13723 Castleton St · Detroit, MI 48227

$25,000

4 bd · 1.5 ba · 1,650 sqft · SingleFamily public records · 7 Days on market

Built 1939 3,920 sqft lot $15/sqft · 57% below area ↓ 17% since listing

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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
• 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

Investor Opportunity – 13723 Castleton Attention investors! 13723 Castleton offers a strong opportunity for those seeking a value-add or buy-and-hold investment. The property features a functional layout with solid potential for renovation and improvement, allowing investors to maximize returns through strategic updates. Situated in an established neighborhood with ongoing rental demand, this property is well-positioned for long-term cash flow or resale after rehab. Convenient access to nearby amenities, schools, and major roads enhances tenant appeal and future resale value. Sold as-is. Back on the market due to previous buyer's financing falling through

Key facts

• 3,920 sq ft lot
• Built 1939
• Listed 7 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; One and one-half stories; Ground-level entry with steps; Brick construction
• Construction: Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 35 x 114 (0.09 acres)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement; 4 total rooms

🏷️ Possibly a rental listed for sale. The $25,000 price doesn't fit this home's estimated sale value (~$58,315) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $961 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 52.4% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• At $1,435/mo this rent would consume 47% of the median local household income ($37k/yr) (locally 2371% 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 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.
• Current owner paid $4k; list at $25k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1939 — 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 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?
4. 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?
5. 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?
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: 5.74% ✓
• Cap rate: 52.41%
• Cash-on-cash: 164.72%
• DSCR: 8.33
• GRM: 1.5

CMA / ARV

• ARV (median comp): $58,315
• List price: $25,000
• Delta: -57.13%
• 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
12090 Ward Ave	0.39mi	4/1.0	1,634 (-1%)	14mo	$60,000	$37	66
11327 Hartwell St	0.38mi	4/2.0	1,728 (+5%)	9mo	$130,000	$75	65
13660 Mecca St	0.15mi	3/1.0 (-1)	1,509 (-8%)	20mo	$73,000	$48	55
13244 Ardmore St	0.63mi	4/2.0	1,650 (0%)	18mo	$51,000	$31	54
10038 Mark Twain St	0.46mi	4/1.0	1,860 (+13%)	4mo	$47,000	$25	52
10023 Hartwell St	0.45mi	3/1.0 (-1)	1,619 (-2%)	22mo	$50,000	$31	51
10054 Littlefield St	0.47mi	5/2.0 (+1)	1,562 (-5%)	17mo	$60,000	$38	48
9966 Ward St	0.61mi	3/2.5 (-1)	1,764 (+7%)	7mo	$55,000	$31	45
13240 Hubbell St	0.71mi	3/2.0 (-1)	1,612 (-2%)	20mo	$65,000	$40	39
11300 Ward St	0.53mi	4/2.0	1,878 (+14%)	21mo	$40,000	$21	32
11319 Hubbell St	0.52mi	3/2.0 (-1)	1,424 (-14%)	20mo	$110,000	$77	29
9647 Sorrento St	0.70mi	3/1.0 (-1)	1,489 (-10%)	20mo	$25,000	$17	27

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: —
• Equity multiple: 9.71×
• Total profit: $61,005
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 22.23×
• Total profit: $148,613
• Equity at exit: $2,162

Cash invested: $7,000 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $961

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 28%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	16d	1	0.49mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	5d	1	0.55mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.69mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	0.76mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	0.80mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	0.83mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	43d	1	0.84mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	43d	1	0.89mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	43d	1	0.91mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	1.06mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	1.11mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	1.13mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	1.14mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	43d	1	1.18mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	43d	1	1.21mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	1.24mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	43d	1	1.32mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	5d	1	1.33mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	2d	1	1.39mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	43d	1	1.42mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	1.44mi
9220 Mansfield St Detroit, MI	3.0	1.0	1200	$1,300	$1.08	43d	1	1.46mi

Listing history 44 events

1. 2026-05-18
   status Pending 682-char remark

   Show marketing remark (682 chars)

   Investor Opportunity – 13723 Castleton Attention investors! 13723 Castleton offers a strong opportunity for those seeking a value-add or buy-and-hold investment. The property features a functional layout with solid potential for renovation and improvement, allowing investors to maximize returns through strategic updates. Situated in an established neighborhood with ongoing rental demand, this property is well-positioned for long-term cash flow or resale after rehab. Convenient access to nearby amenities, schools, and major roads enhances tenant appeal and future resale value. Sold as-is. Back on the market due to previous buyer's financing falling through

2. 2026-05-18
   status Pending 669-char remark

   Show marketing remark (682 chars)

   Investor Opportunity – 13723 Castleton Attention investors! 13723 Castleton offers a strong opportunity for those seeking a value-add or buy-and-hold investment. The property features a functional layout with solid potential for renovation and improvement, allowing investors to maximize returns through strategic updates. Situated in an established neighborhood with ongoing rental demand, this property is well-positioned for long-term cash flow or resale after rehab. Convenient access to nearby amenities, schools, and major roads enhances tenant appeal and future resale value. Sold as-is. Back on the market due to previous buyer's financing falling through

3. 2026-05-11
   listed $25,000 Active 669-char remark

   Show marketing remark (682 chars)

   Investor Opportunity – 13723 Castleton Attention investors! 13723 Castleton offers a strong opportunity for those seeking a value-add or buy-and-hold investment. The property features a functional layout with solid potential for renovation and improvement, allowing investors to maximize returns through strategic updates. Situated in an established neighborhood with ongoing rental demand, this property is well-positioned for long-term cash flow or resale after rehab. Convenient access to nearby amenities, schools, and major roads enhances tenant appeal and future resale value. Sold as-is. Back on the market due to previous buyer's financing falling through

4. 2026-05-11
   listed $25,000 Active 682-char remark

   Show marketing remark (682 chars)

   Investor Opportunity – 13723 Castleton Attention investors! 13723 Castleton offers a strong opportunity for those seeking a value-add or buy-and-hold investment. The property features a functional layout with solid potential for renovation and improvement, allowing investors to maximize returns through strategic updates. Situated in an established neighborhood with ongoing rental demand, this property is well-positioned for long-term cash flow or resale after rehab. Convenient access to nearby amenities, schools, and major roads enhances tenant appeal and future resale value. Sold as-is. Back on the market due to previous buyer's financing falling through

5. 2026-05-07
   historical
6. 2026-04-17
   price $32,900
7. 2026-04-16
   price $32,900
8. 2026-03-25
   status Active
9. 2026-03-25
   status Active
10. 2026-03-11
    status Pending
11. 2026-03-11
    status Pending
12. 2026-02-16
    price $37,800
13. 2026-02-15
    price $37,800
14. 2026-02-04
    price $45,000
15. 2026-02-04
    price $45,000
16. 2026-01-20
    listed $59,000 Active
17. 2026-01-19
    listed $59,000 Active
18. 2019-09-17
    soldstatus $4,000 Sold
19. 2019-09-17
    soldstatus $4,000 Closed
20. 2019-09-06
    status Pending
21. 2019-09-06
    status Pending
22. 2019-07-19
    status Active
23. 2019-07-16
    historical
24. 2019-07-10
    listed $8,000 Active
25. 2019-07-10
    listed $8,000 Active
26. 2019-07-10
    historical
27. 2019-07-09
    historical
28. 2019-02-08
    status Active
29. 2019-01-25
    historical
30. 2018-07-24
    price $8,000
31. 2018-07-23
    price $8,000
32. 2018-07-20
    status Active
33. 2018-07-12
    historical
34. 2018-07-10
    listed $13,000 Active
35. 2018-07-10
    listed $13,000 Active
36. 2018-03-01
    historical
37. 2018-03-01
    historical
38. 2017-12-27
    status Active
39. 2017-12-27
    status Active
40. 2017-11-30
    status Pending
41. 2017-11-30
    status Pending
42. 2017-10-11
    listed $8,500 Active
43. 2017-10-11
    listed $8,500 Active
44. 1991-11-26
    soldstatus $30,000

ⓘ 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 ≥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: $17,220
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$727
• Taxable income: $11,837
• Est. tax owed @ 24.0%: −$2,841
• After-tax cash flow: $8,690/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

-16.7% since first listed

44 events — show timeline

• 2026-05-18 Pending — MiRealSource-MiMLS
• 2026-05-18 Pending — REALCOMP
• 2026-05-11 Listed $25,000 REALCOMP
• 2026-05-11 Listed $25,000 MiRealSource-MiMLS
• 2026-05-07 Listing Removed — MiRealSource-MiMLS
• 2026-04-17 Price Changed $32,900 MiRealSource-MiMLS
• 2026-04-16 Price Changed $32,900 REALCOMP
• 2026-03-25 Relisted — MiRealSource-MiMLS
• 2026-03-25 Relisted — REALCOMP
• 2026-03-11 Pending — MiRealSource-MiMLS
• 2026-03-11 Pending — REALCOMP
• 2026-02-16 Price Changed $37,800 MiRealSource-MiMLS
• 2026-02-15 Price Changed $37,800 REALCOMP
• 2026-02-04 Price Changed $45,000 MiRealSource-MiMLS
• 2026-02-04 Price Changed $45,000 REALCOMP
• 2026-01-20 Listed $59,000 REALCOMP
• 2026-01-19 Listed $59,000 MiRealSource-MiMLS
• 2019-09-17 Sold (MLS) $4,000 MiRealSource-MiMLS
• 2019-09-17 Sold (MLS) $4,000 REALCOMP
• 2019-09-06 Pending — MiRealSource-MiMLS
• 2019-09-06 Pending — REALCOMP
• 2019-07-19 Relisted — REALCOMP
• 2019-07-16 Listing Removed — REALCOMP
• 2019-07-10 Listed $8,000 MiRealSource-MiMLS
• 2019-07-10 Listed $8,000 REALCOMP
• 2019-07-10 Listing Removed — REALCOMP
• 2019-07-09 Listing Removed — MiRealSource-MiMLS
• 2019-02-08 Relisted — REALCOMP
• 2019-01-25 Listing Removed — REALCOMP
• 2018-07-24 Price Changed $8,000 MiRealSource-MiMLS
• 2018-07-23 Price Changed $8,000 REALCOMP
• 2018-07-20 Relisted — REALCOMP
• 2018-07-12 Listing Removed — REALCOMP
• 2018-07-10 Listed $13,000 MiRealSource-MiMLS
• 2018-07-10 Listed $13,000 REALCOMP
• 2018-03-01 Listing Removed — MiRealSource-MiMLS
• 2018-03-01 Listing Removed — REALCOMP
• 2017-12-27 Relisted — MiRealSource-MiMLS
• 2017-12-27 Relisted — REALCOMP
• 2017-11-30 Pending — MiRealSource-MiMLS
• 2017-11-30 Pending — REALCOMP
• 2017-10-11 Listed $8,500 MiRealSource-MiMLS
• 2017-10-11 Listed $8,500 REALCOMP
• 1991-11-26 Sold (Public Records) $30,000 Public Records

Property tax history

+22.2%/yr

Latest (2025): $3,661 · +0.6% YoY. Source: county tax records.