13654 Mecca St · Detroit, MI 48227

$79,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 136 Days on market

Built 1955 3,485 sqft lot $69/sqft · 53% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors, don't miss this excellent investment opportunity!! This solid Detroit brick bungalow is ideal for investors to expand their portfolio. Tenant is paying $1,150 a month, MTM lease. Conveniently located with easy access from I-96 and M-39 freeways. Schedule your showing today!!! PLEASE DO NOT DISTURB TENANTS. B. A. T. V. A. I. All measurements are estimated.

Key facts

• 3,485 sq ft lot
• 2 garage spots
• Built 1955

Tags

• DETROIT BRICK BUNGALOW
• EASY ACCESS FROM I-96
• EASY ACCESS FROM M-39 FREEWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 10.2% 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: Rents rising fast (+5.6%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $48k; list at $79k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.66% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.76%
• DSCR: 2.28
• GRM: 5.0

CMA / ARV

• ARV (median comp): $51,748
• List price: $79,000
• Delta: 52.66%
• 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
9982 Littlefield St	0.37mi	3/1.0	1,152 (0%)	8mo	$47,000	$41	76
13737 Wadsworth St	0.11mi	3/1.0	1,060 (-8%)	9mo	$45,000	$42	74
11431 Marlowe St	0.52mi	3/1.0	1,172 (+2%)	6mo	$48,000	$41	68
11366 Terry St	0.62mi	3/1.0	1,209 (+5%)	7mo	$89,000	$74	57
12096 Meyers Rd	0.62mi	3/1.0	1,248 (+8%)	0mo	$30,000	$24	57
12026 Manor Arc	0.65mi	3/1.0	1,200 (+4%)	8mo	$65,000	$54	56
12096 Lauder St	0.56mi	3/1.0	1,044 (-9%)	8mo	$55,000	$53	51
11406 Strathmoor St	0.38mi	4/2.5 (+1)	1,294 (+12%)	1mo	$76,000	$59	50
12667 Sorrento St	0.62mi	3/1.0	1,309 (+14%)	0mo	$65,000	$50	48
11437 Manor St	0.62mi	3/1.0	1,006 (-13%)	5mo	$53,900	$54	46
12047 Coyle St	0.74mi	3/1.0	1,052 (-9%)	9mo	$60,000	$57	44
9576 Hubbell St	0.65mi	3/2.0	1,270 (+10%)	6mo	$134,900	$106	44

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: 25.9%
• Equity multiple: 2.11×
• Total profit: $24,457
• Equity at exit: $11,779

10-year hold

• IRR: 35.0%
• Equity multiple: 4.61×
• Total profit: $79,904
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$414
• Tax from tax record: −$58 /mo · $694/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $530

Break-even live

Break-even rent $639

Max offer price $79,000

Occupancy floor 55%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	43d	1	0.29mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	43d	1	0.52mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	16d	1	0.53mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	0.59mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	43d	1	0.61mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	0.68mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.68mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	0.68mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	43d	1	0.69mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	0.72mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	0.74mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	0.76mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	16d	1	0.77mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.77mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	0.79mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	43d	1	0.80mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	0.86mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	43d	1	0.88mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	0.88mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	0.88mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	0.92mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	43d	1	0.93mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	0.93mi
10345 Crocuslawn Ave Unit 2 Detroit, MI	2.0	1.0	850	$950	$1.12	43d	1	0.93mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	43d	1	0.94mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	1d	1	0.96mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	0.99mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	43d	1	1.02mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	14d	1	1.03mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	43d	1	1.07mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	43d	1	1.08mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	21d	1	1.11mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	16d	1	1.12mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	43d	1	1.27mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	1.28mi
9353 Kentucky St Detroit, MI	2.0	1.0	800	$999	$1.25	17d	1	1.28mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	1.28mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	16d	1	1.32mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	4d	1	1.32mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	4d	1	1.36mi

Listing history 26 events

1. 2026-06-18
   days on market $79,000 Active 136 DOM
2. 2026-06-17
   days on market $79,000 Active 135 DOM
3. 2026-06-15
   days on market $79,000 Active 133 DOM
4. 2026-06-13
   days on market $79,000 Active 131 DOM
5. 2026-06-13
   days on market $79,000 Active 130 DOM
6. 2026-06-09
   days on market $79,000 Active 127 DOM
7. 2026-06-08
   days on market $79,000 Active 126 DOM
8. 2026-06-07
   days on market $79,000 Active 125 DOM
9. 2026-06-04
   days on market $79,000 Active 122 DOM
10. 2026-06-03
    days on market $79,000 Active 121 DOM
11. 2026-06-01
    days on market $79,000 Active 119 DOM
12. 2026-05-31
    days on market $79,000 Active 118 DOM
13. 2026-03-26
    price $79,000 378-char remark

    Show marketing remark (378 chars)

    Attention investors, don't miss this excellent investment opportunity!! This solid Detroit brick bungalow is ideal for investors to expand their portfolio. Tenant is paying $1,150 a month, MTM lease. Conveniently located with easy access from I-96 and M-39 freeways. Schedule your showing today!!! PLEASE DO NOT DISTURB TENANTS. B. A. T. V. A. I. All measurements are estimated.

14. 2026-03-25
    price $79,000 378-char remark

    Show marketing remark (378 chars)

    Attention investors, don't miss this excellent investment opportunity!! This solid Detroit brick bungalow is ideal for investors to expand their portfolio. Tenant is paying $1,150 a month, MTM lease. Conveniently located with easy access from I-96 and M-39 freeways. Schedule your showing today!!! PLEASE DO NOT DISTURB TENANTS. B. A. T. V. A. I. All measurements are estimated.

15. 2026-02-03
    listed $80,000 Active 378-char remark

    Show marketing remark (378 chars)

    Attention investors, don't miss this excellent investment opportunity!! This solid Detroit brick bungalow is ideal for investors to expand their portfolio. Tenant is paying $1,150 a month, MTM lease. Conveniently located with easy access from I-96 and M-39 freeways. Schedule your showing today!!! PLEASE DO NOT DISTURB TENANTS. B. A. T. V. A. I. All measurements are estimated.

16. 2026-02-02
    listed $80,000 Active 378-char remark

    Show marketing remark (378 chars)

    Attention investors, don't miss this excellent investment opportunity!! This solid Detroit brick bungalow is ideal for investors to expand their portfolio. Tenant is paying $1,150 a month, MTM lease. Conveniently located with easy access from I-96 and M-39 freeways. Schedule your showing today!!! PLEASE DO NOT DISTURB TENANTS. B. A. T. V. A. I. All measurements are estimated.

17. 2026-01-18
    historical
18. 2026-01-18
    historical
19. 2025-07-31
    listed $80,000 Active
20. 2025-07-31
    listed $80,000 Active
21. 2017-10-05
    soldstatus $48,500
22. 2012-08-30
    soldstatus $5,400
23. 2012-08-30
    soldstatus $5,400
24. 2012-06-15
    listed $5,400
25. 2012-06-15
    listed $5,400
26. 1999-01-27
    soldstatus $30,000

ⓘ 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: $694 · $58/mo
• Projected year-2 tax: $955 · $80/mo
• Expected delta: +$261/yr (+$22/mo · 37.6%)

ⓘ 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 ≥97°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: $15,723
• − Mortgage interest: −$4,425
• − Property taxes: −$694
• − Insurance: −$395
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$2,298
• Taxable income: $5,395
• Est. tax owed @ 24.0%: −$1,295
• After-tax cash flow: $5,066/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

+163.3% since first listed

14 events — show timeline

• 2026-03-26 Price Changed $79,000 MiRealSource-MiMLS
• 2026-03-25 Price Changed $79,000 REALCOMP
• 2026-02-03 Listed $80,000 REALCOMP
• 2026-02-02 Listed $80,000 MiRealSource-MiMLS
• 2026-01-18 Listing Removed — REALCOMP
• 2026-01-18 Listing Removed — MiRealSource-MiMLS
• 2025-07-31 Listed $80,000 REALCOMP
• 2025-07-31 Listed $80,000 MiRealSource-MiMLS
• 2017-10-05 Sold (Public Records) $48,500 Public Records
• 2012-08-30 Sold (MLS) $5,400 REALCOMP
• 2012-08-30 Sold (MLS) $5,400 MiRealSource-MiMLS
• 2012-06-15 Listed $5,400 REALCOMP
• 2012-06-15 Listed $5,400 MiRealSource-MiMLS
• 1999-01-27 Sold (Public Records) $30,000 Public Records

Property tax history

-2.5%/yr

Latest (2025): $694 · +2.0% YoY. Source: county tax records.