13566 Stoepel St · Detroit, MI 48238

$22,500

3 bd · 1.0 ba · 1,319 sqft · SingleFamily public records · 436 Days on market

Built 1923 3,920 sqft lot $17/sqft · 79% 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

Investor Special – Brought to you by the Detroit Land Bank Authority! This classic colonial offers over 1,300 square feet of potential, featuring 3 bedrooms and 1 full bathroom. With solid bones and plenty of character, it’s a great opportunity for an investor or rehabber ready to bring this home back to life. Sold as is – bring your vision and unlock the possibilities! Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests

Key facts

• 3,920 sq ft lot
• Built 1923
• Listed 436 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $20k (12.0% below list) — sets the bar for market timing.
• Cap rate 46.7% 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 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 44% 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 $156 of loan paydown is wiped out by about $675 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 436 days — a 12% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 436 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.49% ✓
• Cap rate: 46.65%
• Cash-on-cash: 144.14%
• DSCR: 7.41
• GRM: 1.5

CMA / ARV

• ARV (median comp): $106,538
• List price: $22,500
• Delta: -78.88%
• 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
4052 W Buena Vista St	0.38mi	3/1.5	1,242 (-6%)	1mo	$160,000	$129	70
4294 W Buena Vista St	0.28mi	3/1.0	1,400 (+6%)	9mo	$110,000	$79	69
13587 Monica St	0.14mi	3/1.0	1,484 (+12%)	5mo	$130,000	$88	69
3730 Pasadena St	0.48mi	3/1.0	1,359 (+3%)	11mo	$83,500	$61	63
4232 W Buena Vista St	0.31mi	3/1.5	1,208 (-8%)	12mo	$25,000	$21	59
13903 Cloverlawn Ave	0.61mi	3/1.5	1,265 (-4%)	5mo	$140,000	$111	59
3735 W Buena Vista St	0.53mi	3/1.5	1,213 (-8%)	3mo	$164,900	$136	58
13581 Cloverlawn St	0.60mi	4/2.0 (+1)	1,240 (-6%)	4mo	$143,000	$115	50
4762 Cortland St	0.55mi	3/1.5	1,454 (+10%)	10mo	$105,000	$72	47
14629 Monica St	0.69mi	3/1.0	1,128 (-14%)	4mo	$19,000	$17	40
13955 Roselawn St	0.56mi	4/2.0 (+1)	1,440 (+9%)	11mo	$122,000	$85	40
13525 Cherrylawn St	0.71mi	3/2.0	1,450 (+10%)	10mo	$170,000	$117	38

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: 8.72×
• Total profit: $48,631
• Equity at exit: $3,355

10-year hold

• IRR: —
• Equity multiple: 20.40×
• Total profit: $122,251
• Equity at exit: $1,945

Cash invested: $6,300 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$118
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $757

Break-even live

Break-even rent $277

Max offer price $22,500

Occupancy floor 34%

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	43d	1	0.13mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	43d	1	0.26mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	43d	1	0.31mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	12d	1	0.32mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	4d	1	0.35mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	16d	1	0.36mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	16d	1	0.40mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	21d	1	0.41mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.44mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	4d	1	0.46mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	0.51mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.58mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	0.59mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	1d	1	0.59mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	43d	1	0.65mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	4d	1	0.65mi
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	24d	1	0.70mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	0.74mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	20d	1	0.78mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	4d	1	0.78mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	4d	1	0.80mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	43d	1	0.83mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	43d	1	0.85mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	43d	1	0.86mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.87mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	16d	1	0.87mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	4d	1	0.91mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	43d	1	0.91mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	43d	1	0.93mi
3224 Monterey St Unit 2E Detroit, MI	2.0	1.0	1200	$1,350	$1.12	43d	1	0.93mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	24d	1	1.02mi
3322 Webb St Detroit, MI	3.0	1.0	1600	$1,250	$0.78	16d	1	1.03mi
3322 Webb St Unit 1 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	43d	1	1.03mi
3322 Webb St Unit 2 Detroit, MI	3.0	1.0	1656	$1,350	$0.82	43d	1	1.03mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	43d	1	1.12mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	43d	1	1.16mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	14d	1	1.18mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	1.20mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	14d	1	1.22mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	16d	1	1.24mi

Listing history 27 events

1. 2026-06-18
   days on market $22,500 Active 436 DOM
2. 2026-06-17
   days on market $22,500 Active 435 DOM
3. 2026-06-15
   days on market $22,500 Active 433 DOM
4. 2026-06-13
   days on market $22,500 Active 431 DOM
5. 2026-06-13
   days on market $22,500 Active 430 DOM
6. 2026-06-09
   days on market $22,500 Active 427 DOM
7. 2026-06-08
   days on market $22,500 Active 426 DOM
8. 2026-06-07
   days on market $22,500 Active 425 DOM
9. 2026-06-04
   days on market $22,500 Active 422 DOM
10. 2026-06-03
    days on market $22,500 Active 421 DOM
11. 2026-06-01
    days on market $22,500 Active 419 DOM
12. 2026-05-31
    days on market $22,500 Active 418 DOM
13. 2025-04-08
    listed $22,500 Active 756-char remark

    Show marketing remark (776 chars)

    Investor Special – Brought to you by the Detroit Land Bank Authority! This classic colonial offers over 1,300 square feet of potential, featuring 3 bedrooms and 1 full bathroom. With solid bones and plenty of character, it's a great opportunity for an investor or rehabber ready to bring this home back to life. Sold as is – bring your vision and unlock the possibilities! Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests

14. 2025-04-08
    listed $22,500 Active 776-char remark

    Show marketing remark (776 chars)

    Investor Special – Brought to you by the Detroit Land Bank Authority! This classic colonial offers over 1,300 square feet of potential, featuring 3 bedrooms and 1 full bathroom. With solid bones and plenty of character, it's a great opportunity for an investor or rehabber ready to bring this home back to life. Sold as is – bring your vision and unlock the possibilities! Please note that the DLBA is entitled to a tax capture for the 5 tax years subsequent to transferring ownership of the property. The tax capture may be incompatible with tax abatement that are otherwise available to the selected purchaser. DLBA will review requests to waive its tax capture rights and may require a payment in lieu of taxes to approve such requests

15. 2015-01-02
    historical
16. 2014-12-31
    historical
17. 2014-06-18
    listed $3,600 Active
18. 2014-06-18
    listed $3,600
19. 2008-06-30
    historical
20. 2008-06-30
    historical
21. 2008-04-14
    listed $9,900
22. 2008-04-14
    listed $9,900
23. 2008-04-14
    historical
24. 2008-02-28
    listed $29,900
25. 2004-10-19
    soldstatus $65,000
26. 2003-12-09
    historical
27. 2003-06-14
    listed $70,000

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,096 · $91/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 ≥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: $14,817
• − Mortgage interest: −$1,260
• − Property taxes: −$1,096
• − Insurance: −$112
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$655
• Taxable income: $9,322
• Est. tax owed @ 24.0%: −$2,237
• After-tax cash flow: $6,843/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

-67.9% since first listed

15 events — show timeline

• 2025-04-08 Listed $22,500 REALCOMP
• 2025-04-08 Listed $22,500 MiRealSource-MiMLS
• 2015-01-02 Listing Removed — REALCOMP
• 2014-12-31 Listing Removed — MiRealSource-MiMLS
• 2014-06-18 Listed $3,600 MiRealSource-MiMLS
• 2014-06-18 Listed $3,600 REALCOMP
• 2008-06-30 Listing Removed — MiRealSource-MiMLS
• 2008-06-30 Listing Removed — REALCOMP
• 2008-04-14 Listing Removed — REALCOMP
• 2008-04-14 Listed $9,900 MiRealSource-MiMLS
• 2008-04-14 Listed $9,900 REALCOMP
• 2008-02-28 Listed $29,900 REALCOMP
• 2004-10-19 Sold (Public Records) $65,000 Public Records
• 2003-12-09 Listing Removed — REALCOMP
• 2003-06-14 Listed $70,000 REALCOMP

Property tax history

-2.2%/yr

Latest (2025): $1,096 · +0.0% YoY. Source: county tax records.