13949 Cherrylawn St · Detroit, MI 48238

$18,500

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 17 Days on market

Built 1924 3,920 sqft lot $15/sqft · 63% below area

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD CASE#261-728053 FHA INSURED FINAN. AVAIL. W/ REPAIR ESCROW $4180. HOME SOLD AS IS. HUD WILL MAKE NO REPAIRS. ELEC. BIDDING VIA PHONE OR INTERNET ONLY! MCB & FUTURE ARE NOT RESPONSIBLE FOR THE EXISTENCE OF MOLD IN PROPERTY & IS NOT LIABLE FOR THE POTENTIALLY HARMFUL EFFECTS THEREOF. COOP COMM UP TO 5%. SHOWING APPTS. MUST BE MADE W/ LISTING OFFICE.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1924

Property features AI

Finance

• Financial info: Annual tax amount listed (financial details excluded per instructions)

Exterior

• Parking: Detached garage (1.5-car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps
• Construction: Vinyl siding exterior; Block foundation
• Exterior features: Paved road access; Lot approximately 0.09 acres (37 x 100.28)

Interior

• Bedrooms: 3 total rooms (bedroom count not specified separately)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Ground-level entry with steps

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $18k (1.5% below list) — sets the bar for market timing.
• Cap rate 62.4% 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: 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 21d 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).
• At $1,257/mo this rent would consume 45% of the median local household income ($33k/yr) (locally 2172% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $128 of loan paydown is wiped out by about $555 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 + 6.1% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $6k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $18,222 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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. 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?
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: 6.80% ✓
• Cap rate: 62.42%
• Cash-on-cash: 200.47%
• DSCR: 9.92
• GRM: 1.2

CMA / ARV

• ARV (median comp): $50,238
• List price: $18,500
• Delta: -63.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13903 Cloverlawn Ave	0.12mi	3/1.5	1,265 (+5%)	5mo	$140,000	$111	80
14203 Cherrylawn St	0.18mi	3/2.0	1,250 (+4%)	5mo	$58,000	$46	77
13586 Indiana St	0.18mi	3/1.0	1,298 (+8%)	2mo	$30,000	$23	77
14256 Ohio St	0.23mi	3/1.0	1,242 (+4%)	10mo	$40,000	$32	75
13581 Cloverlawn St	0.17mi	4/2.0 (+1)	1,240 (+3%)	4mo	$143,000	$115	74
13124 Kentucky St	0.40mi	3/1.5	1,140 (-5%)	10mo	$31,000	$27	63
14249 Cloverlawn St	0.25mi	3/1.0	1,035 (-14%)	5mo	$69,000	$67	61
12754 Mendota St	0.67mi	3/1.0	1,224 (+2%)	8mo	$28,500	$23	59
13558 Pinehurst St	0.58mi	4/1.0 (+1)	1,099 (-8%)	2mo	$135,000	$123	52
14628 Ohio St	0.54mi	4/1.5 (+1)	1,129 (-6%)	9mo	$50,000	$44	50
12610 Ilene St	0.66mi	4/2.0 (+1)	1,285 (+7%)	9mo	$36,750	$29	41
12706 Pinehurst St	0.74mi	4/1.5 (+1)	1,365 (+14%)	9mo	$37,000	$27	28

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: —
• Equity multiple: 11.86×
• Total profit: $56,232
• Equity at exit: $2,758

10-year hold

• IRR: —
• Equity multiple: 27.63×
• Total profit: $137,944
• Equity at exit: $1,600

Cash invested: $5,180 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$97
• Tax est. 1.5%: −$23 /mo · $278/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $865

Break-even live

Break-even rent $162

Max offer price $18,500

Occupancy floor 26%

Sensitivity live

Price	-10% $878	-5% $872	+0% $865	+5% $859	+10% $853
Rent	-10% $766	-5% $816	+0% $865	+5% $915	+10% $965
Rate	-1.0pp $875	-0.5pp $870	base $865	+0.5pp $861	+1.0pp $856

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: $4,625
• Closing costs: $555
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	0.05mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	0.17mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	0.17mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.21mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.24mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	0.40mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	18d	1	0.43mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.44mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	21d	1	0.46mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.49mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	13d	1	0.51mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	0.55mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	25d	4	0.60mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.61mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.68mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	0.80mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.80mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.80mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	0.81mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	0.83mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	0.83mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	18d	1	0.83mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	0.90mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	0.93mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	44d	1	1.00mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	25d	1	1.00mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	1.02mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	1.03mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	1.08mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	5d	1	1.11mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	1.12mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	1.13mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.16mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	1.18mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.21mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	1.23mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	18d	1	1.23mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	1.28mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	1.29mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	1.29mi

Listing history 15 events

1. 2026-05-19
   price $19,500 134-char remark
2. 2026-05-18
   price $19,500 135-char remark
3. 2026-05-13
   price $20,000 134-char remark
4. 2026-05-13
   price $20,000 135-char remark
5. 2026-05-13
   price $22,500 134-char remark
6. 2026-05-12
   price $22,500 135-char remark
7. 2026-05-12
   listed $25,000 Active 134-char remark
8. 2026-05-12
   listed $25,000 Active 135-char remark
9. 2007-09-07
   soldstatus $67,000
10. 2006-08-09
    soldstatus $19,000

    Show marketing remark (365 chars)

    HUD CASE#261-728053 FHA INSURED FINAN. AVAIL. W/ REPAIR ESCROW $4180. HOME SOLD AS IS. HUD WILL MAKE NO REPAIRS. ELEC. BIDDING VIA PHONE OR INTERNET ONLY! MCB & FUTURE ARE NOT RESPONSIBLE FOR THE EXISTENCE OF MOLD IN PROPERTY & IS NOT LIABLE FOR THE POTENTIALLY HARMFUL EFFECTS THEREOF. COOP COMM UP TO 5%. SHOWING APPTS. MUST BE MADE W/ LISTING OFFICE.

11. 2006-02-13
    listed $25,000

    Show marketing remark (365 chars)

    HUD CASE#261-728053 FHA INSURED FINAN. AVAIL. W/ REPAIR ESCROW $4180. HOME SOLD AS IS. HUD WILL MAKE NO REPAIRS. ELEC. BIDDING VIA PHONE OR INTERNET ONLY! MCB & FUTURE ARE NOT RESPONSIBLE FOR THE EXISTENCE OF MOLD IN PROPERTY & IS NOT LIABLE FOR THE POTENTIALLY HARMFUL EFFECTS THEREOF. COOP COMM UP TO 5%. SHOWING APPTS. MUST BE MADE W/ LISTING OFFICE.

12. 2006-01-23
    historical
13. 2005-04-01
    listed $30,000
14. 2004-01-30
    historical
15. 2003-10-27
    listed $68,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 14 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: $15,087
• − Mortgage interest: −$1,036
• − Property taxes: −$278
• − Insurance: −$92
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$538
• Taxable income: $10,728
• Est. tax owed @ 24.0%: −$2,575
• After-tax cash flow: $7,809/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

-72.8% since first listed

19 events — show timeline

• 2026-05-30 Listing Removed — REALCOMP
• 2026-05-30 Listing Removed — MiRealSource-MiMLS
• 2026-05-21 Price Changed $18,500 MiRealSource-MiMLS
• 2026-05-21 Price Changed $18,500 REALCOMP
• 2026-05-19 Price Changed $19,500 MiRealSource-MiMLS
• 2026-05-18 Price Changed $19,500 REALCOMP
• 2026-05-13 Price Changed $20,000 MiRealSource-MiMLS
• 2026-05-13 Price Changed $20,000 REALCOMP
• 2026-05-13 Price Changed $22,500 MiRealSource-MiMLS
• 2026-05-12 Price Changed $22,500 REALCOMP
• 2026-05-12 Listed $25,000 REALCOMP
• 2026-05-12 Listed $25,000 MiRealSource-MiMLS
• 2007-09-07 Sold (Public Records) $67,000 Public Records
• 2006-08-09 Sold (MLS) $19,000 REALCOMP
• 2006-02-13 Listed $25,000 REALCOMP
• 2006-01-23 Listing Removed — REALCOMP
• 2005-04-01 Listed $30,000 REALCOMP
• 2004-01-30 Listing Removed — REALCOMP
• 2003-10-27 Listed $68,000 REALCOMP

Property tax history

+18.0%/yr

Latest (2025): $1,480 · +1.5% YoY. Source: county tax records.