13916 Rossini Dr · Detroit, MI 48205

$90,000

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 46 Days on market

Built 1951 5,663 sqft lot $83/sqft · 11% above area Est $81k · 11% over ↓ 22% since listing

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Why this score? — see what drove the C+ 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
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming bungalow, well maintained in a good location is now available! Ready to move in! Featuring 3 bedrooms and 1 bathroom, it's great for a family. Schedule your visit through showing time.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1951

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Lot approximately 0.13 acres (41' x 140')

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 42% 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 $622 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.
• At projected returns (-3.0% appreciation + 1.3% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1951 — 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: 1.52% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.90%
• DSCR: 1.89
• GRM: 5.5

CMA / ARV

• ARV (median comp): $81,139
• List price: $90,000
• Delta: 10.92%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14076 Rossini Dr	0.13mi	3/1.0	1,055 (-3%)	0mo	$90,000	$85	89
14078 Bringard Dr	0.23mi	3/1.5	1,110 (+2%)	2mo	$76,000	$68	82
19953 Regent Dr	0.25mi	3/1.0	1,038 (-5%)	2mo	$55,000	$53	79
20020 Pelkey St	0.31mi	3/1.0	1,020 (-6%)	2mo	$75,000	$74	74
14788 Rossini Dr	0.54mi	3/1.0	1,099 (+1%)	1mo	$82,000	$75	72
14068 Carlisle St	0.39mi	3/1.0	1,020 (-6%)	2mo	$55,000	$54	70
19940 Westphalia St	0.60mi	3/1.0	1,114 (+2%)	0mo	$30,000	$27	68
14910 Fairmount Dr	0.62mi	3/1.0	1,116 (+3%)	1mo	$15,000	$13	66
20577 Fairport St	0.70mi	3/1.0	1,078 (-1%)	1mo	$65,000	$60	65
20218 Hickory St	0.42mi	3/1.0	930 (-14%)	1mo	$26,000	$28	55
19730 Goulburn St	0.66mi	3/1.5	977 (-10%)	1mo	$114,000	$117	49
20218 Goulburn St	0.70mi	3/1.0	965 (-11%)	1mo	$12,000	$12	48

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: 10.1%
• Equity multiple: 1.39×
• Total profit: $9,823
• Equity at exit: $13,419

10-year hold

• IRR: 17.7%
• Equity multiple: 2.35×
• Total profit: $34,053
• Equity at exit: $7,782

Cash invested: $25,200 (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: $1,366 high
• Mortgage (P&I): −$472
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $418

Break-even live

Break-even rent $837

Max offer price $90,000

Occupancy floor 64%

Sensitivity live

Price	-10% $469	-5% $443	+0% $418	+5% $392	+10% $367
Rent	-10% $310	-5% $364	+0% $418	+5% $472	+10% $526
Rate	-1.0pp $463	-0.5pp $441	base $418	+0.5pp $395	+1.0pp $371

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	12d	1	0.30mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.33mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	44d	1	0.37mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	0.38mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	18d	1	0.38mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	25d	1	0.39mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	0.42mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	18d	1	0.44mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	25d	1	0.53mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	0.54mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	0.59mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	44d	1	0.60mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	18d	1	0.61mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	44d	1	0.67mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	25d	1	0.69mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	18d	1	0.69mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	0.75mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	18d	1	0.76mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	18d	1	0.77mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	25d	1	0.79mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	25d	1	0.80mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	18d	1	0.82mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	0.93mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	0.93mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	4d	1	0.94mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	25d	1	1.01mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	1.02mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	44d	1	1.04mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	25d	1	1.06mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	1.08mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	44d	1	1.10mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	18d	1	1.12mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	18d	1	1.15mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	15d	1	1.17mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	18d	1	1.22mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	44d	1	1.35mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	1.40mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	3d	1	1.40mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	1.41mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	1.44mi

Listing history 21 events

1. 2026-06-17
   statusdays on market $90,000 Pending 46 DOM
2. 2026-06-15
   days on market $90,000 Active 45 DOM
3. 2026-06-13
   days on market $90,000 Active 43 DOM
4. 2026-06-13
   days on market $90,000 Active 42 DOM
5. 2026-06-09
   days on market $90,000 Active 39 DOM
6. 2026-06-08
   days on market $90,000 Active 38 DOM
7. 2026-06-07
   days on market $90,000 Active 37 DOM
8. 2026-06-04
   days on market $90,000 Active 34 DOM
9. 2026-06-03
   days on market $90,000 Active 33 DOM
10. 2026-06-02
    days on market $90,000 Active 32 DOM
11. 2026-06-01
    days on market $90,000 Active 31 DOM
12. 2026-05-31
    days on market $90,000 Active 30 DOM
13. 2026-05-01
    listed $120,000 Active 193-char remark

    Show marketing remark (193 chars)

    Charming bungalow, well maintained in a good location is now available! Ready to move in! Featuring 3 bedrooms and 1 bathroom, it's great for a family. Schedule your visit through showing time.

14. 2026-05-01
    listed $120,000 Active 194-char remark

    Show marketing remark (193 chars)

    Charming bungalow, well maintained in a good location is now available! Ready to move in! Featuring 3 bedrooms and 1 bathroom, it's great for a family. Schedule your visit through showing time.

15. 2019-06-24
    soldstatus $72,450
16. 2006-07-07
    soldstatus $114,900
17. 2006-06-07
    soldstatus $114,900

    Show marketing remark (402 chars)

    This is an 11! Fabulous find on quiet street that just has it all! Offers gorgeosly remodeled kitchen with recessed lights and new Pergo floors, central air, ALL new windows, cozy dining room with hardwood floors (more under mostly newer carpet) attractive nw wood fence, some office space upstairs, roomy basement to expand! Plus oversized 2 car garage. All lovingly maintained. Come, see and compare!

18. 2006-03-29
    soldstatus $114,900
19. 2006-03-06
    historical

    Show marketing remark (402 chars)

    This is an 11! Fabulous find on quiet street that just has it all! Offers gorgeosly remodeled kitchen with recessed lights and new Pergo floors, central air, ALL new windows, cozy dining room with hardwood floors (more under mostly newer carpet) attractive nw wood fence, some office space upstairs, roomy basement to expand! Plus oversized 2 car garage. All lovingly maintained. Come, see and compare!

20. 2005-10-28
    listed $114,900

    Show marketing remark (402 chars)

    This is an 11! Fabulous find on quiet street that just has it all! Offers gorgeosly remodeled kitchen with recessed lights and new Pergo floors, central air, ALL new windows, cozy dining room with hardwood floors (more under mostly newer carpet) attractive nw wood fence, some office space upstairs, roomy basement to expand! Plus oversized 2 car garage. All lovingly maintained. Come, see and compare!

21. 2005-10-13
    listed $114,900

ⓘ 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: $1,821 · $152/mo
• Projected year-2 tax: $1,821 · $152/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: $16,393
• − Mortgage interest: −$5,041
• − Property taxes: −$1,821
• − Insurance: −$450
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$2,618
• Taxable income: $3,839
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $4,094/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

-21.7% since first listed

13 events — show timeline

• 2026-06-16 Pending — MiRealSource-MiMLS
• 2026-06-16 Pending — REALCOMP
• 2026-05-27 Price Changed $90,000 REALCOMP
• 2026-05-26 Price Changed $90,000 MiRealSource-MiMLS
• 2026-05-01 Listed $120,000 REALCOMP
• 2026-05-01 Listed $120,000 MiRealSource-MiMLS
• 2019-06-24 Sold (Public Records) $72,450 Public Records
• 2006-07-07 Sold (Public Records) $114,900 Public Records
• 2006-06-07 Sold (MLS) $114,900 MiRealSource-MiMLS
• 2006-03-29 Sold (MLS) $114,900 REALCOMP
• 2006-03-06 Listing Removed — MiRealSource-MiMLS
• 2005-10-28 Listed $114,900 MiRealSource-MiMLS
• 2005-10-13 Listed $114,900 REALCOMP

Property tax history

-2.9%/yr

Latest (2025): $1,821 · -0.0% YoY. Source: county tax records.