price $135,900
13. 2025-04-16
    price $135,900
14. 2025-03-03
    listed $139,900 Active
15. 2025-03-03
    listed $139,900 Active
16. 2023-07-07
    historical
17. 2023-07-07
    historical
18. 2022-12-22
    listed $55,000 Active
19. 2022-12-22
    listed $55,000 Active
20. 2021-09-13
    soldstatus $29,900 Sold
21. 2021-09-13
    soldstatus $29,900
22. 2021-09-13
    listed $29,900 Active
23. 2021-09-13
    listed $29,900
24. 2019-03-21
    soldstatus $500
25. 2019-03-18
    soldstatus $500
26. 2019-03-08
    soldstatus $68,500
27. 2005-06-23
    soldstatus $47,000
28. 2005-01-25
    listed $46,000

ⓘ 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: $2,168 · $181/mo
• Projected year-2 tax: $2,168 · $181/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 ≥96°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: $17,924
• − Mortgage interest: −$6,716
• − Property taxes: −$2,168
• − Insurance: −$600
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$3,488
• Taxable income: $2,084
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $3,347/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+160.7% since first listed

28 events — show timeline

• 2026-05-05 Contingent — MiRealSource-MiMLS
• 2026-05-05 Contingent — REALCOMP
• 2026-04-09 Listed $119,900 REALCOMP
• 2026-04-09 Listed $119,900 MiRealSource-MiMLS
• 2025-08-14 Listing Removed — MiRealSource-MiMLS
• 2025-07-23 Price Changed $110,000 MiRealSource-MiMLS
• 2025-07-23 Price Changed $110,000 REALCOMP
• 2025-05-18 Price Changed $130,899 MiRealSource-MiMLS
• 2025-05-18 Price Changed $130,899 REALCOMP
• 2025-05-02 Price Changed $135,899 MiRealSource-MiMLS
• 2025-05-02 Price Changed $135,899 REALCOMP
• 2025-04-17 Price Changed $135,900 MiRealSource-MiMLS
• 2025-04-16 Price Changed $135,900 REALCOMP
• 2025-03-03 Listed $139,900 REALCOMP
• 2025-03-03 Listed $139,900 MiRealSource-MiMLS
• 2023-07-07 Listing Removed — MiRealSource-MiMLS
• 2023-07-07 Listing Removed — REALCOMP
• 2022-12-22 Listed $55,000 MiRealSource-MiMLS
• 2022-12-22 Listed $55,000 REALCOMP
• 2021-09-13 Listed $29,900 MiRealSource-MiMLS
• 2021-09-13 Listed $29,900 REALCOMP
• 2021-09-13 Sold (MLS) $29,900 MiRealSource-MiMLS
• 2021-09-13 Sold (MLS) $29,900 REALCOMP
• 2019-03-21 Sold (Public Records) $500 Public Records
• 2019-03-18 Sold (Public Records) $500 Public Records
• 2019-03-08 Sold (Public Records) $68,500 Public Records
• 2005-06-23 Sold (MLS) $47,000 REALCOMP
• 2005-01-25 Listed $46,000 REALCOMP

Property tax history

+18.8%/yr

Latest (2025): $2,168 · -34.0% YoY. Source: county tax records.