13590 Minock St · Detroit, MI 48223

$69,000

2 bd · 1.0 ba · 687 sqft · SingleFamily public records · 21 Days on market

Built 1923 4,792 sqft lot

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

Don't miss this tenant occupied Section 8 tenant paying $1,020 monthly Investment. Reliable income-producing property ideal for investors. Do not disturb tenant. Let's make a deal.

Key facts

• 4,792 sq ft lot
• Built 1923
• Listed 21 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Vinyl siding; Block foundation
• Exterior features: Paved road access; Lot approximately 0.11 acres (35 x 133.5)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; 3 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $32k; list at $69k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — 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: 1.58% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.45%
• DSCR: 2.09
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $40,533
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13540 Minock St	0.05mi	2/1.0	709 (+3%)	10mo	$24,000	$34	85
13619 Stahelin Ave	0.34mi	2/1.0	672 (-2%)	14mo	$50,000	$74	69
13516 Glastonbury Ave	0.44mi	2/1.0	685 (-0%)	18mo	$45,000	$66	64
13557 Faust Ave	0.53mi	3/1.0 (+1)	699 (+2%)	5mo	$40,000	$57	63
13535 Evergreen Rd	0.22mi	2/1.0	754 (+10%)	13mo	$45,700	$61	62
12900 Faust Ave	0.58mi	2/1.0	735 (+7%)	6mo	$18,500	$25	56
14128 Patton St	0.58mi	2/1.0	696 (+1%)	18mo	$11,500	$17	56
12642 Kentfield St	0.50mi	2/1.0	742 (+8%)	10mo	$40,000	$54	55
12876 Faust Ave	0.59mi	2/1.0	760 (+11%)	2mo	$44,999	$59	53
13563 Faust Ave	0.53mi	2/1.0	775 (+13%)	5mo	$60,000	$77	50
14359 Grandville Ave	0.47mi	3/1.0 (+1)	739 (+8%)	13mo	$105,000	$142	50
14401 Westwood St	0.50mi	2/1.0	585 (-15%)	19mo	$27,500	$47	36

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: 17.8%
• Equity multiple: 1.72×
• Total profit: $13,904
• Equity at exit: $10,288

10-year hold

• IRR: 26.2%
• Equity multiple: 3.30×
• Total profit: $44,441
• Equity at exit: $5,966

Cash invested: $19,320 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,093 high
• Mortgage (P&I): −$362
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $394

Break-even live

Break-even rent $594

Max offer price $69,000

Occupancy floor 59%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	0.48mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	4d	1	0.56mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	43d	1	0.90mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	21d	1	1.07mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	24d	1	1.07mi
12611 Memorial St Unit 629104 Detroit, MI	1.0	1.0	700	$995	$1.42	43d	1	1.08mi
12611 Memorial St Unit 629203 Detroit, MI	1.0	1.0	635	$995	$1.57	24d	1	1.08mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	43d	6	1.16mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	4d	4	1.30mi
20237 W Chicago Detroit, MI	1.0	1.0	650	$850	$1.31	43d	1	1.45mi
18450 W Chicago Detroit, MI	1.0–2.0	1.0	687	$1,117	$1.62	1d	15	1.50mi

Listing history 21 events

1. 2026-06-18
   days on market $69,000 Active 21 DOM
2. 2026-06-17
   days on market $69,000 Active 20 DOM
3. 2026-06-15
   days on market $69,000 Active 18 DOM
4. 2026-06-13
   days on market $69,000 Active 16 DOM
5. 2026-06-13
   days on market $69,000 Active 15 DOM
6. 2026-06-09
   days on market $69,000 Active 12 DOM
7. 2026-06-08
   days on market $69,000 Active 11 DOM
8. 2026-06-07
   days on market $69,000 Active 10 DOM
9. 2026-06-04
   days on market $69,000 Active 7 DOM
10. 2026-06-03
    days on market $69,000 Active 6 DOM
11. 2026-06-02
    days on market $69,000 Active 5 DOM
12. 2026-06-01
    days on market $69,000 Active 4 DOM
13. 2026-05-31
    days on market $69,000 Active 3 DOM
14. 2026-05-28
    listed $69,000 Active

    Show marketing remark (180 chars)

    Don't miss this tenant occupied Section 8 tenant paying $1,020 monthly Investment. Reliable income-producing property ideal for investors. Do not disturb tenant. Let's make a deal.

15. 2026-05-28
    listed $69,000 Active 180-char remark

    Show marketing remark (180 chars)

    Don't miss this tenant occupied Section 8 tenant paying $1,020 monthly Investment. Reliable income-producing property ideal for investors. Do not disturb tenant. Let's make a deal.

16. 2021-07-23
    soldstatus $32,000 Sold 127-char remark

    Show marketing remark (127 chars)

    WHY RENT WHEN YOU CAN PURCHASE YOUR OWN HOME. READY TO MOVE IN, CLEAN HOME. COULD USE SOME TLC. CALL TODAY FOR MORE INFORMATION

17. 2021-07-23
    soldstatus $32,000 Closed

    Show marketing remark (127 chars)

    WHY RENT WHEN YOU CAN PURCHASE YOUR OWN HOME. READY TO MOVE IN, CLEAN HOME. COULD USE SOME TLC. CALL TODAY FOR MORE INFORMATION

18. 2021-07-15
    status Pending

    Show marketing remark (127 chars)

    WHY RENT WHEN YOU CAN PURCHASE YOUR OWN HOME. READY TO MOVE IN, CLEAN HOME. COULD USE SOME TLC. CALL TODAY FOR MORE INFORMATION

19. 2021-07-15
    status Pending 127-char remark

    Show marketing remark (127 chars)

    WHY RENT WHEN YOU CAN PURCHASE YOUR OWN HOME. READY TO MOVE IN, CLEAN HOME. COULD USE SOME TLC. CALL TODAY FOR MORE INFORMATION

20. 2021-07-07
    listed $39,900 Active 127-char remark

    Show marketing remark (127 chars)

    WHY RENT WHEN YOU CAN PURCHASE YOUR OWN HOME. READY TO MOVE IN, CLEAN HOME. COULD USE SOME TLC. CALL TODAY FOR MORE INFORMATION

21. 2021-07-07
    listed $39,900 Active

    Show marketing remark (127 chars)

    WHY RENT WHEN YOU CAN PURCHASE YOUR OWN HOME. READY TO MOVE IN, CLEAN HOME. COULD USE SOME TLC. CALL TODAY FOR MORE INFORMATION

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $1,005 · $84/mo
• Expected delta: +$58/yr (+$5/mo · 6.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $13,111
• − Mortgage interest: −$3,865
• − Property taxes: −$947
• − Insurance: −$345
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$2,007
• Taxable income: $3,849
• Est. tax owed @ 24.0%: −$924
• After-tax cash flow: $3,800/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

+72.9% since first listed

8 events — show timeline

• 2026-05-28 Listed $69,000 MiRealSource-MiMLS
• 2026-05-28 Listed $69,000 REALCOMP
• 2021-07-23 Sold (MLS) $32,000 MiRealSource-MiMLS
• 2021-07-23 Sold (MLS) $32,000 REALCOMP
• 2021-07-15 Pending — MiRealSource-MiMLS
• 2021-07-15 Pending — REALCOMP
• 2021-07-07 Listed $39,900 MiRealSource-MiMLS
• 2021-07-07 Listed $39,900 REALCOMP

Property tax history

-1.2%/yr

Latest (2025): $947 · -36.6% YoY. Source: county tax records.