13592 Rosemont Ave · Detroit, MI 48223

$62,000

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 22 Days on market

Built 1947 4,356 sqft lot Est $70k · 11% under

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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 +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Strong Section 8 rental opportunity with stability already in place. This brick 3-bedroom home is tenant occupied by a long-term Section 8 tenant who is current on payments and wants to stay, offering investors immediate income and a lower-hassle transition after closing. The home has been well cared for and is kept clean by the tenant, which is exactly what investors want to see in an occupied rental. Major ownership items are already in solid position, including a good-condition roof, updated electrical, updated hot water heater, and a functioning furnace. These updates help reduce near-term capital concerns and support a more predictable hold. The home also includes a 1-car garage and partially finished basement, adding extra functionality, storage, and tenant appeal. Brick construction, a clean long-term tenant, and existing Section 8 payments make this a practical buy-and-hold option for investors seeking stability, affordability, and future rent growth. For investors looking for an occupied Detroit rental with income in place and upside ahead, this one is worth a serious look. Please do not disturb the tenant.

Key facts

• Updated electrical
• Good-condition roof
• Functioning furnace

Tags

• GOOD-CONDITION ROOF
• UPDATED ELECTRICAL
• UPDATED HOT WATER HEATER
• FUNCTIONING FURNACE
• 1-CAR GARAGE
• PARTIALLY FINISHED BASEMENT

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Brick construction; Block foundation; Above-grade finished area about 980 (square feet); Below-grade finished area about 500 (square feet)
• Exterior features: Paved road access; Lot dimensions approximately 35 x 120 (0.1 acre)

Interior

• Bedrooms: Total of 3 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling reported
• Interior features: Full, partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $574 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $61k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.4% 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: 158 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 35% of the median local income ($45k/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 $429 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 + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,070 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.08% ✓
• Cap rate: 17.39%
• Cash-on-cash: 39.65%
• DSCR: 2.76
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $69,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13538 Penrod St	0.08mi	3/1.0	1,026 (+5%)	3mo	$95,000	$93	86
12950 Glastonbury Ave	0.27mi	3/1.0	958 (-2%)	4mo	$40,000	$42	80
13564 Faust Ave	0.13mi	2/1.0 (-1)	951 (-3%)	5mo	$60,000	$63	80
13523 Faust Ave	0.17mi	3/1.0	1,098 (+12%)	2mo	$55,000	$50	71
12900 Stahelin Ave	0.35mi	3/1.0	924 (-6%)	6mo	$50,000	$54	70
13591 Faust Ave	0.16mi	2/1.0 (-1)	891 (-9%)	7mo	$30,000	$34	67
12660 Grandmont Ave	0.61mi	3/1.0	1,019 (+4%)	1mo	$85,000	$83	64
12699 Woodmont Ave	0.62mi	3/1.0	1,054 (+8%)	1mo	$64,000	$61	58
13961 Piedmont St	0.55mi	3/1.0	1,083 (+10%)	2mo	$130,000	$120	55
13904 Abington Ave	0.42mi	3/1.0	1,082 (+10%)	10mo	$145,000	$134	54
13620 Saint Marys St	0.74mi	3/2.0	1,020 (+4%)	2mo	$72,000	$71	53
12892 Asbury Park	0.64mi	2/1.0 (-1)	872 (-11%)	10mo	$82,400	$94	39

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: 36.0%
• Equity multiple: 2.53×
• Total profit: $26,514
• Equity at exit: $9,244

10-year hold

• IRR: 42.7%
• Equity multiple: 5.05×
• Total profit: $70,251
• Equity at exit: $5,361

Cash invested: $17,360 (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 48223

• Active inventory: 158
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,291 high
• Mortgage (P&I): −$325
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $574

Break-even live

Break-even rent $565

Max offer price $62,000

Occupancy floor 51%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.13mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	4d	1	0.14mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	4d	1	0.15mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.15mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	4d	1	0.24mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.26mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.30mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	0.43mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	0.57mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	0.59mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	0.76mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.80mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	0.81mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.83mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	0.86mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	43d	1	0.87mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	43d	1	0.88mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	43d	1	0.96mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	4d	1	1.01mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	1.01mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.12mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	43d	1	1.14mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.16mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	16d	1	1.19mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	21d	1	1.20mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	24d	1	1.33mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	21d	1	1.33mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	43d	1	1.41mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	14d	1	1.41mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	1.43mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	16d	1	1.43mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	1.44mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	16d	1	1.45mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	43d	1	1.47mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	16d	1	1.49mi

Listing history 16 events

1. 2026-06-18
   days on market $62,000 Active 22 DOM
2. 2026-06-17
   days on market $62,000 Active 21 DOM
3. 2026-06-15
   days on market $62,000 Active 19 DOM
4. 2026-06-13
   days on market $62,000 Active 17 DOM
5. 2026-06-13
   days on market $62,000 Active 16 DOM
6. 2026-06-09
   days on market $62,000 Active 13 DOM
7. 2026-06-08
   days on market $62,000 Active 12 DOM
8. 2026-06-07
   days on market $62,000 Active 11 DOM
9. 2026-06-04
   days on market $62,000 Active 8 DOM
10. 2026-06-03
    days on market $62,000 Active 7 DOM
11. 2026-06-02
    days on market $62,000 Active 6 DOM
12. 2026-06-02
    price $62,000 Active 5 DOM
13. 2026-06-01
    days on market $67,500 Active 5 DOM
14. 2026-05-31
    days on market $67,500 Active 4 DOM
15. 2026-05-27
    listed $67,500 Active

    Show marketing remark (1133 chars)

    Strong Section 8 rental opportunity with stability already in place. This brick 3-bedroom home is tenant occupied by a long-term Section 8 tenant who is current on payments and wants to stay, offering investors immediate income and a lower-hassle transition after closing. The home has been well cared for and is kept clean by the tenant, which is exactly what investors want to see in an occupied rental. Major ownership items are already in solid position, including a good-condition roof, updated electrical, updated hot water heater, and a functioning furnace. These updates help reduce near-term capital concerns and support a more predictable hold. The home also includes a 1-car garage and partially finished basement, adding extra functionality, storage, and tenant appeal. Brick construction, a clean long-term tenant, and existing Section 8 payments make this a practical buy-and-hold option for investors seeking stability, affordability, and future rent growth. For investors looking for an occupied Detroit rental with income in place and upside ahead, this one is worth a serious look. Please do not disturb the tenant.

16. 2026-05-27
    listed $67,500 Active 1133-char remark

    Show marketing remark (1133 chars)

    Strong Section 8 rental opportunity with stability already in place. This brick 3-bedroom home is tenant occupied by a long-term Section 8 tenant who is current on payments and wants to stay, offering investors immediate income and a lower-hassle transition after closing. The home has been well cared for and is kept clean by the tenant, which is exactly what investors want to see in an occupied rental. Major ownership items are already in solid position, including a good-condition roof, updated electrical, updated hot water heater, and a functioning furnace. These updates help reduce near-term capital concerns and support a more predictable hold. The home also includes a 1-car garage and partially finished basement, adding extra functionality, storage, and tenant appeal. Brick construction, a clean long-term tenant, and existing Section 8 payments make this a practical buy-and-hold option for investors seeking stability, affordability, and future rent growth. For investors looking for an occupied Detroit rental with income in place and upside ahead, this one is worth a serious look. Please do not disturb the tenant.

ⓘ 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: $1,145 · $95/mo
• Projected year-2 tax: $1,145 · $95/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 ≥98°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: $15,492
• − Mortgage interest: −$3,473
• − Property taxes: −$1,145
• − Insurance: −$310
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$1,804
• Taxable income: $6,282
• Est. tax owed @ 24.0%: −$1,508
• After-tax cash flow: $5,375/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $67,500 REALCOMP
• 2026-05-27 Listed $67,500 MiRealSource-MiMLS

Property tax history

-1.6%/yr

Latest (2025): $1,145 · -37.0% YoY. Source: county tax records.