13711 Backus St · Southgate, MI 48195

$150,000

3 bd · 1.0 ba · 1,065 sqft · SingleFamily public records · 2 Days on market

Built 1950 4,356 sqft lot Est $181k · 17% under

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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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.2/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELL CARED FOR 3 BEDROOOM 1065 SQUARE FOOT BUNGALOW WITH A BASEMENT AND 2 CAR GARAGE. KITCHEN HAS BUILT IN DISHWASHER, GAS STOVE AND REFRIGERATOR INCLUDED. UPDATED FURNACE. MOSTLY DOUBLE PANE VINYL WINDOWS. CIRCUIT BREAKERS. COPPER PLUMBING. CENTRAL AIR. BASEMENT HAS GLASS BLOCK WINDOWS, WITH WASHER AND DRYER INCLUDED. 2 CAR GARAGE WITH ELECTRICITY. UPDATED HOT WATER TANK. FENCED IN BACK YARD. FHA AND VA AT NO COST TO SELLER.

Key facts

• Built in dishwasher
• Circuit breakers
• Gas stove

Tags

• BUILT IN DISHWASHER
• GAS STOVE
• REFRIGERATOR INCLUDED
• UPDATED FURNACE
• DOUBLE PANE VINYL WINDOWS
• CIRCUIT BREAKERS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps; Aluminum siding
• Construction: Asphalt roof
• Exterior features: Back yard fencing; Paved road access

Interior

• Kitchen: Free-standing gas oven; Free-standing refrigerator; Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Unfinished basement; 5 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 $150k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.8% vs local median 5.2% in Southgate — 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 85/100 on livability (#29 in MI, #582 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D, crime D-.
• Southgate Community School District (suburban): math 21% / reading 36% proficiency, ranked #379 of 540 in MI (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.0%/yr); 115 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 30% of the median local income ($66k/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 $1k 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

• Only 2 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1950 — 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 D-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 D 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: 1.12% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.81%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $181,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13360 Jobin St	0.23mi	3/1.0	1,090 (+2%)	1mo	$170,500	$156	84
13348 Walnut St	0.26mi	3/1.0	1,090 (+2%)	4mo	$185,000	$170	81
13152 Superior St	0.37mi	3/1.0	1,140 (+7%)	0mo	$200,000	$175	71
13226 Castle St	0.35mi	2/1.0 (-1)	1,100 (+3%)	4mo	$142,500	$130	70
13668 Agnes St	0.24mi	3/1.5	1,180 (+11%)	0mo	$180,000	$153	69
13054 Agnes St	0.48mi	3/2.0	1,100 (+3%)	5mo	$197,900	$180	64
12984 Callender St	0.65mi	3/1.0	1,108 (+4%)	1mo	$203,500	$184	62
13080 Poplar St	0.63mi	3/1.0	1,120 (+5%)	1mo	$227,500	$203	61
14567 Longtin St	0.38mi	3/1.0	1,188 (+12%)	3mo	$159,000	$134	60
13273 Cunningham St	0.35mi	3/2.0	1,190 (+12%)	1mo	$195,000	$164	60
13315 Birrell St	0.70mi	3/1.0	1,130 (+6%)	3mo	$135,000	$119	54
14420 Trenton Rd	0.30mi	2/1.0 (-1)	910 (-15%)	3mo	$165,000	$181	54

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 · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,882
• Equity at exit: $22,365

10-year hold

• IRR: 9.0%
• Equity multiple: 1.72×
• Total profit: $30,253
• Equity at exit: $12,969

Cash invested: $42,000 (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 48195

• Rents YoY: 4.0%
• Active inventory: 115
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$787
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $308

Break-even live

Break-even rent $1,285

Max offer price $150,000

Occupancy floor 77%

Sensitivity live

Price	-10% $393	-5% $351	+0% $308	+5% $266	+10% $223
Rent	-10% $176	-5% $242	+0% $308	+5% $375	+10% $441
Rate	-1.0pp $384	-0.5pp $347	base $308	+0.5pp $270	+1.0pp $230

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13020 Pullman St Southgate, MI	4.0	1.0	1050	$1,550	$1.48	3d	1	0.53mi
13185 Sycamore St Southgate, MI	3.0	1.0	1080	$1,700	$1.57	25d	1	0.61mi
13165 Turnberry Ct Southgate, MI	2.0	2.0	1275	$1,795	$1.41	44d	1	0.91mi
13165 Turnberry Ct Southgate, MI	2.0	2.0	1275	$1,795	$1.41	5d	1	0.91mi
13750 Village Green Blvd Southgate, MI	1.0–2.0	1.0	862	$1,620	$1.88	0d	10	0.91mi
1650 19th St Wyandotte, MI	3.0	2.0	1100	$1,899	$1.73	18d	1	1.07mi
4163 Burns Ave Lincoln Park, MI	3.0	1.0	900	$1,500	$1.67	2d	1	1.08mi
13861 Strathcona St Southgate, MI	1.0–2.0	1.0–1.5	797	$1,140	$1.43	0d	5	1.09mi
13210 Village Park Dr Southgate, MI	2.0	1.0	630	$1,125	$1.78	0d	9	1.10mi
1569 Sycamore St Wyandotte, MI	3.0	1.0	944	$1,695	$1.80	44d	1	1.12mi
1130 21st St Wyandotte, MI	3.0	1.0	864	$1,420	$1.64	0d	1	1.15mi
12939 Devoe St Southgate, MI	3.0	1.0	1177	$1,695	$1.44	44d	1	1.16mi
1750 Saint Johns Blvd Unit 17 Lincoln Park, MI	2.0	1.0	750	$1,025	$1.37	25d	1	1.26mi
1760 Saint Johns Blvd Apt 14 Lincoln Park, MI	2.0	1.0	750	$995	$1.33	25d	1	1.27mi
1163 17th St Wyandotte, MI	3.0	1.0	1010	$1,695	$1.68	44d	1	1.31mi
11400 Fordline St Allen Park, MI	1.0–2.0	1.0	880	$1,400	$1.59	0d	1	1.33mi
3851 17th St Wyandotte, MI	2.0	1.0	764	$1,200	$1.57	3d	1	1.37mi

Listing history 3 events

1. 2026-05-31
   status $150,000 Pending 2 DOM
2. 2026-05-28
   listed $150,000 Active

   Show marketing remark (429 chars)

   WELL CARED FOR 3 BEDROOOM 1065 SQUARE FOOT BUNGALOW WITH A BASEMENT AND 2 CAR GARAGE. KITCHEN HAS BUILT IN DISHWASHER, GAS STOVE AND REFRIGERATOR INCLUDED. UPDATED FURNACE. MOSTLY DOUBLE PANE VINYL WINDOWS. CIRCUIT BREAKERS. COPPER PLUMBING. CENTRAL AIR. BASEMENT HAS GLASS BLOCK WINDOWS, WITH WASHER AND DRYER INCLUDED. 2 CAR GARAGE WITH ELECTRICITY. UPDATED HOT WATER TANK. FENCED IN BACK YARD. FHA AND VA AT NO COST TO SELLER.

3. 2026-05-28
   listed $150,000 Active 429-char remark

   Show marketing remark (429 chars)

   WELL CARED FOR 3 BEDROOOM 1065 SQUARE FOOT BUNGALOW WITH A BASEMENT AND 2 CAR GARAGE. KITCHEN HAS BUILT IN DISHWASHER, GAS STOVE AND REFRIGERATOR INCLUDED. UPDATED FURNACE. MOSTLY DOUBLE PANE VINYL WINDOWS. CIRCUIT BREAKERS. COPPER PLUMBING. CENTRAL AIR. BASEMENT HAS GLASS BLOCK WINDOWS, WITH WASHER AND DRYER INCLUDED. 2 CAR GARAGE WITH ELECTRICITY. UPDATED HOT WATER TANK. FENCED IN BACK YARD. FHA AND VA AT NO COST TO SELLER.

ⓘ 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: $1,990 · $166/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$160/yr (+$13/mo · 8.0%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,102
• − Mortgage interest: −$8,402
• − Property taxes: −$1,990
• − Insurance: −$750
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$4,364
• Taxable income: $1,379
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $3,370/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: Southgate Community School District
• NCES district ID: 2632340
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $49,234
• Composite: 24.83/100
• National rank: #7591
• State rank: #379 of 540 in MI

Livability — Southgate

• Score: 85/100
• State rank: #29
• US rank: #582

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime D- Employment B- Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southgate, MI
• County: Wayne County · 1,562,939 people
• City population: 29,366
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 29,366
• Household income: $66,118
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 727.0

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 White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Black 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 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: ▼ -187.28%
• Current HPI: 207.9776
• Rent YoY: ▲ 4.04%
• 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

2 events — show timeline

• 2026-05-28 Listed $150,000 MiRealSource-MiMLS
• 2026-05-28 Listed $150,000 REALCOMP

Property tax history

+1.3%/yr

Latest (2025): $1,990 · -17.2% YoY. Source: county tax records.