13526 La Salle Boulevard Blvd · Detroit, MI 48238

$162,000

6 bd · 2.0 ba · 2,218 sqft · MultiFamily · 60 Days on market

Built 1924 Good condition 4,070 sqft lot $73/sqft · 99% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Newly renovated Duplex perfect for New and experienced investors! This Duplex features two spacious 3 bedrooms occupied and ready for you to take over! New flooring throughout, including new carpet in all bedrooms! Located only 5 minutes from the Historic Boston Edison District! * * No Showings without an Accepted Offer to limit disturbing tenants * * DO NOT APPROACH!

Key facts

• 4,070 sq ft lot
• Built 1924
• Listed 60 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $162k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive. Per door: $367/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $157k (3.0% below list) — sets the bar for market timing.

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; 4 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).
• At $2,345/mo this rent would consume 84% 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 $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 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 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,140 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 11.72%
• Cash-on-cash: 19.39%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (median comp): $81,465
• List price: $162,000
• Delta: 98.86%
• 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
2222 Clements St	0.14mi	6/2.0	2,260 (+2%)	10mo	$85,000	$38	82
2950 Kendall St	0.52mi	6/2.0	2,250 (+1%)	1mo	$144,000	$64	72
2748 W Buena Vista St	0.38mi	6/2.0	2,112 (-5%)	9mo	$92,000	$44	66
2971 W Buena Vista St	0.47mi	6/2.0	2,112 (-5%)	5mo	$57,000	$27	66
2504 Glendale St	0.27mi	6/2.0	2,064 (-7%)	13mo	$25,000	$12	65
2300 Pasadena St	0.16mi	5/2.0 (-1)	2,130 (-4%)	19mo	$77,000	$36	65
2684 Pasadena St	0.31mi	6/2.5	2,380 (+7%)	9mo	$105,000	$44	64
2002 Clements St	0.22mi	6/2.0	2,422 (+9%)	15mo	$155,000	$64	62
2980 Tyler St	0.45mi	6/2.0	2,112 (-5%)	15mo	$100,000	$47	59
2950 W Grand St W	0.40mi	6/2.0	2,450 (+10%)	9mo	$110,000	$45	56
2956 Clements St	0.40mi	6/2.0	2,500 (+13%)	14mo	$103,000	$41	48
3322 W Grand St	0.62mi	6/2.0	2,400 (+8%)	11mo	$124,500	$52	48

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: 14.9%
• Equity multiple: 1.62×
• Total profit: $28,111
• Equity at exit: $24,155

10-year hold

• IRR: 25.9%
• Equity multiple: 3.61×
• Total profit: $118,185
• Equity at exit: $14,007

Cash invested: $45,360 (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: 11.5×

Monthly cashflow live

• Estimated rent: $2,345 high
• Mortgage (P&I): −$850
• Tax est. 1.5%: −$202 /mo · $2,430/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $733

Break-even live

Break-even rent $1,417

Max offer price $162,000

Occupancy floor 64%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,344
Total (2 units)			$2,345

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	22d	1	1.23mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	5d	1	1.33mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	2d	1	1.38mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	15d	1	1.38mi

Listing history 16 events

1. 2026-06-18
   days on market $162,000 Active 60 DOM
2. 2026-06-17
   days on market $162,000 Active 59 DOM
3. 2026-06-15
   days on market $162,000 Active 57 DOM
4. 2026-06-13
   days on market $162,000 Active 55 DOM
5. 2026-06-13
   days on market $162,000 Active 54 DOM
6. 2026-06-09
   days on market $162,000 Active 51 DOM
7. 2026-06-08
   days on market $162,000 Active 50 DOM
8. 2026-06-07
   days on market $162,000 Active 49 DOM
9. 2026-06-04
   days on market $162,000 Active 46 DOM
10. 2026-06-03
    days on market $162,000 Active 45 DOM
11. 2026-06-02
    days on market $162,000 Active 44 DOM
12. 2026-06-01
    days on market $162,000 Active 43 DOM
13. 2026-05-31
    days on market $162,000 Active 42 DOM
14. 2026-04-20
    listed $162,000 Active 374-char remark

    Show marketing remark (375 chars)

    Newly renovated Duplex perfect for New and experienced investors! This Duplex features two spacious 3 bedrooms occupied and ready for you to take over! New flooring throughout, including new carpet in all bedrooms! Located only 5 minutes from the Historic Boston Edison District! * * No Showings without an Accepted Offer to limit disturbing tenants * * DO NOT APPROACH!

15. 2026-04-20
    listed $162,000 Active 375-char remark

    Show marketing remark (375 chars)

    Newly renovated Duplex perfect for New and experienced investors! This Duplex features two spacious 3 bedrooms occupied and ready for you to take over! New flooring throughout, including new carpet in all bedrooms! Located only 5 minutes from the Historic Boston Edison District! * * No Showings without an Accepted Offer to limit disturbing tenants * * DO NOT APPROACH!

16. 2026-04-14
    historical $162,000 374-char remark

    Show marketing remark (374 chars)

    Newly renovated Duplex perfect for New and experienced investors! This Duplex features two spacious 3 bedrooms occupied and ready for you to take over! New flooring throughout, including new carpet in all bedrooms! Located only 5 minutes from the Historic Boston Edison District! * * No Showings without an Accepted Offer to limit disturbing tenants * * DO NOT APPROACH!

ⓘ 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 · 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: $28,140
• − Mortgage interest: −$9,075
• − Property taxes: −$2,430
• − Insurance: −$810
• − Repairs & maintenance: −$2,251
• − Management: −$2,251
• − Depreciation: −$4,713
• Taxable income: $6,610
• Est. tax owed @ 24.0%: −$1,586
• After-tax cash flow: $7,210/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This newly renovated duplex is in good condition with fresh paint and new carpets. It offers a great opportunity for investors looking to maximize both resale and rental value.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpets — New carpets improve comfort and reduce maintenance
• Both Update kitchen appliances — Modern appliances increase appeal and functionality
• Both Install new windows — New windows improve energy efficiency and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpets — New carpets improve comfort and reduce maintenance ↑
• Both Update kitchen appliances — Modern appliances increase appeal and functionality ↑
• Both Install new windows — New windows improve energy efficiency and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

3 events — show timeline

• 2026-04-20 Listed $162,000 MiRealSource-MiMLS
• 2026-04-20 Listed $162,000 REALCOMP
• 2026-04-14 Coming Soon $162,000 MiRealSource-MiMLS