13027 Rosemary St · Detroit, MI 48213

$75,000

4 bd · 1.5 ba · 1,709 sqft · SingleFamily public records · 30 Days on market

Built 1927 5,227 sqft lot Est $106k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

OPORTUNITY!!! New on the market, this gem in a perfect location. This nice colonial brick is located in a great area near to main streets, schools, big and important stores, and shopping centers. This is an excellent property for investors, fix up buyers or anyone who would like to take the opportunity to get this house. You will find a nice size living, dining, a nice kitchen with breakfast area, 1 bedroom or family room, 1/2 bath on the 1st floor, 4 bedroom and 1 full bath upstairs, big basement, driveway and garage detached. Property is sold AS IS. No seller financing.

Key facts

• Big basement
• Detached garage
• 5,227 sq ft lot

Tags

• BIG BASEMENT
• DETACHED GARAGE

Property features AI

Finance

• Other: Subdivision: TROMBLEY DAVID ESTATE 4; Directions: South of E Outer Dr between Dickerson Ave & Coplin Ave

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior; Block foundation; Asphalt roof; Built as a residential single-family home
• Exterior features: Paved road access; Lot dimensions approximately 41 x 128.84 (0.12 acres)

Interior

• Bedrooms: Total rooms: 9
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfurnished; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 10.1% 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: 192 active listings in the ZIP; 30 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).
• At $1,481/mo this rent would consume 52% of the median local household income ($34k/yr) (locally 1202% 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 $519 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 + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.97% ✓
• Cap rate: 15.18%
• Cash-on-cash: 31.75%
• DSCR: 2.41
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $105,958
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12816 Rosemary St	0.07mi	3/2.0 (-1)	1,659 (-3%)	4mo	$131,000	$79	81
9364 E Outer Dr	0.34mi	4/1.5	1,808 (+6%)	4mo	$150,000	$83	71
8791 E Outer Dr	0.24mi	3/1.5 (-1)	1,840 (+8%)	3mo	$60,000	$33	68
13310 Wilshire Dr	0.28mi	4/1.0	1,600 (-6%)	7mo	$55,000	$34	68
12646 Longview St	0.43mi	3/1.5 (-1)	1,750 (+2%)	7mo	$73,750	$42	65
13361 Maiden St	0.58mi	4/3.0	1,786 (+4%)	4mo	$165,000	$92	56
14756 Rosemary St	0.58mi	3/1.5 (-1)	1,600 (-6%)	4mo	$36,000	$23	54
12304 Rosemary St	0.39mi	3/1.5 (-1)	1,480 (-13%)	6mo	$22,000	$15	50
12151 Corbett St	0.71mi	5/1.5 (+1)	1,614 (-6%)	5mo	$100,000	$62	48
12027 Kilbourne Ave	0.63mi	4/1.5	1,561 (-9%)	10mo	$137,000	$88	48
9527 E Outer Dr	0.48mi	3/1.5 (-1)	1,534 (-10%)	9mo	$167,000	$109	48
13406 Elmdale St	0.51mi	5/2.0 (+1)	1,460 (-15%)	2mo	$32,500	$22	43

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: 26.8%
• Equity multiple: 2.11×
• Total profit: $23,321
• Equity at exit: $11,183

10-year hold

• IRR: 34.4%
• Equity multiple: 4.15×
• Total profit: $66,211
• Equity at exit: $6,485

Cash invested: $21,000 (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 48213

• Active inventory: 192
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$393
• Tax from tax record: −$190 /mo · $2,278/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $556

Break-even live

Break-even rent $778

Max offer price $75,000

Occupancy floor 57%

Sensitivity live

Price	-10% $598	-5% $577	+0% $556	+5% $534	+10% $513
Rent	-10% $439	-5% $497	+0% $556	+5% $614	+10% $673
Rate	-1.0pp $593	-0.5pp $575	base $556	+0.5pp $536	+1.0pp $516

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	18d	1	0.09mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	0.41mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	25d	1	0.56mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	0.63mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	0.66mi
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	25d	1	0.76mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	18d	1	0.80mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	18d	1	0.87mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	4d	1	0.98mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	25d	1	0.99mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	44d	1	0.99mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	1.00mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	1.00mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	21d	1	1.07mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	1.10mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	1.11mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	12d	1	1.11mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	18d	1	1.11mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	6d	1	1.11mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	1.13mi
18080 Westphalia St Detroit, MI	5.0	3.0	2131	$2,500	$1.17	45d	1	1.27mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	1.28mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	1.36mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	44d	1	1.37mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	44d	1	1.37mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	1.40mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	21d	1	1.43mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	16d	1	1.46mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	18d	1	1.46mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	6d	1	1.50mi

Listing history 23 events

1. 2026-06-21
   days on market $75,000 Active 30 DOM
2. 2026-06-18
   days on market $75,000 Active 27 DOM
3. 2026-06-17
   days on market $75,000 Active 26 DOM
4. 2026-06-15
   days on market $75,000 Active 24 DOM
5. 2026-06-13
   days on market $75,000 Active 22 DOM
6. 2026-06-13
   days on market $75,000 Active 21 DOM
7. 2026-06-09
   days on market $75,000 Active 18 DOM
8. 2026-06-08
   days on market $75,000 Active 17 DOM
9. 2026-06-07
   days on market $75,000 Active 16 DOM
10. 2026-06-04
    days on market $75,000 Active 13 DOM
11. 2026-06-03
    days on market $75,000 Active 12 DOM
12. 2026-06-02
    days on market $75,000 Active 11 DOM
13. 2026-06-01
    days on market $75,000 Active 10 DOM
14. 2026-05-31
    days on market $75,000 Active 9 DOM
15. 2026-05-20
    listed $75,000 Active 578-char remark

    Show marketing remark (578 chars)

    OPORTUNITY!!! New on the market, this gem in a perfect location. This nice colonial brick is located in a great area near to main streets, schools, big and important stores, and shopping centers. This is an excellent property for investors, fix up buyers or anyone who would like to take the opportunity to get this house. You will find a nice size living, dining, a nice kitchen with breakfast area, 1 bedroom or family room, 1/2 bath on the 1st floor, 4 bedroom and 1 full bath upstairs, big basement, driveway and garage detached. Property is sold AS IS. No seller financing.

16. 2026-05-20
    listed $75,000 Active

    Show marketing remark (578 chars)

    OPORTUNITY!!! New on the market, this gem in a perfect location. This nice colonial brick is located in a great area near to main streets, schools, big and important stores, and shopping centers. This is an excellent property for investors, fix up buyers or anyone who would like to take the opportunity to get this house. You will find a nice size living, dining, a nice kitchen with breakfast area, 1 bedroom or family room, 1/2 bath on the 1st floor, 4 bedroom and 1 full bath upstairs, big basement, driveway and garage detached. Property is sold AS IS. No seller financing.

17. 2022-05-17
    soldstatus $77,000
18. 2017-06-30
    soldstatus $36,000 Sold
19. 2017-06-30
    soldstatus $36,000 Closed
20. 2017-04-20
    status Pending
21. 2017-04-20
    status Pending
22. 2017-04-13
    listed $40,000 Active
23. 2017-04-13
    listed $40,000 Active

ⓘ 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: $2,278 · $190/mo
• Projected year-2 tax: $2,278 · $190/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 ≥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: $17,773
• − Mortgage interest: −$4,201
• − Property taxes: −$2,278
• − Insurance: −$375
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$2,182
• Taxable income: $5,894
• Est. tax owed @ 24.0%: −$1,414
• After-tax cash flow: $5,254/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

+87.5% since first listed

9 events — show timeline

• 2026-05-20 Listed $75,000 REALCOMP
• 2026-05-20 Listed $75,000 MiRealSource-MiMLS
• 2022-05-17 Sold (Public Records) $77,000 Public Records
• 2017-06-30 Sold (MLS) $36,000 MiRealSource-MiMLS
• 2017-06-30 Sold (MLS) $36,000 REALCOMP
• 2017-04-20 Pending — MiRealSource-MiMLS
• 2017-04-20 Pending — REALCOMP
• 2017-04-13 Listed $40,000 MiRealSource-MiMLS
• 2017-04-13 Listed $40,000 REALCOMP

Property tax history

+10.6%/yr

Latest (2025): $2,278 · -10.3% YoY. Source: county tax records.