13914 Forrer St · Detroit, MI 48227

$95,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 292 Days on market

Built 1929 3,920 sqft lot $101/sqft · 14% above area Est $84k · 14% 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +8.9/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this classic 3-bedroom, 1-bath brick bungalow offering 936 sq ft of comfortable living space. This home features a spacious living room, formal dining area, and a full basement—providing ample space for storage or future customization. The floor plan includes one entry-level bedroom and two additional bedrooms upstairs, offering flexibility for families, guests, or a home office setup. Hardwood floors, natural light, and original architectural details enhance the home’s timeless appeal. Situated in the Greenfield–Grand River area, this home is close to shopping, dining, and major commuter routes. Currently tenant-occupied and rented at $1,150/month, making this a strong option for investors seeking immediate income. Schedule your private showing today!

Key facts

• Brick bungalow
• Natural light
• Full basement

Tags

• BRICK BUNGALOW
• SPACIOUS LIVING ROOM
• FORMAL DINING AREA
• FULL BASEMENT
• HARDWOOD FLOORS
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% 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 (+5.6%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• This rent runs 43% of the median local income ($37k/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 $657 of loan paydown is wiped out by about $3k 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 + 5.6% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 3.0% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 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 1929 — 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. 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 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: 1.39% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 6.0

CMA / ARV

• ARV (median comp): $83,677
• List price: $95,000
• Delta: 13.53%
• 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
13900 Sussex St	0.33mi	3/1.0	971 (+4%)	6mo	$40,000	$41	73
13556 Forrer St	0.12mi	3/1.0	1,035 (+11%)	7mo	$149,000	$144	71
13620 Saint Marys St	0.21mi	3/2.0	1,020 (+9%)	2mo	$72,000	$71	70
12832 Terry St	0.60mi	3/1.0	981 (+5%)	4mo	$40,000	$41	61
12892 Asbury Park	0.41mi	2/1.0 (-1)	872 (-7%)	10mo	$82,400	$94	56
12660 Grandmont Ave	0.63mi	3/1.0	1,019 (+9%)	1mo	$85,000	$83	55
13209 Terry St	0.53mi	3/1.5	1,044 (+12%)	2mo	$54,500	$52	52
12699 Woodmont Ave	0.58mi	3/1.0	1,054 (+13%)	1mo	$64,000	$61	51
12690 Asbury Park	0.53mi	3/2.0	826 (-12%)	2mo	$85,000	$103	50
12656 Mettetal St	0.52mi	2/1.0 (-1)	803 (-14%)	2mo	$72,872	$91	46
14781 Saint Marys St	0.74mi	3/1.0	1,054 (+13%)	8mo	$68,000	$65	37
14421 Marlowe St	0.74mi	4/1.0 (+1)	1,060 (+13%)	3mo	$66,000	$62	36

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.19×
• Total profit: $5,045
• Equity at exit: $14,165

10-year hold

• IRR: 16.8%
• Equity multiple: 2.57×
• Total profit: $41,693
• Equity at exit: $8,214

Cash invested: $26,600 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$498
• Tax from tax record: −$240 /mo · $2,883/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $264

Break-even live

Break-even rent $985

Max offer price $95,000

Occupancy floor 75%

Sensitivity live

Price	-10% $318	-5% $291	+0% $264	+5% $237	+10% $210
Rent	-10% $160	-5% $212	+0% $264	+5% $316	+10% $368
Rate	-1.0pp $312	-0.5pp $288	base $264	+0.5pp $239	+1.0pp $214

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.52mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	0.53mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.61mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	44d	1	0.62mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	0.69mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	0.70mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	44d	1	0.71mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	0.73mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	13d	1	0.74mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	5d	1	0.74mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	0.77mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	0.78mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	5d	1	0.83mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	0.90mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	0.96mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	0.97mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	44d	1	0.99mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	1.01mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.01mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.06mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	1.06mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	1.09mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.09mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.11mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	17d	1	1.11mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	1.12mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	1.12mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	1.13mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	25d	1	1.13mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	25d	1	1.13mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	1.13mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.13mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	17d	1	1.16mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	1.17mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	1.21mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	44d	1	1.25mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	1.25mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.27mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.28mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	1.28mi

Listing history 24 events

1. 2026-06-18
   days on market $95,000 Active 292 DOM
2. 2026-06-17
   days on market $95,000 Active 291 DOM
3. 2026-06-15
   days on market $95,000 Active 289 DOM
4. 2026-06-13
   days on market $95,000 Active 287 DOM
5. 2026-06-13
   days on market $95,000 Active 286 DOM
6. 2026-06-09
   days on market $95,000 Active 283 DOM
7. 2026-06-08
   days on market $95,000 Active 282 DOM
8. 2026-06-07
   days on market $95,000 Active 281 DOM
9. 2026-06-04
   days on market $95,000 Active 278 DOM
10. 2026-06-03
    days on market $95,000 Active 277 DOM
11. 2026-06-01
    days on market $95,000 Active 275 DOM
12. 2026-05-31
    days on market $95,000 Active 274 DOM
13. 2025-08-30
    listed $95,000 Active 791-char remark

    Show marketing remark (794 chars)

    Welcome to this classic 3-bedroom, 1-bath brick bungalow offering 936 sq ft of comfortable living space. This home features a spacious living room, formal dining area, and a full basement - providing ample space for storage or future customization. The floor plan includes one entry-level bedroom and two additional bedrooms upstairs, offering flexibility for families, guests, or a home office setup. Hardwood floors, natural light, and original architectural details enhance the home's timeless appeal. Situated in the Greenfield–Grand River area, this home is close to shopping, dining, and major commuter routes. Currently tenant-occupied and rented at $1,150/month, making this a strong option for investors seeking immediate income. Schedule your private showing today!

14. 2025-08-30
    listed $95,000 Active 794-char remark

    Show marketing remark (794 chars)

    Welcome to this classic 3-bedroom, 1-bath brick bungalow offering 936 sq ft of comfortable living space. This home features a spacious living room, formal dining area, and a full basement - providing ample space for storage or future customization. The floor plan includes one entry-level bedroom and two additional bedrooms upstairs, offering flexibility for families, guests, or a home office setup. Hardwood floors, natural light, and original architectural details enhance the home's timeless appeal. Situated in the Greenfield–Grand River area, this home is close to shopping, dining, and major commuter routes. Currently tenant-occupied and rented at $1,150/month, making this a strong option for investors seeking immediate income. Schedule your private showing today!

15. 2025-07-25
    historical
16. 2025-07-25
    historical
17. 2025-06-05
    listed $97,900 Active
18. 2025-06-03
    listed $97,900 Active
19. 2024-02-21
    soldstatus $98,990
20. 2020-05-21
    soldstatus $68,400
21. 2020-03-09
    soldstatus $35,000
22. 2020-03-09
    soldstatus $35,000
23. 2020-01-27
    listed $40,000
24. 2020-01-27
    listed $40,000

ⓘ 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: $2,883 · $240/mo
• Projected year-2 tax: $2,883 · $240/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 ≥98°F today · 15 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: $15,829
• − Mortgage interest: −$5,321
• − Property taxes: −$2,883
• − Insurance: −$475
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$2,764
• Taxable income: $1,853
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $2,724/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+137.5% since first listed

12 events — show timeline

• 2025-08-30 Listed $95,000 REALCOMP
• 2025-08-30 Listed $95,000 MiRealSource-MiMLS
• 2025-07-25 Listing Removed — MiRealSource-MiMLS
• 2025-07-25 Listing Removed — REALCOMP
• 2025-06-05 Listed $97,900 REALCOMP
• 2025-06-03 Listed $97,900 MiRealSource-MiMLS
• 2024-02-21 Sold (Public Records) $98,990 Public Records
• 2020-05-21 Sold (Public Records) $68,400 Public Records
• 2020-03-09 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2020-03-09 Sold (MLS) $35,000 REALCOMP
• 2020-01-27 Listed $40,000 MiRealSource-MiMLS
• 2020-01-27 Listed $40,000 REALCOMP

Property tax history

+7.2%/yr

Latest (2025): $2,883 · +56.8% YoY. Source: county tax records.