13194 Monica St · Detroit, MI 48238

$38,900

4 bd · 2.0 ba · 2,000 sqft · Townhouse public records · 70 Days on market

Built 1926 3,920 sqft lot $19/sqft · 39% below area Est $64k · 39% under ↓ 49% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special on Detroit's west side. This 2-unit brick duplex features two spacious units, each with 2 bedrooms and 1 full bathroom. Property requires a full renovation - ideal for seasoned investors or rehabbers looking to add value. Separate entrances, large rooms, and original layout intact. Features include a full basement, upper balcony, and covered front porch. Excellent potential for long-term cash flow or future resale. Hold Harmless must be signed prior to showing. Sold as-is. BATVAI.

Key facts

• Covered front porch
• Brick duplex
• Full basement

Tags

• BRICK DUPLEX
• FULL RENOVATION
• SEPARATE ENTRANCES
• FULL BASEMENT
• UPPER BALCONY
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $39k.

Deal economics

• At list price, monthly cash flow is $972 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $37k (6.0% below list) — sets the bar for market timing.
• Cap rate 36.3% vs local median 10.1% 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 fast (+6.1%/yr); 348 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,570/mo this rent would consume 57% of the median local household income ($33k/yr) (locally 2172% 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 $269 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 24 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.
• Current owner paid $25k; list at $39k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,566 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 4.04% ✓
• Cap rate: 36.27%
• Cash-on-cash: 107.06%
• DSCR: 5.76
• GRM: 2.1

CMA / ARV

• ARV (median comp): $64,128
• List price: $38,900
• Delta: -39.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.58×
• Total profit: $60,731
• Equity at exit: $5,800

10-year hold

• IRR: —
• Equity multiple: 15.24×
• Total profit: $155,077
• Equity at exit: $3,363

Cash invested: $10,892 (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: 348
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$204
• Tax est. 1.5%: −$49 /mo · $584/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $972

Break-even live

Break-even rent $340

Max offer price $38,900

Occupancy floor 33%

Sensitivity live

Price	-10% $999	-5% $985	+0% $972	+5% $958	+10% $945
Rent	-10% $848	-5% $910	+0% $972	+5% $1,034	+10% $1,096
Rate	-1.0pp $991	-0.5pp $982	base $972	+0.5pp $962	+1.0pp $951

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: $9,725
• Closing costs: $1,167
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	6d	1	0.06mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	6d	1	0.33mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	45d	1	0.39mi
3747 Tyler St Detroit, MI	3.0	1.0	2600	$1,700	$0.65	24d	1	0.61mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.65mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.84mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	0.85mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.98mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	17d	1	1.03mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.04mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	44d	1	1.04mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	17d	1	1.04mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	1.04mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	17d	1	1.20mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	17d	1	1.25mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	16d	1	1.32mi
2925 Calvert St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	17d	1	1.41mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	2d	1	1.46mi

Listing history 50 events

1. 2026-05-11
   status Pending 502-char remark

   Show marketing remark (512 chars)

   Investor special on Detroit’s west side. This 2-unit brick duplex features two spacious units, each with 2 bedrooms and 1 full bathroom. Property requires a full renovation—ideal for seasoned investors or rehabbers looking to add value. Separate entrances, large rooms, and original layout intact. Features include a full basement, upper balcony, and covered front porch. Excellent potential for long-term cash flow or future resale. Hold Harmless must be signed prior to showing. Sold as-is. BATVAI.

2. 2026-05-11
   status Pending 512-char remark

   Show marketing remark (512 chars)

   Investor special on Detroit’s west side. This 2-unit brick duplex features two spacious units, each with 2 bedrooms and 1 full bathroom. Property requires a full renovation—ideal for seasoned investors or rehabbers looking to add value. Separate entrances, large rooms, and original layout intact. Features include a full basement, upper balcony, and covered front porch. Excellent potential for long-term cash flow or future resale. Hold Harmless must be signed prior to showing. Sold as-is. BATVAI.

3. 2026-03-02
   listed $38,900 Active 512-char remark

   Show marketing remark (502 chars)

   Investor special on Detroit's west side. This 2-unit brick duplex features two spacious units, each with 2 bedrooms and 1 full bathroom. Property requires a full renovation - ideal for seasoned investors or rehabbers looking to add value. Separate entrances, large rooms, and original layout intact. Features include a full basement, upper balcony, and covered front porch. Excellent potential for long-term cash flow or future resale. Hold Harmless must be signed prior to showing. Sold as-is. BATVAI.

4. 2026-03-02
   listed $38,900 Active 502-char remark

   Show marketing remark (502 chars)

   Investor special on Detroit's west side. This 2-unit brick duplex features two spacious units, each with 2 bedrooms and 1 full bathroom. Property requires a full renovation - ideal for seasoned investors or rehabbers looking to add value. Separate entrances, large rooms, and original layout intact. Features include a full basement, upper balcony, and covered front porch. Excellent potential for long-term cash flow or future resale. Hold Harmless must be signed prior to showing. Sold as-is. BATVAI.

5. 2026-02-27
   historical
6. 2026-02-27
   historical
7. 2026-02-17
   price $39,500
8. 2026-02-17
   price $39,500
9. 2025-11-03
   price $39,990
10. 2025-11-03
    price $39,990
11. 2025-08-06
    listed $49,990 Active
12. 2025-08-06
    listed $49,990 Active
13. 2025-02-04
    historical
14. 2025-02-04
    historical
15. 2024-10-22
    listed $59,900 Active
16. 2024-10-22
    listed $59,900 Active
17. 2023-08-31
    soldstatus $25,000 Sold
18. 2023-08-31
    soldstatus $25,000 Closed
19. 2023-07-26
    status Pending
20. 2023-07-26
    status Pending
21. 2023-07-17
    listed $35,000 Active
22. 2023-07-17
    historical
23. 2023-07-17
    listed $35,000 Active
24. 2023-07-17
    historical
25. 2023-05-18
    historical
26. 2023-05-18
    listed $28,000 Active
27. 2023-05-18
    listed $28,000 Active
28. 2023-05-18
    historical
29. 2023-01-31
    listed $38,000 Active
30. 2023-01-31
    historical
31. 2023-01-31
    listed $38,000 Active
32. 2023-01-31
    historical
33. 2022-12-15
    listed $46,000 Active
34. 2022-12-15
    listed $46,000 Active
35. 2021-12-31
    status Pending
36. 2021-12-23
    historical
37. 2021-10-22
    status Pending
38. 2021-10-22
    status Pending
39. 2021-10-22
    historical
40. 2021-10-22
    historical
41. 2021-09-27
    listed $29,000 Active
42. 2021-09-27
    listed $29,000 Active
43. 2021-08-01
    historical
44. 2021-07-31
    historical
45. 2021-05-25
    price $49,900
46. 2021-05-25
    price $49,900
47. 2021-03-15
    listed $60,000 Active
48. 2021-03-15
    listed $60,000 Active
49. 2016-02-18
    historical
50. 2016-02-17
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $18,845
• − Mortgage interest: −$2,179
• − Property taxes: −$584
• − Insurance: −$194
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$1,132
• Taxable income: $11,741
• Est. tax owed @ 24.0%: −$2,818
• After-tax cash flow: $8,844/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

-49.5% since first listed

64 events — show timeline

• 2026-05-11 Pending — MiRealSource-MiMLS
• 2026-05-11 Pending — REALCOMP
• 2026-03-02 Listed $38,900 REALCOMP
• 2026-03-02 Listed $38,900 MiRealSource-MiMLS
• 2026-02-27 Listing Removed — REALCOMP
• 2026-02-27 Listing Removed — MiRealSource-MiMLS
• 2026-02-17 Price Changed $39,500 MiRealSource-MiMLS
• 2026-02-17 Price Changed $39,500 REALCOMP
• 2025-11-03 Price Changed $39,990 MiRealSource-MiMLS
• 2025-11-03 Price Changed $39,990 REALCOMP
• 2025-08-06 Listed $49,990 MiRealSource-MiMLS
• 2025-08-06 Listed $49,990 REALCOMP
• 2025-02-04 Listing Removed — REALCOMP
• 2025-02-04 Listing Removed — MiRealSource-MiMLS
• 2024-10-22 Listed $59,900 MiRealSource-MiMLS
• 2024-10-22 Listed $59,900 REALCOMP
• 2023-08-31 Sold (MLS) $25,000 MiRealSource-MiMLS
• 2023-08-31 Sold (MLS) $25,000 REALCOMP
• 2023-07-26 Pending — MiRealSource-MiMLS
• 2023-07-26 Pending — REALCOMP
• 2023-07-17 Listing Removed — MiRealSource-MiMLS
• 2023-07-17 Listed $35,000 MiRealSource-MiMLS
• 2023-07-17 Listing Removed — REALCOMP
• 2023-07-17 Listed $35,000 REALCOMP
• 2023-05-18 Listing Removed — MiRealSource-MiMLS
• 2023-05-18 Listed $28,000 MiRealSource-MiMLS
• 2023-05-18 Listed $28,000 REALCOMP
• 2023-05-18 Listing Removed — REALCOMP
• 2023-01-31 Listing Removed — MiRealSource-MiMLS
• 2023-01-31 Listed $38,000 MiRealSource-MiMLS
• 2023-01-31 Listing Removed — REALCOMP
• 2023-01-31 Listed $38,000 REALCOMP
• 2022-12-15 Listed $46,000 MiRealSource-MiMLS
• 2022-12-15 Listed $46,000 REALCOMP
• 2021-12-31 Pending — MiRealSource-MiMLS
• 2021-12-23 Listing Removed — MiRealSource-MiMLS
• 2021-10-22 Pending — MiRealSource-MiMLS
• 2021-10-22 Pending — REALCOMP
• 2021-10-22 Listing Removed — MiRealSource-MiMLS
• 2021-10-22 Listing Removed — REALCOMP
• 2021-09-27 Listed $29,000 MiRealSource-MiMLS
• 2021-09-27 Listed $29,000 REALCOMP
• 2021-08-01 Listing Removed — REALCOMP
• 2021-07-31 Listing Removed — MiRealSource-MiMLS
• 2021-05-25 Price Changed $49,900 MiRealSource-MiMLS
• 2021-05-25 Price Changed $49,900 REALCOMP
• 2021-03-15 Listed $60,000 MiRealSource-MiMLS
• 2021-03-15 Listed $60,000 REALCOMP
• 2016-02-18 Listing Removed — REALCOMP
• 2016-02-17 Listing Removed — MiRealSource-MiMLS
• 2016-02-14 Pending — REALCOMP
• 2016-02-09 Listing Removed — REALCOMP
• 2016-01-26 Pending — REALCOMP
• 2015-11-08 Relisted — REALCOMP
• 2015-11-04 Listing Removed — REALCOMP
• 2015-09-19 Listed $10 MiRealSource-MiMLS
• 2015-09-19 Listed $10 REALCOMP
• 2012-04-06 Listing Removed — MiRealSource-MiMLS
• 2012-04-06 Listing Removed — REALCOMP
• 2012-03-06 Listed $12,000 MiRealSource-MiMLS
• 2012-03-06 Listed $12,000 REALCOMP
• 2003-02-03 Sold (Public Records) $72,000 Public Records
• 2002-11-29 Sold (MLS) $72,000 REALCOMP
• 2002-08-13 Listed $77,000 REALCOMP

Property tax history

+4.9%/yr

Latest (2025): $2,145 · -38.9% YoY. Source: county tax records.