13247 Stoepel St · Detroit, MI 48238

$123,500

3 bd · 1.0 ba · 1,429 sqft · SingleFamily public records · 83 Days on market

Built 1923 3,920 sqft lot $86/sqft · 16% above area Est $106k · 16% over

---

Why this score? — see what drove the D 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 +19.8/30.0
• DSCR +6.3/10.0
• 1% rule +5.1/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming & Move-In Ready 3-Bedroom Home with Open Layout! Welcome home to this beautifully maintained 3-bedroom, 1-bath single-family residence offering a desirable open layout and an updated kitchen perfect for everyday living and entertaining. The home was fully updated just 4 years ago, providing modern finishes and peace of mind for the next owner. Enjoy the convenience of a 1-car garage and a fully fenced yard—ideal for pets, kids, or outdoor gatherings. Major mechanicals have been thoughtfully updated, including a newer furnace and hot water tank. The large basement offers ample storage or future finishing potential. A perfect blend of comfort, functionality, and value&mda

Key facts

• Hot water tank
• Newer furnace
• Large basement

Tags

• OPEN LAYOUT
• UPDATED KITCHEN
• FULLY FENCED YARD
• NEWER FURNACE
• HOT WATER TANK
• LARGE BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $116k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 45% of the median local income ($33k/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 $854 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y 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 $80k; list at $124k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,090 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1923 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (median comp): $106,169
• List price: $123,500
• Delta: 16.32%
• 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
13587 Monica St	0.16mi	3/1.0	1,484 (+4%)	5mo	$130,000	$88	82
4294 W Buena Vista St	0.26mi	3/1.0	1,400 (-2%)	9mo	$110,000	$79	77
12625 Monica St	0.33mi	3/1.5	1,600 (+12%)	2mo	$48,000	$30	61
12303 Cloverlawn St	0.74mi	3/1.5	1,454 (+2%)	4mo	$58,500	$40	57
4052 W Buena Vista St	0.39mi	3/1.5	1,242 (-13%)	1mo	$160,000	$129	57
12739 Stoepel St	0.21mi	4/1.5 (+1)	1,612 (+13%)	10mo	$145,000	$90	53
13525 Cherrylawn St	0.69mi	3/2.0	1,450 (+2%)	10mo	$170,000	$117	53
11717 Cascade St	0.75mi	3/1.0	1,536 (+8%)	2mo	$81,000	$53	51
13903 Cloverlawn Ave	0.61mi	3/1.5	1,265 (-12%)	5mo	$140,000	$111	47
3765 Cortland St	0.71mi	3/1.5	1,587 (+11%)	2mo	$120,000	$76	45
13581 Cloverlawn St	0.58mi	4/2.0 (+1)	1,240 (-13%)	4mo	$143,000	$115	39
12066 Monica St	0.63mi	4/2.5 (+1)	1,632 (+14%)	8mo	$35,000	$21	30

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-6,639
• Equity at exit: $18,414

10-year hold

• IRR: 8.0%
• Equity multiple: 1.69×
• Total profit: $24,001
• Equity at exit: $10,678

Cash invested: $34,580 (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: 346
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,245 high
• Mortgage (P&I): −$648
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $146

Break-even live

Break-even rent $1,060

Max offer price $123,500

Occupancy floor 83%

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: $30,875
• Closing costs: $3,705
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	43d	1	0.24mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	43d	1	0.26mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	0.27mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	0.30mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	12d	1	0.30mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	43d	1	0.34mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	0.37mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	16d	1	0.47mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	16d	1	0.49mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.51mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.53mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	0.54mi
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	24d	1	0.56mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	0.60mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	0.60mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	0.64mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	5d	1	0.66mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	20d	1	0.67mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	43d	1	0.73mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	0.73mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	43d	1	0.76mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	43d	1	0.77mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	0.79mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	43d	1	0.84mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.87mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	43d	1	0.88mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	16d	1	0.93mi
3224 Monterey St Unit 2E Detroit, MI	2.0	1.0	1200	$1,350	$1.12	43d	1	0.94mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.95mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	43d	1	0.97mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	16d	1	1.01mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	43d	1	1.02mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	43d	1	1.02mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	24d	1	1.08mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	1.10mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	1.11mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.16mi
9789 Chenlot St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	5d	1	1.18mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	16d	1	1.23mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	1.24mi

Listing history 46 events

1. 2026-06-18
   days on market $123,500 Active 83 DOM
2. 2026-06-17
   days on market $123,500 Active 82 DOM
3. 2026-06-15
   days on market $123,500 Active 80 DOM
4. 2026-06-13
   days on market $123,500 Active 78 DOM
5. 2026-06-13
   days on market $123,500 Active 77 DOM
6. 2026-06-09
   days on market $123,500 Active 74 DOM
7. 2026-06-08
   days on market $123,500 Active 73 DOM
8. 2026-06-07
   days on market $123,500 Active 72 DOM
9. 2026-06-04
   days on market $123,500 Active 69 DOM
10. 2026-06-03
    days on market $123,500 Active 68 DOM
11. 2026-06-02
    days on market $123,500 Active 67 DOM
12. 2026-06-01
    days on market $123,500 Active 66 DOM
13. 2026-05-31
    days on market $123,500 Active 65 DOM
14. 2026-03-27
    historical
15. 2026-03-27
    historical
16. 2026-02-24
    price $123,500
17. 2026-02-23
    price $123,500
18. 2026-02-10
    listed $125,000 Active
19. 2026-02-10
    listed $125,000 Active
20. 2026-02-10
    listed $123,500 Active
21. 2026-02-10
    listed $123,500 Active
22. 2022-04-27
    soldstatus $80,000
23. 2022-04-22
    soldstatus $80,000 Sold
24. 2022-04-22
    soldstatus $80,000 Closed
25. 2022-04-13
    status Pending
26. 2022-04-13
    status Pending
27. 2022-03-19
    historical Accepting Backup Offers
28. 2022-03-19
    historical Accepting Backup Offers
29. 2021-11-14
    price $85,000
30. 2021-11-13
    price $85,000
31. 2021-11-13
    status Active
32. 2021-11-13
    status Active
33. 2021-09-30
    status Pending
34. 2021-09-30
    status Pending
35. 2021-08-28
    historical Accepting Backup Offers
36. 2021-08-28
    historical Accepting Backup Offers
37. 2021-08-04
    price $82,000
38. 2021-08-04
    price $82,000
39. 2021-07-31
    price $90,000
40. 2021-07-31
    price $90,000
41. 2021-07-22
    listed $100,000 Active
42. 2021-07-22
    listed $100,000 Active
43. 2021-04-26
    historical
44. 2021-04-26
    historical
45. 2020-05-11
    listed $35,000 Active
46. 2020-05-11
    listed $35,000 Active

ⓘ 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: $1,664 · $139/mo
• Projected year-2 tax: $1,783 · $149/mo
• Expected delta: +$119/yr (+$10/mo · 7.2%)

ⓘ 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 ≥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: $14,944
• − Mortgage interest: −$6,918
• − Property taxes: −$1,664
• − Insurance: −$618
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,593
• Taxable loss: −$238
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $1,810/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

+252.9% since first listed

33 events — show timeline

• 2026-03-27 Listing Removed — REALCOMP
• 2026-03-27 Listing Removed — MiRealSource-MiMLS
• 2026-02-24 Price Changed $123,500 MiRealSource-MiMLS
• 2026-02-23 Price Changed $123,500 REALCOMP
• 2026-02-10 Listed $125,000 REALCOMP
• 2026-02-10 Listed $123,500 MiRealSource-MiMLS
• 2026-02-10 Listed $123,500 REALCOMP
• 2026-02-10 Listed $125,000 MiRealSource-MiMLS
• 2022-04-27 Sold (Public Records) $80,000 Public Records
• 2022-04-22 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2022-04-22 Sold (MLS) $80,000 REALCOMP
• 2022-04-13 Pending — MiRealSource-MiMLS
• 2022-04-13 Pending — REALCOMP
• 2022-03-19 Contingent — MiRealSource-MiMLS
• 2022-03-19 Contingent — REALCOMP
• 2021-11-14 Price Changed $85,000 MiRealSource-MiMLS
• 2021-11-13 Price Changed $85,000 REALCOMP
• 2021-11-13 Relisted — MiRealSource-MiMLS
• 2021-11-13 Relisted — REALCOMP
• 2021-09-30 Pending — MiRealSource-MiMLS
• 2021-09-30 Pending — REALCOMP
• 2021-08-28 Contingent — MiRealSource-MiMLS
• 2021-08-28 Contingent — REALCOMP
• 2021-08-04 Price Changed $82,000 MiRealSource-MiMLS
• 2021-08-04 Price Changed $82,000 REALCOMP
• 2021-07-31 Price Changed $90,000 MiRealSource-MiMLS
• 2021-07-31 Price Changed $90,000 REALCOMP
• 2021-07-22 Listed $100,000 MiRealSource-MiMLS
• 2021-07-22 Listed $100,000 REALCOMP
• 2021-04-26 Listing Removed — REALCOMP
• 2021-04-26 Listing Removed — MiRealSource-MiMLS
• 2020-05-11 Listed $35,000 MiRealSource-MiMLS
• 2020-05-11 Listed $35,000 REALCOMP

Property tax history

+6.4%/yr

Latest (2025): $1,664 · -37.5% YoY. Source: county tax records.