13044 Wilshire Dr · Detroit, MI 48213

$137,500

6 bd · 1.5 ba · 1,670 sqft · SingleFamily public records · 47 Days on market

Built 1929 6,098 sqft lot $82/sqft · 43% above area Est $96k · 43% over ↓ 11% since listing

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +7.4/10.0
• 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

Outstanding investment opportunity in Detroit! This solid brick 6-bedroom, 1.1-bath home offers immediate cash flow with a reliable Section 8 tenant currently paying $1,808/month. The property features a spacious layout with generously sized bedrooms, a functional kitchen, and a full basement ideal for storage or potential future finishing. Well maintained with a strong rental history, this is a turnkey opportunity - perfect for seasoned investors looking to expand their portfolio or for new investors seeking stable, consistent income. Located near neighborhood amenities, major roadways, and local shopping, this property sits in a high-demand rental area. Please do not disturb the tenant. To respect tenant privacy, showings will be permitted after an accepted offer. Possession subject to tenant rights. Buyer to verify all information. Property sold as-is. Add this income-producing property to your portfolio today!

Key facts

• 6,098 sq ft lot
• Built 1929
• Listed 46 days

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: No garage
• Utilities: Circuit breaker electrical service; Cable available; Underground utilities; Sewer available
• Home design: Single-family residence; Two stories; Ground-level entry; Brick construction; Faces unspecified
• Construction: Asphalt roof; Block foundation; Built with brick
• Exterior features: Exterior lighting; Porch; Level lot; Paved road access; Sidewalks in the community

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: High-speed internet; Smart thermostat; Unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 6-bed/1.5-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Recommended offer: $133k (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: 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.
• Zoned schools: Edward Duke Ellington At Beckham (math 24% / reading 24%, grade F, #980 of 1,397 statewide, top 74%, 493 students, 88% FRL); Denby High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 537 students, 88% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: 192 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $1,710/mo this rent would consume 60% of the median local household income ($34k/yr) (locally 1202% 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 $951 of loan paydown is wiped out by about $4k 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

• It's been on market 47 days — a 3% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 2y 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: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,375 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — 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. 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: 1.24% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 6.7

CMA / ARV

• ARV (median comp): $96,265
• List price: $137,500
• Delta: 42.83%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13011 Wilshire Dr	0.05mi	5/2.5 (-1)	1,716 (+3%)	22mo	$150,000	$87	66
12151 Corbett St	0.58mi	5/1.5 (-1)	1,614 (-3%)	5mo	$100,000	$62	58
13406 Elmdale St	0.31mi	5/2.0 (-1)	1,460 (-13%)	2mo	$32,500	$22	56
13142 Promenade St	0.12mi	5/1.5 (-1)	1,890 (+13%)	21mo	$80,000	$42	50
12340 Kilbourne St	0.46mi	7/2.0 (+1)	1,902 (+14%)	5mo	$131,000	$69	44
12059 Kilbourne St	0.68mi	5/2.0 (-1)	1,810 (+8%)	15mo	$65,000	$36	35

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,732
• Equity at exit: $20,502

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $23,027
• Equity at exit: $11,888

Cash invested: $38,500 (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 48213

• Active inventory: 192
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,710 medium
• Mortgage (P&I): −$721
• Tax from tax record: −$267 /mo · $3,207/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $306

Break-even live

Break-even rent $1,324

Max offer price $137,500

Occupancy floor 77%

Sensitivity live

Price	-10% $383	-5% $345	+0% $306	+5% $267	+10% $228
Rent	-10% $170	-5% $238	+0% $306	+5% $373	+10% $441
Rate	-1.0pp $375	-0.5pp $341	base $306	+0.5pp $270	+1.0pp $234

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	26d	1	0.36mi

Listing history 41 events

1. 2026-06-21
   days on market $137,500 Active 47 DOM
2. 2026-06-18
   days on market $137,500 Active 44 DOM
3. 2026-06-17
   days on market $137,500 Active 43 DOM
4. 2026-06-15
   days on market $137,500 Active 41 DOM
5. 2026-06-13
   days on market $137,500 Active 39 DOM
6. 2026-06-13
   days on market $137,500 Active 38 DOM
7. 2026-06-09
   days on market $137,500 Active 35 DOM
8. 2026-06-08
   days on market $137,500 Active 34 DOM
9. 2026-06-07
   days on market $137,500 Active 33 DOM
10. 2026-06-04
    days on market $137,500 Active 30 DOM
11. 2026-06-03
    days on market $137,500 Active 29 DOM
12. 2026-06-02
    days on market $137,500 Active 28 DOM
13. 2026-06-01
    days on market $137,500 Active 27 DOM
14. 2026-05-31
    days on market $137,500 Active 26 DOM
15. 2026-05-06
    listed $137,500 Active 927-char remark

    Show marketing remark (927 chars)

    Outstanding investment opportunity in Detroit! This solid brick 6-bedroom, 1.1-bath home offers immediate cash flow with a reliable Section 8 tenant currently paying $1,808/month. The property features a spacious layout with generously sized bedrooms, a functional kitchen, and a full basement ideal for storage or potential future finishing. Well maintained with a strong rental history, this is a turnkey opportunity - perfect for seasoned investors looking to expand their portfolio or for new investors seeking stable, consistent income. Located near neighborhood amenities, major roadways, and local shopping, this property sits in a high-demand rental area. Please do not disturb the tenant. To respect tenant privacy, showings will be permitted after an accepted offer. Possession subject to tenant rights. Buyer to verify all information. Property sold as-is. Add this income-producing property to your portfolio today!

16. 2026-05-06
    listed $137,500 Active 931-char remark

    Show marketing remark (927 chars)

    Outstanding investment opportunity in Detroit! This solid brick 6-bedroom, 1.1-bath home offers immediate cash flow with a reliable Section 8 tenant currently paying $1,808/month. The property features a spacious layout with generously sized bedrooms, a functional kitchen, and a full basement ideal for storage or potential future finishing. Well maintained with a strong rental history, this is a turnkey opportunity - perfect for seasoned investors looking to expand their portfolio or for new investors seeking stable, consistent income. Located near neighborhood amenities, major roadways, and local shopping, this property sits in a high-demand rental area. Please do not disturb the tenant. To respect tenant privacy, showings will be permitted after an accepted offer. Possession subject to tenant rights. Buyer to verify all information. Property sold as-is. Add this income-producing property to your portfolio today!

17. 2026-05-05
    historical $137,500 927-char remark

    Show marketing remark (927 chars)

    Outstanding investment opportunity in Detroit! This solid brick 6-bedroom, 1.1-bath home offers immediate cash flow with a reliable Section 8 tenant currently paying $1,808/month. The property features a spacious layout with generously sized bedrooms, a functional kitchen, and a full basement ideal for storage or potential future finishing. Well maintained with a strong rental history, this is a turnkey opportunity - perfect for seasoned investors looking to expand their portfolio or for new investors seeking stable, consistent income. Located near neighborhood amenities, major roadways, and local shopping, this property sits in a high-demand rental area. Please do not disturb the tenant. To respect tenant privacy, showings will be permitted after an accepted offer. Possession subject to tenant rights. Buyer to verify all information. Property sold as-is. Add this income-producing property to your portfolio today!

18. 2026-04-03
    historical
19. 2026-03-05
    listed $145,000 Active
20. 2026-03-05
    listed $145,000 Active
21. 2026-01-29
    historical
22. 2026-01-29
    historical
23. 2025-12-02
    listed $145,000 Active
24. 2025-12-02
    listed $145,000 Active
25. 2025-11-29
    historical
26. 2025-11-29
    historical
27. 2025-11-10
    listed $165,000 Active
28. 2025-11-10
    listed $165,000 Active
29. 2025-10-19
    historical
30. 2025-10-19
    historical
31. 2025-09-18
    listed $175,000 Active
32. 2025-09-18
    listed $175,000 Active
33. 2025-09-01
    historical
34. 2025-09-01
    historical
35. 2025-07-25
    status Active
36. 2025-07-22
    historical
37. 2025-07-15
    listed $175,000 Active
38. 2025-07-15
    listed $175,000 Active
39. 2025-02-02
    historical $2,100
40. 2024-10-24
    listed $2,100
41. 2023-07-13
    soldstatus $155,000

ⓘ 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: $3,207 · $267/mo
• Projected year-2 tax: $3,207 · $267/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 ≥96°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: $20,525
• − Mortgage interest: −$7,702
• − Property taxes: −$3,207
• − Insurance: −$688
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$4,000
• Taxable income: $1,644
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $3,273/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

-11.3% since first listed

27 events — show timeline

• 2026-05-06 Listed $137,500 MiRealSource-MiMLS
• 2026-05-06 Listed $137,500 REALCOMP
• 2026-05-05 Coming Soon $137,500 MiRealSource-MiMLS
• 2026-04-03 Listing Removed — MiRealSource-MiMLS
• 2026-03-05 Listed $145,000 REALCOMP
• 2026-03-05 Listed $145,000 MiRealSource-MiMLS
• 2026-01-29 Listing Removed — REALCOMP
• 2026-01-29 Listing Removed — MiRealSource-MiMLS
• 2025-12-02 Listed $145,000 REALCOMP
• 2025-12-02 Listed $145,000 MiRealSource-MiMLS
• 2025-11-29 Listing Removed — REALCOMP
• 2025-11-29 Listing Removed — MiRealSource-MiMLS
• 2025-11-10 Listed $165,000 REALCOMP
• 2025-11-10 Listed $165,000 MiRealSource-MiMLS
• 2025-10-19 Listing Removed — MiRealSource-MiMLS
• 2025-10-19 Listing Removed — REALCOMP
• 2025-09-18 Listed $175,000 MiRealSource-MiMLS
• 2025-09-18 Listed $175,000 REALCOMP
• 2025-09-01 Listing Removed — MiRealSource-MiMLS
• 2025-09-01 Listing Removed — REALCOMP
• 2025-07-25 Relisted — MiRealSource-MiMLS
• 2025-07-22 Listing Removed — MiRealSource-MiMLS
• 2025-07-15 Listed $175,000 REALCOMP
• 2025-07-15 Listed $175,000 MiRealSource-MiMLS
• 2025-02-02 Rental Removed $2,100 REALSOURCE
• 2024-10-24 Listed for Rent $2,100 REALSOURCE
• 2023-07-13 Sold (Public Records) $155,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,207 · +0.3% YoY. Source: county tax records.