13350 Tacoma St · Detroit, MI 48205

$55,000

3 bd · 1.0 ba · 1,089 sqft · SingleFamily public records · 53 Days on market

Built 1927 3,920 sqft lot $51/sqft · 16% below area Est $65k · 16% under ↓ 31% 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 +30.0/30.0
• ARV discount +14.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This is a vacant property in Detroit with strong potential. With some work, this home can be transformed into a profitable rental, resale opportunity or home for years to come. This 3bed/1bath features living room, dining room, kitchen and two bedrooms on the lower level. The stairs take you up to a generous landing, leading to another bedroom on one side and a bonus room which could be utilized as another bedroom, on the other side. Ample living space! Bring your imagination and handy skills to bring this home back to life as it needs some TLC. All measurements estimated. Buyer to verify all property pertinent information. SOLD AS IS. Do not enter without a licensed agent present. Schedule your appointment today!

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1927

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Water available; Public sewer
• Home design: Single-family residence; Two levels; Entry on lower level with steps
• Construction: Aluminum siding; Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 35 x 110 (0.09 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.0% vs local median 10.2% 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 (+1.3%/yr); 373 active listings in the ZIP; 39 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 $380 of loan paydown is wiped out by about $2k 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 + 1.3% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1927 — 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: 2.52% ✓
• Cap rate: 20.96%
• Cash-on-cash: 52.38%
• DSCR: 3.33
• GRM: 3.3

CMA / ARV

• ARV (median comp): $65,193
• List price: $55,000
• Delta: -15.64%
• 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
19940 Westphalia St	0.26mi	3/1.0	1,114 (+2%)	0mo	$30,000	$27	84
20020 Pelkey St	0.24mi	3/1.0	1,020 (-6%)	2mo	$75,000	$74	77
20577 Fairport St	0.56mi	3/1.0	1,078 (-1%)	1mo	$65,000	$60	71
14076 Rossini Dr	0.51mi	3/1.0	1,055 (-3%)	0mo	$90,000	$85	71
19730 Goulburn St	0.28mi	3/1.5	977 (-10%)	1mo	$114,000	$117	67
19953 Regent Dr	0.63mi	3/1.0	1,038 (-5%)	2mo	$55,000	$53	61
20218 Goulburn St	0.44mi	3/1.0	965 (-11%)	1mo	$12,000	$12	59
20218 Hickory St	0.34mi	3/1.0	930 (-15%)	1mo	$26,000	$28	58
20264 Waltham St	0.52mi	3/1.5	1,192 (+10%)	1mo	$50,000	$42	58
19161 Hamburg St	0.62mi	3/1.0	960 (-12%)	2mo	$116,000	$121	50
20541 Barlow St	0.66mi	2/1.0 (-1)	980 (-10%)	2mo	$60,000	$61	46
18680 Westphalia St	0.64mi	4/1.0 (+1)	1,247 (+14%)	0mo	$75,000	$60	40

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: 48.4%
• Equity multiple: 3.06×
• Total profit: $31,653
• Equity at exit: $8,201

10-year hold

• IRR: 53.3%
• Equity multiple: 5.79×
• Total profit: $73,786
• Equity at exit: $4,755

Cash invested: $15,400 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$288
• Tax from tax record: −$112 /mo · $1,343/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $672

Break-even live

Break-even rent $536

Max offer price $55,000

Occupancy floor 47%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	18d	1	0.23mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	17d	1	0.24mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	17d	1	0.30mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	17d	1	0.31mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	17d	1	0.31mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	17d	1	0.37mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.37mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	44d	1	0.37mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	11d	1	0.38mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	17d	1	0.40mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	17d	1	0.42mi
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	11d	1	0.47mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	17d	1	0.53mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	17d	1	0.55mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	0.66mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	0.66mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	0.69mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	24d	1	0.69mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	24d	1	0.70mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	44d	1	0.71mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	24d	1	0.71mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	0.71mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	0.74mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	0.76mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	24d	1	0.77mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	24d	1	0.79mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	44d	1	0.80mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	0.82mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	17d	1	0.84mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	18d	1	0.94mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	24d	1	1.01mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	1.15mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	1.28mi
18431 Teppert St Detroit, MI	4.0	1.0	1200	$1,400	$1.17	2d	1	1.32mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	24d	1	1.35mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	1.41mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	44d	1	1.42mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	44d	1	1.43mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	12d	1	1.45mi

Listing history 31 events

1. 2026-06-18
   days on market $55,000 Active 53 DOM
2. 2026-06-17
   days on market $55,000 Active 52 DOM
3. 2026-06-15
   days on market $55,000 Active 50 DOM
4. 2026-06-13
   days on market $55,000 Active 48 DOM
5. 2026-06-13
   days on market $55,000 Active 47 DOM
6. 2026-06-09
   days on market $55,000 Active 44 DOM
7. 2026-06-08
   days on market $55,000 Active 43 DOM
8. 2026-06-07
   days on market $55,000 Active 42 DOM
9. 2026-06-04
   days on market $55,000 Active 39 DOM
10. 2026-06-03
    days on market $55,000 Active 38 DOM
11. 2026-06-02
    days on market $55,000 Active 37 DOM
12. 2026-06-01
    days on market $55,000 Active 36 DOM
13. 2026-05-31
    days on market $55,000 Active 35 DOM
14. 2026-04-26
    listed $55,000 Active 723-char remark

    Show marketing remark (723 chars)

    This is a vacant property in Detroit with strong potential. With some work, this home can be transformed into a profitable rental, resale opportunity or home for years to come. This 3bed/1bath features living room, dining room, kitchen and two bedrooms on the lower level. The stairs take you up to a generous landing, leading to another bedroom on one side and a bonus room which could be utilized as another bedroom, on the other side. Ample living space! Bring your imagination and handy skills to bring this home back to life as it needs some TLC. All measurements estimated. Buyer to verify all property pertinent information. SOLD AS IS. Do not enter without a licensed agent present. Schedule your appointment today!

15. 2026-04-26
    listed $55,000 Active 723-char remark

    Show marketing remark (723 chars)

    This is a vacant property in Detroit with strong potential. With some work, this home can be transformed into a profitable rental, resale opportunity or home for years to come. This 3bed/1bath features living room, dining room, kitchen and two bedrooms on the lower level. The stairs take you up to a generous landing, leading to another bedroom on one side and a bonus room which could be utilized as another bedroom, on the other side. Ample living space! Bring your imagination and handy skills to bring this home back to life as it needs some TLC. All measurements estimated. Buyer to verify all property pertinent information. SOLD AS IS. Do not enter without a licensed agent present. Schedule your appointment today!

16. 2026-04-25
    historical
17. 2026-04-25
    historical
18. 2025-12-16
    price $55,000
19. 2025-12-16
    price $55,000
20. 2025-10-24
    listed $60,000 Active
21. 2025-10-24
    listed $60,000 Active
22. 2003-11-03
    soldstatus $70,000
23. 2003-08-24
    historical
24. 2003-08-18
    soldstatus $70,000
25. 2003-07-11
    historical
26. 2003-05-27
    historical
27. 2003-05-24
    listed $72,900
28. 2003-05-24
    listed $72,900
29. 2002-12-20
    listed $79,900
30. 2002-12-11
    historical
31. 2002-11-08
    listed $79,900

ⓘ 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: $1,343 · $112/mo
• Projected year-2 tax: $1,343 · $112/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: $16,639
• − Mortgage interest: −$3,081
• − Property taxes: −$1,343
• − Insurance: −$275
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$1,600
• Taxable income: $7,678
• Est. tax owed @ 24.0%: −$1,843
• After-tax cash flow: $6,223/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

-31.2% since first listed

20 events — show timeline

• 2026-06-05 Relisted — REALCOMP
• 2026-06-05 Listing Removed — REALCOMP
• 2026-04-26 Listed $55,000 REALCOMP
• 2026-04-26 Listed $55,000 MiRealSource-MiMLS
• 2026-04-25 Listing Removed — MiRealSource-MiMLS
• 2026-04-25 Listing Removed — REALCOMP
• 2025-12-16 Price Changed $55,000 MiRealSource-MiMLS
• 2025-12-16 Price Changed $55,000 REALCOMP
• 2025-10-24 Listed $60,000 MiRealSource-MiMLS
• 2025-10-24 Listed $60,000 REALCOMP
• 2003-11-03 Sold (Public Records) $70,000 Public Records
• 2003-08-24 Listing Removed — REALCOMP
• 2003-08-18 Sold (MLS) $70,000 MiRealSource-MiMLS
• 2003-07-11 Listing Removed — MiRealSource-MiMLS
• 2003-05-27 Listing Removed — REALCOMP
• 2003-05-24 Listed $72,900 MiRealSource-MiMLS
• 2003-05-24 Listed $72,900 REALCOMP
• 2002-12-20 Listed $79,900 REALCOMP
• 2002-12-11 Listing Removed — REALCOMP
• 2002-11-08 Listed $79,900 REALCOMP

Property tax history

+14.2%/yr

Latest (2025): $1,343 · +89.4% YoY. Source: county tax records.