13878 Eastburn St · Detroit, MI 48205

$92,000

3 bd · 1.0 ba · 1,239 sqft · SingleFamily public records · 80 Days on market

Built 1946 5,663 sqft lot $74/sqft · at area comps Est $94k · at est.

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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 +28.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.4/15.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home!!! This beautiful and unique brick colonial is ready to move-in, ideal for first-time home buyers or investors looking to expand their portfolio; the entire house has been freshly painted. Conveniently located with easy access from Erdmore Dr. The basement features freshly painted walls and durable epoxy flooring. Spacious backyard that can be fenced for added privacy. Schedule your showing today!! All measurements are estimated.

Key facts

• Easy access
• Spacious backyard
• Freshly painted

Tags

• BRICK COLONIAL
• FRESHLY PAINTED
• EPOXY FLOORING
• SPACIOUS BACKYARD
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $86k (6.0% 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 (+1.3%/yr); 373 active listings in the ZIP; 38 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).
• This rent runs 43% of the median local income ($39k/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 $636 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.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $60k; list at $92k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,480 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.50% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 5.5

CMA / ARV

• ARV (median comp): $93,929
• List price: $92,000
• Delta: -2.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13900 Bringard Dr	0.07mi	3/1.5	1,242 (+0%)	2mo	$49,000	$39	93
13693 Edmore Dr	0.18mi	3/1.5	1,269 (+2%)	0mo	$100,000	$79	85
14119 Edmore Dr	0.25mi	3/1.0	1,278 (+3%)	2mo	$70,000	$55	81
20602 Regent Dr	0.42mi	3/1.5	1,222 (-1%)	3mo	$42,000	$34	74
14078 Bringard Dr	0.17mi	3/1.5	1,110 (-10%)	2mo	$76,000	$68	71
14904 Eastburn St	0.65mi	3/1.0	1,248 (+1%)	3mo	$49,500	$40	66
14076 Rossini Dr	0.21mi	3/1.0	1,055 (-15%)	0mo	$90,000	$85	65
20264 Waltham St	0.70mi	3/1.5	1,192 (-4%)	1mo	$50,000	$42	58
19940 Westphalia St	0.57mi	3/1.0	1,114 (-10%)	0mo	$30,000	$27	56
14788 Rossini Dr	0.59mi	3/1.0	1,099 (-11%)	1mo	$82,000	$75	53
14910 Fairmount Dr	0.65mi	3/1.0	1,116 (-10%)	1mo	$15,000	$13	52
20577 Fairport St	0.60mi	3/1.0	1,078 (-13%)	1mo	$65,000	$60	50

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,220
• Equity at exit: $13,717

10-year hold

• IRR: 10.0%
• Equity multiple: 1.71×
• Total profit: $18,185
• Equity at exit: $7,954

Cash invested: $25,760 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$482
• Tax from tax record: −$268 /mo · $3,215/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $303

Break-even live

Break-even rent $998

Max offer price $92,000

Occupancy floor 73%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	11d	1	0.16mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.21mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	17d	1	0.27mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	24d	1	0.29mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	43d	1	0.29mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	11d	1	0.31mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	17d	1	0.38mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	17d	1	0.49mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	24d	1	0.54mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	17d	1	0.63mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	24d	1	0.66mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	24d	1	0.67mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	17d	1	0.67mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	0.67mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	17d	1	0.68mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	24d	1	0.68mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	17d	1	0.72mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	43d	1	0.74mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	43d	1	0.75mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	17d	1	0.75mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	17d	1	0.81mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	17d	1	0.82mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	0.85mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	24d	1	0.87mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	1.03mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	21d	1	1.03mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	17d	1	1.05mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	43d	1	1.06mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	1.09mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	1.14mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	1.16mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	15d	1	1.17mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	43d	1	1.20mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	17d	1	1.26mi
22852 Sharrow Ave Warren, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	1.29mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	17d	1	1.33mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	1.45mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $92,000 Active 80 DOM
2. 2026-06-17
   days on market $92,000 Active 79 DOM
3. 2026-06-15
   days on market $92,000 Active 77 DOM
4. 2026-06-13
   days on market $92,000 Active 75 DOM
5. 2026-06-13
   days on market $92,000 Active 74 DOM
6. 2026-06-09
   days on market $92,000 Active 71 DOM
7. 2026-06-08
   days on market $92,000 Active 70 DOM
8. 2026-06-07
   days on market $92,000 Active 69 DOM
9. 2026-06-04
   days on market $92,000 Active 66 DOM
10. 2026-06-03
    days on market $92,000 Active 65 DOM
11. 2026-06-02
    days on market $92,000 Active 64 DOM
12. 2026-06-01
    days on market $92,000 Active 63 DOM
13. 2026-05-31
    days on market $92,000 Active 62 DOM
14. 2026-03-30
    listed $92,000 Active 446-char remark

    Show marketing remark (446 chars)

    Welcome home!!! This beautiful and unique brick colonial is ready to move-in, ideal for first-time home buyers or investors looking to expand their portfolio; the entire house has been freshly painted. Conveniently located with easy access from Erdmore Dr. The basement features freshly painted walls and durable epoxy flooring. Spacious backyard that can be fenced for added privacy. Schedule your showing today!! All measurements are estimated.

15. 2026-03-30
    listed $92,000 Active 446-char remark

    Show marketing remark (446 chars)

    Welcome home!!! This beautiful and unique brick colonial is ready to move-in, ideal for first-time home buyers or investors looking to expand their portfolio; the entire house has been freshly painted. Conveniently located with easy access from Erdmore Dr. The basement features freshly painted walls and durable epoxy flooring. Spacious backyard that can be fenced for added privacy. Schedule your showing today!! All measurements are estimated.

16. 2020-07-02
    soldstatus $60,000
17. 2018-01-18
    historical
18. 2018-01-18
    historical
19. 2017-11-13
    soldstatus $56,900
20. 2017-07-26
    price $60,000
21. 2017-07-26
    price $60,000
22. 2017-05-30
    listed $55,000 Active
23. 2017-05-30
    listed $55,000 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: $3,215 · $268/mo
• Projected year-2 tax: $3,215 · $268/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: $16,582
• − Mortgage interest: −$5,153
• − Property taxes: −$3,215
• − Insurance: −$460
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$2,676
• Taxable income: $2,425
• Est. tax owed @ 24.0%: −$582
• After-tax cash flow: $3,054/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+67.3% since first listed

10 events — show timeline

• 2026-03-30 Listed $92,000 MiRealSource-MiMLS
• 2026-03-30 Listed $92,000 REALCOMP
• 2020-07-02 Sold (Public Records) $60,000 Public Records
• 2018-01-18 Listing Removed — REALCOMP
• 2018-01-18 Listing Removed — MiRealSource-MiMLS
• 2017-11-13 Sold (Public Records) $56,900 Public Records
• 2017-07-26 Price Changed $60,000 MiRealSource-MiMLS
• 2017-07-26 Price Changed $60,000 REALCOMP
• 2017-05-30 Listed $55,000 MiRealSource-MiMLS
• 2017-05-30 Listed $55,000 REALCOMP

Property tax history

+1.2%/yr

Latest (2025): $3,215 · -10.7% YoY. Source: county tax records.