13934 Rockdale St · Detroit, MI 48223

$47,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 26 Days on market

Built 1924 4,356 sqft lot Est $34k · 40% over

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

Listing remarks MLS

Unique opportunity in Detroit's established Brightmoor area! This tenant-occupied brick ranch is being sold together with adjacent property at 13926 Rockdale, offering exceptional flexibility for investors or owner-occupants alike. Live in one home while generating rental income from the other, expand your investment portfolio, or create a multi-property opportunity with side-by-side ownership. Conveniently located near Rouge Park Golf Course, major freeways, shopping, and just minutes from Downtown Detroit, this property offers strong long-term potential in an area seeing continued growth and investment. Features include 2 bedrooms, 1 bath, and a functional layout with great everyday livability. Tenant occupied. 24-hour notice required for all showings. Weekend showing requests must be submitted by Friday morning to allow time for tenant coordination. Later requests will be accommodated on a best-effort basis. BATVAI.

Key facts

• Brightmoor area
• Tenant occupied
• Major freeways

Tags

• BRIGHTMOOR AREA
• TENANT OCCUPIED
• ROUGE PARK GOLF COURSE
• MAJOR FREEWAYS
• SHOPPING
• DOWNTOWN DETROIT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story home; Ground-level entry
• Construction: Brick construction
• Exterior features: Paved road access; Asphalt roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $47k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $47k).
• Recommended offer: $46k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 10.0% 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: 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 95% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $325 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 20y 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 $5k; list at $47k implies a 840% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $46,295 (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. 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.
6. 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.
7. 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: 2.10% ✓
• Cap rate: 18.53%
• Cash-on-cash: 43.69%
• DSCR: 2.94
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $33,600
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14437 Dacosta St	0.45mi	2/1.0	707 (+5%)	2mo	$66,995	$95	69
14024 Lamphere St	0.21mi	2/1.0	736 (+10%)	16mo	$37,000	$50	60
14889 Dacosta St	0.73mi	2/1.0	665 (-1%)	8mo	$24,999	$38	58
11747 W Outer Dr	0.57mi	2/1.0	736 (+10%)	7mo	$70,000	$95	51
14371 Dacosta St	0.39mi	3/1.0 (+1)	755 (+12%)	7mo	$4,200	$6	50
12937 Trinity St	0.53mi	2/1.0	729 (+8%)	14mo	$15,500	$21	50
12955 Grayfield St	0.63mi	2/1.0	731 (+9%)	21mo	$78,000	$107	39

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.6%
• Equity multiple: 2.74×
• Total profit: $22,900
• Equity at exit: $7,008

10-year hold

• IRR: 46.9%
• Equity multiple: 5.50×
• Total profit: $59,238
• Equity at exit: $4,064

Cash invested: $13,160 (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 48223

• Active inventory: 161
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $989 high
• Mortgage (P&I): −$246
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $479

Break-even live

Break-even rent $382

Max offer price $47,000

Occupancy floor 47%

Sensitivity live

Price	-10% $506	-5% $492	+0% $479	+5% $466	+10% $453
Rent	-10% $401	-5% $440	+0% $479	+5% $518	+10% $557
Rate	-1.0pp $503	-0.5pp $491	base $479	+0.5pp $467	+1.0pp $455

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: $11,750
• Closing costs: $1,410
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	45d	6	0.26mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	6d	4	0.26mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	45d	1	0.43mi
23620 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	45d	1	0.74mi
23608 Schoolcraft Rd Detroit, MI	1.0	1.0	550	$895	$1.63	45d	1	0.74mi
23600 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$995	$1.33	45d	1	0.74mi
23616 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	45d	1	0.74mi
23604 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	45d	1	0.74mi
23612 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	45d	1	0.74mi
23624 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	45d	1	0.76mi
14088 Riverview St Unit 207 Detroit, MI	2.0	1.0	750	$975	$1.30	45d	1	0.77mi
14088 Riverview St Unit 108 Detroit, MI	2.0	1.0	750	$900	$1.20	45d	1	0.77mi
14088 Riverview St Unit 208 Detroit, MI	2.0	1.0	750	$985	$1.31	45d	1	0.77mi
14084 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	45d	1	0.77mi
14090 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	45d	1	0.77mi
14094 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	45d	1	0.77mi
23632 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	45d	1	0.77mi
23636 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$975	$1.30	45d	1	0.77mi
23636 Schoolcraft Rd Apt 212 Detroit, MI	2.0	1.0	750	$985	$1.31	45d	1	0.77mi
23636 Schoolcraft Rd Unit 210 Detroit, MI	1.0	1.0	550	$845	$1.54	26d	1	0.77mi
23628 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	45d	1	0.77mi
23636 Schoolcraft Rd Unit 211 Detroit, MI	1.0	1.0	750	$950	$1.27	45d	1	0.77mi
23636 Schoolcraft Rd Unit 111 Detroit, MI	1.0	1.0	550	$795	$1.45	45d	1	0.77mi
14108 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	45d	1	0.77mi
14104 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	45d	1	0.77mi
14130 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	45d	1	0.78mi
14134 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	45d	1	0.78mi
14120 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	45d	1	0.78mi
14116 Riverview St Detroit, MI	1.0	1.0	550	$795	$1.45	45d	1	0.79mi
23646 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$800	$1.07	45d	1	0.79mi
14080 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	45d	1	0.80mi
14138 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	45d	1	0.80mi
14100 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	45d	1	0.80mi
14076 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	45d	1	0.80mi
23654 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	45d	1	0.80mi
14146 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	45d	1	0.80mi
14162 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	45d	1	0.80mi
14166 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	45d	1	0.80mi
14154 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	45d	1	0.80mi
14158 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	45d	1	0.80mi

Listing history 49 events

1. 2026-06-21
   days on market $47,000 Active 26 DOM
2. 2026-06-18
   days on market $47,000 Active 23 DOM
3. 2026-06-17
   days on market $47,000 Active 22 DOM
4. 2026-06-15
   days on market $47,000 Active 20 DOM
5. 2026-06-13
   days on market $47,000 Active 18 DOM
6. 2026-06-13
   days on market $47,000 Active 17 DOM
7. 2026-06-09
   days on market $47,000 Active 14 DOM
8. 2026-06-08
   days on market $47,000 Active 13 DOM
9. 2026-06-07
   days on market $47,000 Active 12 DOM
10. 2026-06-04
    days on market $47,000 Active 9 DOM
11. 2026-06-03
    days on market $47,000 Active 8 DOM
12. 2026-06-02
    days on market $47,000 Active 7 DOM
13. 2026-06-01
    days on market $47,000 Active 6 DOM
14. 2026-05-31
    days on market $47,000 Active 5 DOM
15. 2026-05-27
    listed $47,000 Active
16. 2026-05-26
    listed $47,000 Active 932-char remark

    Show marketing remark (932 chars)

    Unique opportunity in Detroit's established Brightmoor area! This tenant-occupied brick ranch is being sold together with adjacent property at 13926 Rockdale, offering exceptional flexibility for investors or owner-occupants alike. Live in one home while generating rental income from the other, expand your investment portfolio, or create a multi-property opportunity with side-by-side ownership. Conveniently located near Rouge Park Golf Course, major freeways, shopping, and just minutes from Downtown Detroit, this property offers strong long-term potential in an area seeing continued growth and investment. Features include 2 bedrooms, 1 bath, and a functional layout with great everyday livability. Tenant occupied. 24-hour notice required for all showings. Weekend showing requests must be submitted by Friday morning to allow time for tenant coordination. Later requests will be accommodated on a best-effort basis. BATVAI.

17. 2021-01-01
    historical
18. 2021-01-01
    historical
19. 2020-11-24
    status Active
20. 2020-11-24
    status Active
21. 2020-11-05
    status Pending
22. 2020-11-05
    status Pending
23. 2020-08-01
    price $34,999
24. 2020-07-31
    price $34,999
25. 2020-06-05
    price $35,000
26. 2020-06-04
    price $35,000
27. 2020-05-30
    listed $70,000 Active
28. 2020-05-30
    listed $70,000 Active
29. 2020-04-03
    historical
30. 2020-04-02
    historical
31. 2020-02-26
    historical Keep Showing-Contgcy Appl
32. 2020-02-26
    historical Contingent - Continue To Show
33. 2020-01-22
    listed $74,900 Active
34. 2020-01-22
    listed $74,900 Active
35. 2015-11-04
    historical
36. 2015-11-03
    historical
37. 2015-06-07
    listed $45,000 Active
38. 2015-06-01
    historical
39. 2015-06-01
    historical
40. 2014-11-03
    listed $45,000 Active
41. 2014-11-03
    listed $45,000
42. 2014-11-03
    listed $45,000
43. 2007-01-29
    soldstatus $5,000
44. 2007-01-29
    soldstatus $5,000
45. 2006-10-23
    historical
46. 2006-09-14
    listed $6,000
47. 2006-09-14
    listed $6,000
48. 2005-04-01
    soldstatus $71,000
49. 1998-07-24
    soldstatus $8,174

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $577 · $48/mo
• Expected delta: +$147/yr (+$12/mo · 34.3%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,863
• − Mortgage interest: −$2,633
• − Property taxes: −$429
• − Insurance: −$235
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$1,367
• Taxable income: $5,300
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $4,477/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• Rent YoY: —
• 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

+475.0% since first listed

35 events — show timeline

• 2026-05-27 Listed $47,000 REALCOMP
• 2026-05-26 Listed $47,000 MiRealSource-MiMLS
• 2021-01-01 Listing Removed — MiRealSource-MiMLS
• 2021-01-01 Listing Removed — REALCOMP
• 2020-11-24 Relisted — MiRealSource-MiMLS
• 2020-11-24 Relisted — REALCOMP
• 2020-11-05 Pending — MiRealSource-MiMLS
• 2020-11-05 Pending — REALCOMP
• 2020-08-01 Price Changed $34,999 MiRealSource-MiMLS
• 2020-07-31 Price Changed $34,999 REALCOMP
• 2020-06-05 Price Changed $35,000 MiRealSource-MiMLS
• 2020-06-04 Price Changed $35,000 REALCOMP
• 2020-05-30 Listed $70,000 MiRealSource-MiMLS
• 2020-05-30 Listed $70,000 REALCOMP
• 2020-04-03 Listing Removed — REALCOMP
• 2020-04-02 Listing Removed — MiRealSource-MiMLS
• 2020-02-26 Contingent — MiRealSource-MiMLS
• 2020-02-26 Contingent — REALCOMP
• 2020-01-22 Listed $74,900 MiRealSource-MiMLS
• 2020-01-22 Listed $74,900 REALCOMP
• 2015-11-04 Listing Removed — REALCOMP
• 2015-11-03 Listing Removed — MiRealSource-MiMLS
• 2015-06-07 Listed $45,000 REALCOMP
• 2015-06-01 Listing Removed — REALCOMP
• 2015-06-01 Listing Removed — MiRealSource-MiMLS
• 2014-11-03 Listed $45,000 MiRealSource-MiMLS
• 2014-11-03 Listed $45,000 MiRealSource-MiMLS
• 2014-11-03 Listed $45,000 REALCOMP
• 2007-01-29 Sold (MLS) $5,000 MiRealSource-MiMLS
• 2007-01-29 Sold (MLS) $5,000 REALCOMP
• 2006-10-23 Listing Removed — MiRealSource-MiMLS
• 2006-09-14 Listed $6,000 MiRealSource-MiMLS
• 2006-09-14 Listed $6,000 REALCOMP
• 2005-04-01 Sold (Public Records) $71,000 Public Records
• 1998-07-24 Sold (Public Records) $8,174 Public Records

Property tax history

+3.5%/yr

Latest (2025): $429 · -2.9% YoY. Source: county tax records.