13150 Glenfield St · Detroit, MI 48213

$59,000

3 bd · 1.0 ba · 737 sqft · SingleFamily public records · 7 Days on market

Built 1950 5,227 sqft lot $80/sqft · 85% above area

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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

As uncommon as a diamond in the rough, ready to be polished to its full brilliance. This generous home presents an exciting opportunity for savvy investors or hands-on homeowners eager to craft their vision. Perfectly positioned near highways, schools, parks, and shopping, it provides effortless access to everything the city has to offer—and more. Don’t miss your chance, schedule your private tour today! Purchaser to pay $395 processing fee. Sold as-is. Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 70,000 PURCHASE PRICE, 20,000 DOWN PAYMENT, 8% INTEREST, 84 MONTH TERM. 779 / MONTH. seller financing/land contract terms are negotiable. * 2500 EMD to be submitted with the seller's title company *

Key facts

• 5,227 sq ft lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Cap rate 15.8% 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: 190 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 39% of the median local income ($34k/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 $408 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 ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 3y 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 $18k; list at $59k implies a 228% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,000

Questions for the listing agent

1. Built in 1950 — 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: 1.86% ✓
• Cap rate: 15.80%
• Cash-on-cash: 33.94%
• DSCR: 2.51
• GRM: 4.5

CMA / ARV

• ARV (median comp): $31,974
• List price: $59,000
• Delta: 85.47%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13066 Glenfield St	0.08mi	2/1.0 (-1)	750 (+2%)	23mo	$35,000	$47	69
14531 Promenade St	0.54mi	2/1.0 (-1)	741 (+0%)	8mo	$19,000	$26	62
14981 Flanders St	0.71mi	2/1.0 (-1)	755 (+2%)	1mo	$30,005	$40	57
15001 Flanders St	0.73mi	2/1.0 (-1)	769 (+4%)	6mo	$80,000	$104	49
13019 Longview St	0.49mi	3/1.0	684 (-7%)	20mo	$40,000	$58	49

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: 29.3%
• Equity multiple: 2.22×
• Total profit: $20,210
• Equity at exit: $8,797

10-year hold

• IRR: 36.6%
• Equity multiple: 4.39×
• Total profit: $55,966
• Equity at exit: $5,101

Cash invested: $16,520 (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 48213

• Active inventory: 190
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $467

Break-even live

Break-even rent $507

Max offer price $59,000

Occupancy floor 52%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13067 Wade St Detroit, MI	2.0	1.0	660	$900	$1.36	5d	1	0.75mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	0.94mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	1.47mi

Listing history 34 events

1. 2026-06-18
   days on market $59,000 Active 7 DOM
2. 2026-06-17
   days on market $59,000 Active 6 DOM
3. 2026-06-16
   days on market $59,000 Active 5 DOM
4. 2026-06-15
   days on market $59,000 Active 4 DOM
5. 2026-06-13
   days on market $59,000 Active 2 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   pricedays on marketlisting id $59,000 Active 1 DOM
8. 2026-05-31
   days on market $59,300 Active 173 DOM
9. 2025-12-09
   listed $59,300 Active 769-char remark

   Show marketing remark (759 chars)

   As uncommon as a diamond in the rough, ready to be polished to its full brilliance. This generous home presents an exciting opportunity for savvy investors or hands-on homeowners eager to craft their vision. Perfectly positioned near highways, schools, parks, and shopping, it provides effortless access to everything the city has to offer - and more. Don't miss your chance, schedule your private tour today! Purchaser to pay $395 processing fee. Sold as-is. Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 70,000 PURCHASE PRICE, 20,000 DOWN PAYMENT, 8% INTEREST, 84 MONTH TERM. 779 / MONTH. seller financing/land contract terms are negotiable. * 2500 EMD to be submitted with the seller's title company *

10. 2025-12-09
    listed $59,300 Active 759-char remark

    Show marketing remark (759 chars)

    As uncommon as a diamond in the rough, ready to be polished to its full brilliance. This generous home presents an exciting opportunity for savvy investors or hands-on homeowners eager to craft their vision. Perfectly positioned near highways, schools, parks, and shopping, it provides effortless access to everything the city has to offer - and more. Don't miss your chance, schedule your private tour today! Purchaser to pay $395 processing fee. Sold as-is. Purchaser to pay 395 processing fee. As-is sale. SELLER FINANCING / LAND CONTRACT TERMS AVAILABLE AT 70,000 PURCHASE PRICE, 20,000 DOWN PAYMENT, 8% INTEREST, 84 MONTH TERM. 779 / MONTH. seller financing/land contract terms are negotiable. * 2500 EMD to be submitted with the seller's title company *

11. 2025-12-01
    historical
12. 2025-12-01
    historical
13. 2025-08-18
    listed $59,300 Active
14. 2025-08-17
    listed $59,300 Active
15. 2025-03-31
    historical
16. 2025-03-31
    historical
17. 2024-12-10
    price $59,400
18. 2024-12-09
    price $59,400
19. 2024-09-05
    listed $59,500 Active
20. 2024-09-05
    listed $59,500 Active
21. 2024-09-05
    historical
22. 2024-09-05
    historical
23. 2024-08-31
    historical
24. 2024-08-31
    historical
25. 2024-02-02
    listed $59,500 Active
26. 2024-02-02
    listed $59,500 Active
27. 2024-02-01
    historical
28. 2024-01-31
    historical
29. 2023-10-27
    price $59,500
30. 2023-10-27
    price $59,500
31. 2023-07-18
    listed $59,900 Active
32. 2023-07-18
    listed $59,900 Active
33. 1997-10-23
    soldstatus $18,000
34. 1992-05-18
    soldstatus $18,900

ⓘ 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: $797 · $66/mo
• Projected year-2 tax: $853 · $71/mo
• Expected delta: +$56/yr (+$5/mo · 7.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $13,179
• − Mortgage interest: −$3,305
• − Property taxes: −$797
• − Insurance: −$295
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$1,716
• Taxable income: $4,957
• Est. tax owed @ 24.0%: −$1,190
• After-tax cash flow: $4,417/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

+213.8% since first listed

26 events — show timeline

• 2025-12-09 Listed $59,300 REALCOMP
• 2025-12-09 Listed $59,300 MiRealSource-MiMLS
• 2025-12-01 Listing Removed — MiRealSource-MiMLS
• 2025-12-01 Listing Removed — REALCOMP
• 2025-08-18 Listed $59,300 REALCOMP
• 2025-08-17 Listed $59,300 MiRealSource-MiMLS
• 2025-03-31 Listing Removed — REALCOMP
• 2025-03-31 Listing Removed — MiRealSource-MiMLS
• 2024-12-10 Price Changed $59,400 MiRealSource-MiMLS
• 2024-12-09 Price Changed $59,400 REALCOMP
• 2024-09-05 Listed $59,500 MiRealSource-MiMLS
• 2024-09-05 Listed $59,500 REALCOMP
• 2024-09-05 Coming Soon — MiRealSource-MiMLS
• 2024-09-05 Coming Soon — REALCOMP
• 2024-08-31 Listing Removed — MiRealSource-MiMLS
• 2024-08-31 Listing Removed — REALCOMP
• 2024-02-02 Listed $59,500 MiRealSource-MiMLS
• 2024-02-02 Listed $59,500 REALCOMP
• 2024-02-01 Listing Removed — MiRealSource-MiMLS
• 2024-01-31 Listing Removed — REALCOMP
• 2023-10-27 Price Changed $59,500 MiRealSource-MiMLS
• 2023-10-27 Price Changed $59,500 REALCOMP
• 2023-07-18 Listed $59,900 MiRealSource-MiMLS
• 2023-07-18 Listed $59,900 REALCOMP
• 1997-10-23 Sold (Public Records) $18,000 Public Records
• 1992-05-18 Sold (Public Records) $18,900 Public Records

Property tax history

+0.3%/yr

Latest (2025): $797 · -7.2% YoY. Source: county tax records.