13925 Cherrylawn St · Detroit, MI 48238

$85,000

3 bd · 1.0 ba · 1,334 sqft · SingleFamily public records · 46 Days on market

Built 1926 3,485 sqft lot $64/sqft · 84% 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 13925 Cherry Lawn Street, a beautifully updated Detroit home ready for you to move right in! This charming residence features newly refinished floors and tasteful modern finishes throughout that create a warm, inviting atmosphere. The spacious basement provides fantastic storage and exciting potential for future finishing. Whether you're paying cash or financing with conventional or FHA, this home offers flexible options to make it yours. Don't miss out on this exceptional opportunity - schedule your private tour today!

Key facts

• 3,485 sq ft lot
• Built 1926
• Listed 46 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Wood siding construction; Asphalt roof
• Construction: Built with wood siding
• Exterior features: Porch; Back yard fencing (fenced)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Lighting; Unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (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: 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 (+6.1%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• At $1,265/mo this rent would consume 46% of the median local household income ($33k/yr) (locally 2172% 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 $588 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 + 6.1% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y 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 $1k; list at $85k implies a 8400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1926 — 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: 1.49% ✓
• Cap rate: 11.41%
• Cash-on-cash: 18.27%
• DSCR: 1.81
• GRM: 5.6

CMA / ARV

• ARV (median comp): $46,302
• List price: $85,000
• Delta: 83.58%
• 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
13586 Indiana St	0.17mi	3/1.0	1,298 (-3%)	2mo	$30,000	$23	86
13903 Cloverlawn Ave	0.11mi	3/1.5	1,265 (-5%)	5mo	$140,000	$111	80
13955 Ohio St	0.06mi	3/1.0	1,448 (+8%)	5mo	$37,000	$26	79
14203 Cherrylawn St	0.20mi	3/2.0	1,250 (-6%)	5mo	$58,000	$46	72
13581 Cloverlawn St	0.16mi	4/2.0 (+1)	1,240 (-7%)	4mo	$143,000	$115	69
13546 Ilene St	0.37mi	3/1.0	1,440 (+8%)	6mo	$32,000	$22	65
12629 Washburn St	0.62mi	3/1.0	1,392 (+4%)	7mo	$75,000	$54	58
12162 Kentucky St	0.74mi	3/1.0	1,415 (+6%)	4mo	$42,000	$30	52
13587 Monica St	0.58mi	3/1.0	1,484 (+11%)	5mo	$130,000	$88	50
12754 Mendota St	0.65mi	3/1.0	1,224 (-8%)	8mo	$28,500	$23	49
12303 Cloverlawn St	0.69mi	3/1.5	1,454 (+9%)	4mo	$58,500	$40	48
13176 Manor St	0.73mi	3/1.5	1,478 (+11%)	2mo	$60,500	$41	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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.57×
• Total profit: $13,471
• Equity at exit: $12,674

10-year hold

• IRR: 24.9%
• Equity multiple: 3.51×
• Total profit: $59,684
• Equity at exit: $7,349

Cash invested: $23,800 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$446
• Tax from tax record: −$156 /mo · $1,869/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $362

Break-even live

Break-even rent $806

Max offer price $85,000

Occupancy floor 66%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	0.05mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	0.17mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	0.17mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	44d	1	0.20mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.21mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.24mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	12d	1	0.40mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.44mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	20d	1	0.46mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.49mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	0.55mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.61mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	0.65mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.68mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.80mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	0.80mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.80mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	0.81mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	0.83mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	0.83mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	0.90mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	0.93mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	0.99mi
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	24d	1	1.00mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	1.02mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	1.03mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	1.08mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	5d	1	1.11mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	1.12mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	1.13mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.16mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	1.18mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.21mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	5d	1	1.23mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	1.28mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	44d	1	1.29mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	1.29mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	1.29mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	1.29mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	1.29mi

Listing history 39 events

1. 2026-06-16
   status $85,000 Pending 46 DOM
2. 2026-06-15
   days on market $85,000 Active 46 DOM

   Show marketing remark (536 chars)

   Welcome to 13925 Cherry Lawn Street, a beautifully updated Detroit home ready for you to move right in! This charming residence features newly refinished floors and tasteful modern finishes throughout that create a warm, inviting atmosphere. The spacious basement provides fantastic storage and exciting potential for future finishing. Whether you're paying cash or financing with conventional or FHA, this home offers flexible options to make it yours. Don't miss out on this exceptional opportunity - schedule your private tour today!

3. 2026-06-13
   days on market $85,000 Active 44 DOM
4. 2026-06-13
   days on market $85,000 Active 43 DOM
5. 2026-06-09
   days on market $85,000 Active 40 DOM
6. 2026-06-08
   days on market $85,000 Active 39 DOM
7. 2026-06-07
   days on market $85,000 Active 38 DOM
8. 2026-06-04
   days on market $85,000 Active 35 DOM
9. 2026-06-03
   days on market $85,000 Active 34 DOM
10. 2026-06-02
    days on market $85,000 Active 33 DOM
11. 2026-06-01
    days on market $85,000 Active 32 DOM
12. 2026-05-31
    days on market $85,000 Active 31 DOM
13. 2026-05-01
    listed $85,000 Active 536-char remark

    Show marketing remark (536 chars)

    Welcome to 13925 Cherry Lawn Street, a beautifully updated Detroit home ready for you to move right in! This charming residence features newly refinished floors and tasteful modern finishes throughout that create a warm, inviting atmosphere. The spacious basement provides fantastic storage and exciting potential for future finishing. Whether you're paying cash or financing with conventional or FHA, this home offers flexible options to make it yours. Don't miss out on this exceptional opportunity - schedule your private tour today!

14. 2026-05-01
    listed $85,000 Active 552-char remark

    Show marketing remark (536 chars)

    Welcome to 13925 Cherry Lawn Street, a beautifully updated Detroit home ready for you to move right in! This charming residence features newly refinished floors and tasteful modern finishes throughout that create a warm, inviting atmosphere. The spacious basement provides fantastic storage and exciting potential for future finishing. Whether you're paying cash or financing with conventional or FHA, this home offers flexible options to make it yours. Don't miss out on this exceptional opportunity - schedule your private tour today!

15. 2026-04-29
    historical $85,000 536-char remark

    Show marketing remark (536 chars)

    Welcome to 13925 Cherry Lawn Street, a beautifully updated Detroit home ready for you to move right in! This charming residence features newly refinished floors and tasteful modern finishes throughout that create a warm, inviting atmosphere. The spacious basement provides fantastic storage and exciting potential for future finishing. Whether you're paying cash or financing with conventional or FHA, this home offers flexible options to make it yours. Don't miss out on this exceptional opportunity - schedule your private tour today!

16. 2026-03-06
    historical $1,200
17. 2026-02-28
    listed $1,200
18. 2026-02-27
    historical $1,200
19. 2026-01-22
    listed $1,200
20. 2025-12-05
    historical
21. 2025-11-19
    historical Active Under Contract
22. 2025-11-19
    historical Accepting Backup Offers
23. 2025-11-06
    status Pending
24. 2025-11-06
    status Pending
25. 2025-11-02
    historical
26. 2025-09-08
    status Active
27. 2025-09-08
    status Active
28. 2025-08-26
    status Pending
29. 2025-08-26
    status Pending
30. 2025-07-28
    price $80,000
31. 2025-07-27
    price $80,000
32. 2025-07-27
    price $80,000
33. 2025-07-04
    listed $90,000 Active
34. 2025-07-04
    listed $90,000 Active
35. 2025-06-29
    historical
36. 2013-12-18
    soldstatus $1,000
37. 2013-12-18
    soldstatus $1,000
38. 2013-11-08
    listed $1,000
39. 2013-11-08
    listed $1,000

ⓘ 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: $1,869 · $156/mo
• Projected year-2 tax: $1,869 · $156/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 ≥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: $15,178
• − Mortgage interest: −$4,761
• − Property taxes: −$1,869
• − Insurance: −$425
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,473
• Taxable income: $3,221
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $3,574/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+8400.0% since first listed

29 events — show timeline

• 2026-06-15 Pending — MiRealSource-MiMLS
• 2026-06-15 Pending — REALCOMP
• 2026-05-01 Listed $85,000 MiRealSource-MiMLS
• 2026-05-01 Listed $85,000 REALCOMP
• 2026-04-29 Coming Soon $85,000 MiRealSource-MiMLS
• 2026-03-06 Rental Removed $1,200 RENTSPREE
• 2026-02-28 Listed for Rent $1,200 RENTSPREE
• 2026-02-27 Rental Removed $1,200 REALSOURCE
• 2026-01-22 Listed for Rent $1,200 REALSOURCE
• 2025-12-05 Listing Removed — MiRealSource-MiMLS
• 2025-11-19 Contingent — REALCOMP
• 2025-11-19 Contingent — MiRealSource-MiMLS
• 2025-11-06 Pending — MiRealSource-MiMLS
• 2025-11-06 Pending — REALCOMP
• 2025-11-02 Listing Removed — REALCOMP
• 2025-09-08 Relisted — REALCOMP
• 2025-09-08 Relisted — MiRealSource-MiMLS
• 2025-08-26 Pending — REALCOMP
• 2025-08-26 Pending — MiRealSource-MiMLS
• 2025-07-28 Price Changed $80,000 MiRealSource-MiMLS
• 2025-07-27 Price Changed $80,000 REALCOMP
• 2025-07-27 Price Changed $80,000 SW Michigan MLS
• 2025-07-04 Listed $90,000 REALCOMP
• 2025-07-04 Listed $90,000 MiRealSource-MiMLS
• 2025-06-29 Coming Soon — MiRealSource-MiMLS
• 2013-12-18 Sold (MLS) $1,000 MiRealSource-MiMLS
• 2013-12-18 Sold (MLS) $1,000 REALCOMP
• 2013-11-08 Listed $1,000 MiRealSource-MiMLS
• 2013-11-08 Listed $1,000 REALCOMP

Property tax history

+7.9%/yr

Latest (2025): $1,869 · +0.5% YoY. Source: county tax records.