13565 Dixie · Detroit, MI 48239

$189,000

3 bd · 1.0 ba · 1,213 sqft · SingleFamily public records · 5 Days on market

Built 1956 6,970 sqft lot Est $160k · 18% over

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Why this score? — see what drove the F 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 +8.0/30.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Schools +1.8/10.0
• 1% rule +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

HIGHEST AND BEST DUE 5/10/26 AT 4PM. Pride of ownership in this fabulous 3 bedroom, 1.1 bath ranch home with beautifully preserved mid-century details, large open floor plan, generous rooms, huge sunny windows, coved ceilings, beautiful original wood trim work and doors, hardwood floors (under the carpet) and an expansive finished basement! The spacious formal front hall has beautiful original slate floors, and a double width coat closet. The living/dining room is large with sunny windows, and flows directly into the kitchen by way of a fabulously preserved original midcentury built- in china cabinet. This ranch home also has 3 bedrooms, all with double width closets, hardwood floors, and a full bath. The huge basement is finished and has tons of room for recreation, work, workout, and hangout, and there is also a large laundry room with its original enameled laundry sink, and lots of room for storage. The front and backyards have been beautifully maintained and there is a two car detached garage. This all brick home is on one of the most beautifully maintained streets in Redford. Be prepared to be impressed by how immaculate this mid-century charmer is from top to bottom!

Key facts

• Huge sunny windows
• Mid-century details
• Coved ceilings

Tags

• MID-CENTURY DETAILS
• LARGE OPEN FLOOR PLAN
• HUGE SUNNY WINDOWS
• COVED CEILINGS
• ORIGINAL WOOD TRIM WORK
• HARDWOOD FLOORS

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Detached 2-car garage
• Security:
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level (above grade); Ground-level entry with steps; Brick exterior; Faces unspecified
• Construction: Brick construction; Block foundation; Asphalt roof; Built year unspecified
• Exterior features: Porch; Back yard fencing; Paved road access

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Disposal
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Unfurnished; Finished full basement; 6 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (36.6% below list).
• Recommended offer: $120k (36.6% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 10.1% 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.
• South Redford School District (suburban): math 11% / reading 29% proficiency, ranked #455 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.2%/yr); 192 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 95% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,734 (36.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1956 — 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. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.43%
• DSCR: 0.80
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $160,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13563 Lenore	0.19mi	2/1.0 (-1)	1,209 (-0%)	8mo	$113	—	79
13974 Brady	0.23mi	3/1.5	1,199 (-1%)	14mo	$242,000	$202	74
12956 Wormer	0.29mi	2/1.0 (-1)	1,200 (-1%)	8mo	$99,999	$83	73
13973 Dixie	0.18mi	3/1.5	1,384 (+14%)	8mo	$235,000	$170	60
12845 Centralia	0.71mi	2/1.0 (-1)	1,228 (+1%)	5mo	$162,500	$132	56
13926 Brady	0.20mi	3/1.5	1,031 (-15%)	21mo	$189,999	$184	46
12784 Dale St	0.53mi	3/2.0	1,277 (+5%)	20mo	$130,000	$102	45
12816 Royal Grand	0.58mi	3/1.0	1,036 (-15%)	13mo	$185,000	$179	38
12891 Riverdale Ave	0.70mi	4/1.5 (+1)	1,349 (+11%)	12mo	$133,000	$99	31
14172 Centralia St	0.73mi	2/2.0 (-1)	1,355 (+12%)	12mo	$194,000	$143	27
12930 Riverdale Ave	0.72mi	3/1.0	1,382 (+14%)	20mo	$105,000	$76	26
12684 Virgil Street St	0.72mi	3/1.0	1,050 (-13%)	21mo	$130,000	$124	26

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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.19×
• Total profit: $-42,860
• Equity at exit: $28,181

10-year hold

• IRR: -18.1%
• Equity multiple: 0.01×
• Total profit: $-52,450
• Equity at exit: $16,341

Cash invested: $52,920 (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 48239

• Rents YoY: 3.2%
• Active inventory: 192
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,197 high
• Mortgage (P&I): −$991
• Tax from tax record: −$72 /mo · $859/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-196

Break-even live

Break-even rent $1,445

Max offer price $154,460

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-142	+0% $-196	+5% $-249	+10% $-303
Rent	-10% $-290	-5% $-243	+0% $-196	+5% $-148	+10% $-101
Rate	-1.0pp $-100	-0.5pp $-147	base $-196	+0.5pp $-244	+1.0pp $-294

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14256 Salem Redford, MI	3.0	1.5	1168	$1,675	$1.43	17d	1	0.40mi
23832 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.51mi
23850 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$975	$1.30	44d	1	0.51mi
23842 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$975	$1.30	44d	1	0.51mi
23846 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.52mi
14211 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.52mi
23838 Schoolcraft Rd Unit 212 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	0.53mi
23838 Schoolcraft Rd Unit 209 Detroit, MI	2.0	1.0	750	$985	$1.31	44d	1	0.53mi
23838 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$845	$1.13	44d	1	0.53mi
14207 Dale St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.53mi
14205 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.53mi
14201 Dale St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.53mi
23836 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.53mi
14197 Dale St Detroit, MI	2.0	1.0	900	$895	$0.99	44d	1	0.54mi
23826 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.54mi
14075 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.54mi
14095 Dale St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.54mi
14077 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.54mi
14079 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.54mi
14085 Dale St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.54mi
14089 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.54mi
14081 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.54mi
14093 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.54mi
14195 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.54mi
23822 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.54mi
14193 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.54mi
14191 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.55mi
14308 Riverview St Detroit, MI	2.0	1.0	900	$895	$0.99	44d	1	0.55mi
14091 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.55mi
14306 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.55mi
14183 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.55mi
14304 Riverview St Detroit, MI	2.0	1.0	900	$930	$1.03	44d	1	0.55mi
14179 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.55mi
14105 Dale St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.55mi
14107 Dale St Detroit, MI	2.0	1.0	900	$1,000	$1.11	25d	1	0.55mi
14111 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.55mi
14115 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.55mi
14139 Dale St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.55mi
14129 Dale St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.55mi
14125 Dale St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.55mi

Listing history 4 events

1. 2026-05-12
   status Pending 1191-char remark

   Show marketing remark (1191 chars)

   HIGHEST AND BEST DUE 5/10/26 AT 4PM. Pride of ownership in this fabulous 3 bedroom, 1.1 bath ranch home with beautifully preserved mid-century details, large open floor plan, generous rooms, huge sunny windows, coved ceilings, beautiful original wood trim work and doors, hardwood floors (under the carpet) and an expansive finished basement! The spacious formal front hall has beautiful original slate floors, and a double width coat closet. The living/dining room is large with sunny windows, and flows directly into the kitchen by way of a fabulously preserved original midcentury built- in china cabinet. This ranch home also has 3 bedrooms, all with double width closets, hardwood floors, and a full bath. The huge basement is finished and has tons of room for recreation, work, workout, and hangout, and there is also a large laundry room with its original enameled laundry sink, and lots of room for storage. The front and backyards have been beautifully maintained and there is a two car detached garage. This all brick home is on one of the most beautifully maintained streets in Redford. Be prepared to be impressed by how immaculate this mid-century charmer is from top to bottom!

2. 2026-05-12
   status Pending

   Show marketing remark (1191 chars)

   HIGHEST AND BEST DUE 5/10/26 AT 4PM. Pride of ownership in this fabulous 3 bedroom, 1.1 bath ranch home with beautifully preserved mid-century details, large open floor plan, generous rooms, huge sunny windows, coved ceilings, beautiful original wood trim work and doors, hardwood floors (under the carpet) and an expansive finished basement! The spacious formal front hall has beautiful original slate floors, and a double width coat closet. The living/dining room is large with sunny windows, and flows directly into the kitchen by way of a fabulously preserved original midcentury built- in china cabinet. This ranch home also has 3 bedrooms, all with double width closets, hardwood floors, and a full bath. The huge basement is finished and has tons of room for recreation, work, workout, and hangout, and there is also a large laundry room with its original enameled laundry sink, and lots of room for storage. The front and backyards have been beautifully maintained and there is a two car detached garage. This all brick home is on one of the most beautifully maintained streets in Redford. Be prepared to be impressed by how immaculate this mid-century charmer is from top to bottom!

3. 2026-05-07
   listed $189,000 Active 1191-char remark

   Show marketing remark (1191 chars)

   HIGHEST AND BEST DUE 5/10/26 AT 4PM. Pride of ownership in this fabulous 3 bedroom, 1.1 bath ranch home with beautifully preserved mid-century details, large open floor plan, generous rooms, huge sunny windows, coved ceilings, beautiful original wood trim work and doors, hardwood floors (under the carpet) and an expansive finished basement! The spacious formal front hall has beautiful original slate floors, and a double width coat closet. The living/dining room is large with sunny windows, and flows directly into the kitchen by way of a fabulously preserved original midcentury built- in china cabinet. This ranch home also has 3 bedrooms, all with double width closets, hardwood floors, and a full bath. The huge basement is finished and has tons of room for recreation, work, workout, and hangout, and there is also a large laundry room with its original enameled laundry sink, and lots of room for storage. The front and backyards have been beautifully maintained and there is a two car detached garage. This all brick home is on one of the most beautifully maintained streets in Redford. Be prepared to be impressed by how immaculate this mid-century charmer is from top to bottom!

4. 2026-05-07
   listed $189,000 Active

   Show marketing remark (1191 chars)

   HIGHEST AND BEST DUE 5/10/26 AT 4PM. Pride of ownership in this fabulous 3 bedroom, 1.1 bath ranch home with beautifully preserved mid-century details, large open floor plan, generous rooms, huge sunny windows, coved ceilings, beautiful original wood trim work and doors, hardwood floors (under the carpet) and an expansive finished basement! The spacious formal front hall has beautiful original slate floors, and a double width coat closet. The living/dining room is large with sunny windows, and flows directly into the kitchen by way of a fabulously preserved original midcentury built- in china cabinet. This ranch home also has 3 bedrooms, all with double width closets, hardwood floors, and a full bath. The huge basement is finished and has tons of room for recreation, work, workout, and hangout, and there is also a large laundry room with its original enameled laundry sink, and lots of room for storage. The front and backyards have been beautifully maintained and there is a two car detached garage. This all brick home is on one of the most beautifully maintained streets in Redford. Be prepared to be impressed by how immaculate this mid-century charmer is from top to bottom!

ⓘ 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: $859 · $72/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$1,026/yr (+$86/mo · 119.5%)

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

Taxation est. · year 1

• Rental income: $14,368
• − Mortgage interest: −$10,587
• − Property taxes: −$859
• − Insurance: −$945
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$5,498
• Taxable loss: −$5,819
• Est. tax savings @ 24.0%: +$1,397
• After-tax cash flow: $-950/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: South Redford School District
• NCES district ID: 2632280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $52,775
• Composite: 18.1/100
• National rank: #8972
• State rank: #455 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

• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — MiRealSource-MiMLS
• 2026-05-12 Pending — REALCOMP
• 2026-05-07 Listed $189,000 REALCOMP
• 2026-05-07 Listed $189,000 MiRealSource-MiMLS

Property tax history

-6.6%/yr

Latest (2025): $859 · -65.9% YoY. Source: county tax records.