5042 Pennsylvania St · Detroit, MI 48213

$15,000

2 bd · 1.0 ba · 1,353 sqft · SingleFamily public records · 42 Days on market

Built 1915 3,920 sqft lot $11/sqft · 53% below area ↓ 46% since listing

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant-occupied investment opportunity with a proven long-term rental history. Current tenant has occupied the property for decades and is currently paying $750/month. Rent ledger and lease documentation available upon request. Property is being sold as-is and is priced accordingly due to needed repairs and updates. Because the property is tenant occupied, an accepted offer is required prior to interior access or showings. Ask about additional investment opportunities available from the same owner, including a 3-property portfolio featuring professionally managed tenant-occupied homes. Portfolio or package pricing may be available with multiple purchases. Room dimensions are estimated. Seller is related to the agent. Flexible land contract terms available.

Key facts

• 3,920 sq ft lot
• Built 1915
• Listed 42 days

Property features AI

Finance

• Financial info: Annual tax: $1,400

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-and-a-half story; Ground-level entry with steps; Aluminum siding
• Construction: Asphalt roof
• Exterior features: Porch (enclosed); Fenced yard; Exterior lighting; Paved road access

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: Total of 4 rooms (bedroom count not specified separately)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling
• Interior features: Gas water heater; Unfinished basement; Lighting (exterior lighting mentioned under exterior but included for interior ambience)
• Laundry & utility: Washer hookup; Gas dryer hookup

🏷️ Possibly a rental listed for sale. The $15,000 price doesn't fit this home's estimated sale value (~$31,820) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 67.0% 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: 190 active listings in the ZIP; 21 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 39% of the median local income ($34k/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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (46%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1915 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.28% ✓
• Cap rate: 67.03%
• Cash-on-cash: 216.91%
• DSCR: 10.65
• GRM: 1.1

CMA / ARV

• ARV (median comp): $31,820
• List price: $15,000
• Delta: -52.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5113 Bewick St	0.19mi	3/2.0 (+1)	1,368 (+1%)	13mo	$60,000	$44	70
5239 Crane St	0.45mi	3/1.0 (+1)	1,404 (+4%)	4mo	$24,500	$17	64
5855 Hurlbut St	0.52mi	3/1.0 (+1)	1,296 (-4%)	5mo	$119,900	$93	59
5171 Burns St	0.55mi	3/1.0 (+1)	1,425 (+5%)	3mo	$20,000	$14	58
4472 French Rd	0.52mi	3/1.0 (+1)	1,245 (-8%)	4mo	$98,000	$79	54
4533 Mcclellan St	0.34mi	3/1.0 (+1)	1,194 (-12%)	7mo	$86,000	$72	54
3872 Fischer St	0.74mi	3/1.0 (+1)	1,288 (-5%)	9mo	$62,500	$49	45
4735 Garland St	0.28mi	3/1.5 (+1)	1,528 (+13%)	19mo	$12,500	$8	42
4254 Cadillac Blvd	0.41mi	3/1.0 (+1)	1,193 (-12%)	19mo	$16,750	$14	41
5832 Garland St	0.60mi	3/1.0 (+1)	1,169 (-14%)	6mo	$29,900	$26	39
4010 Harding St	0.54mi	3/1.5 (+1)	1,248 (-8%)	19mo	$46,000	$37	39
4012 Lemay St	0.72mi	3/1.0 (+1)	1,150 (-15%)	7mo	$70,000	$61	31

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: —
• Equity multiple: 11.94×
• Total profit: $45,940
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 25.37×
• Total profit: $102,334
• Equity at exit: $1,297

Cash invested: $4,200 (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: 190
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,092 high
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $759

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 25%

Sensitivity live

Price	-10% $770	-5% $764	+0% $759	+5% $754	+10% $749
Rent	-10% $673	-5% $716	+0% $759	+5% $802	+10% $845
Rate	-1.0pp $767	-0.5pp $763	base $759	+0.5pp $755	+1.0pp $751

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5342 Cooper St Detroit, MI	3.0	1.0	1125	$1,200	$1.07	25d	1	0.18mi
4190 Hurlbut St Unit 2 Detroit, MI	2.0	1.0	900	$945	$1.05	15d	1	0.50mi
3954 Saint Clair St Unit 2 Detroit, MI	1.0	1.0	1080	$650	$0.60	12d	1	0.56mi
5045 Fairview St Detroit, MI	3.0	1.0	1303	$1,200	$0.92	44d	1	0.57mi
5858 Seneca St Detroit, MI	3.0	1.0	1348	$999	$0.74	18d	1	0.75mi
5380 Maxwell St Unit 5380 Detroit, MI	2.0	1.0	1100	$900	$0.82	18d	1	0.78mi
4055 Beniteau St Detroit, MI	2.0	1.0	1000	$900	$0.90	18d	1	0.82mi
3501 Garland St Detroit, MI	2.0	1.0	1000	$900	$0.90	25d	1	0.84mi
3495 Garland St Detroit, MI	2.0	1.0	1100	$900	$0.82	44d	1	0.85mi
3937 Beniteau St Detroit, MI	2.0	1.0	900	$950	$1.06	15d	1	0.88mi
3937 Beniteau St Unit 1 Detroit, MI	2.0	1.0	1250	$900	$0.72	44d	1	0.88mi
3475 Crane St Detroit, MI	3.0	1.5	1000	$1,338	$1.34	44d	1	0.96mi
4811 Seyburn St Detroit, MI	3.0	1.0	1196	$1,037	$0.87	18d	1	0.97mi
9354 Bessemore St Detroit, MI	3.0	1.0	1125	$1,294	$1.15	18d	1	0.99mi
3032 Hurlbut St Unit 1 Detroit, MI	2.0	1.0	950	$900	$0.95	4d	1	0.99mi
9142 Isham Detroit, MI	3.0	1.0	1000	$1,344	$1.34	18d	1	1.21mi
2544 Cadillac Blvd Unit 2 Detroit, MI	2.0	1.0	973	$825	$0.85	24d	1	1.22mi
2282 Belvidere St Unit 102 Detroit, MI	2.0	2.0	1000	$1,250	$1.25	44d	1	1.29mi
8215 Badger St Detroit, MI	2.0	1.0	1000	$1,000	$1.00	15d	1	1.34mi
15111 E Vernor Hwy Unit 6 Detroit, MI	2.0	1.0	900	$1,200	$1.33	25d	1	1.46mi
3460 Field St Detroit, MI	2.0	1.0	1000	$1,260	$1.26	5d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $15,000 Active 42 DOM
2. 2026-06-17
   days on market $15,000 Active 41 DOM
3. 2026-06-16
   price $15,000 Active 39 DOM

   Show marketing remark (766 chars)

   Tenant-occupied investment opportunity with a proven long-term rental history. Current tenant has occupied the property for decades and is currently paying $750/month. Rent ledger and lease documentation available upon request. Property is being sold as-is and is priced accordingly due to needed repairs and updates. Because the property is tenant occupied, an accepted offer is required prior to interior access or showings. Ask about additional investment opportunities available from the same owner, including a 3-property portfolio featuring professionally managed tenant-occupied homes. Portfolio or package pricing may be available with multiple purchases. Room dimensions are estimated. Seller is related to the agent. Flexible land contract terms available.

4. 2026-06-15
   days on market $20,000 Active 39 DOM
5. 2026-06-13
   days on market $20,000 Active 37 DOM
6. 2026-06-13
   days on market $20,000 Active 36 DOM
7. 2026-06-09
   days on market $20,000 Active 33 DOM
8. 2026-06-08
   days on market $20,000 Active 32 DOM
9. 2026-06-07
   days on market $20,000 Active 31 DOM
10. 2026-06-04
    days on market $20,000 Active 28 DOM
11. 2026-06-03
    days on market $20,000 Active 27 DOM
12. 2026-06-02
    days on market $20,000 Active 26 DOM
13. 2026-06-01
    days on market $20,000 Active 25 DOM
14. 2026-05-31
    days on market $20,000 Active 24 DOM
15. 2026-05-18
    price $20,000 726-char remark

    Show marketing remark (766 chars)

    Tenant-occupied investment opportunity with a proven long-term rental history. Current tenant has occupied the property for decades and is currently paying $750/month. Rent ledger and lease documentation available upon request. Property is being sold as-is and is priced accordingly due to needed repairs and updates. Because the property is tenant occupied, an accepted offer is required prior to interior access or showings. Ask about additional investment opportunities available from the same owner, including a 3-property portfolio featuring professionally managed tenant-occupied homes. Portfolio or package pricing may be available with multiple purchases. Room dimensions are estimated. Seller is related to the agent. Flexible land contract terms available.

16. 2026-05-18
    price $20,000 726-char remark

    Show marketing remark (766 chars)

    Tenant-occupied investment opportunity with a proven long-term rental history. Current tenant has occupied the property for decades and is currently paying $750/month. Rent ledger and lease documentation available upon request. Property is being sold as-is and is priced accordingly due to needed repairs and updates. Because the property is tenant occupied, an accepted offer is required prior to interior access or showings. Ask about additional investment opportunities available from the same owner, including a 3-property portfolio featuring professionally managed tenant-occupied homes. Portfolio or package pricing may be available with multiple purchases. Room dimensions are estimated. Seller is related to the agent. Flexible land contract terms available.

17. 2026-05-07
    listed $28,000 Active 726-char remark

    Show marketing remark (766 chars)

    Tenant-occupied investment opportunity with a proven long-term rental history. Current tenant has occupied the property for decades and is currently paying $750/month. Rent ledger and lease documentation available upon request. Property is being sold as-is and is priced accordingly due to needed repairs and updates. Because the property is tenant occupied, an accepted offer is required prior to interior access or showings. Ask about additional investment opportunities available from the same owner, including a 3-property portfolio featuring professionally managed tenant-occupied homes. Portfolio or package pricing may be available with multiple purchases. Room dimensions are estimated. Seller is related to the agent. Flexible land contract terms available.

18. 2026-05-07
    listed $28,000 Active 726-char remark

    Show marketing remark (766 chars)

    Tenant-occupied investment opportunity with a proven long-term rental history. Current tenant has occupied the property for decades and is currently paying $750/month. Rent ledger and lease documentation available upon request. Property is being sold as-is and is priced accordingly due to needed repairs and updates. Because the property is tenant occupied, an accepted offer is required prior to interior access or showings. Ask about additional investment opportunities available from the same owner, including a 3-property portfolio featuring professionally managed tenant-occupied homes. Portfolio or package pricing may be available with multiple purchases. Room dimensions are estimated. Seller is related to the agent. Flexible land contract terms available.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,107
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$436
• Taxable income: $9,433
• Est. tax owed @ 24.0%: −$2,264
• After-tax cash flow: $6,846/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

-46.4% since first listed

6 events — show timeline

• 2026-06-16 Price Changed $15,000 MiRealSource-MiMLS
• 2026-06-15 Price Changed $15,000 REALCOMP
• 2026-05-18 Price Changed $20,000 MiRealSource-MiMLS
• 2026-05-18 Price Changed $20,000 REALCOMP
• 2026-05-07 Listed $28,000 REALCOMP
• 2026-05-07 Listed $28,000 MiRealSource-MiMLS

Property tax history

+13.2%/yr

Latest (2025): $2,805 · +99.3% YoY. Source: county tax records.