13918 Whitcomb · Detroit, MI 48227

$50,000

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 45 Days on market

Built 1920 4,792 sqft lot $69/sqft · 41% below area Est $85k · 41% 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
• 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

Key facts

• 4,792 sq ft lot
• Built 1920
• Listed 45 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Ranch style single-family home; One story
• Construction: Built in 1920; Vinyl siding; Shingle roof
• Exterior features: Lot of about 0.11 acres; Public water

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Has heating
• Interior features: 2 total rooms; Basement: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 32% 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 $346 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 20y 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 $8k; list at $50k implies a 525% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1920 — 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: 1.94% ✓
• Cap rate: 16.06%
• Cash-on-cash: 34.87%
• DSCR: 2.55
• GRM: 4.3

CMA / ARV

• ARV (median comp): $84,901
• List price: $50,000
• Delta: -41.11%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13316 Freeland St	0.59mi	3/1.0 (+1)	766 (+5%)	9mo	$50,000	$65	51
12656 Mettetal St	0.69mi	2/1.0	803 (+10%)	2mo	$72,872	$91	49
13409 Hubbell St	0.37mi	3/1.0 (+1)	795 (+9%)	20mo	$92,597	$116	46
14345 Ardmore St	0.71mi	2/1.0	690 (-5%)	23mo	$28,750	$42	39
12690 Asbury Park	0.72mi	3/2.0 (+1)	826 (+14%)	2mo	$85,000	$103	33

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: 33.4%
• Equity multiple: 2.46×
• Total profit: $20,428
• Equity at exit: $7,455

10-year hold

• IRR: 41.7%
• Equity multiple: 5.46×
• Total profit: $62,476
• Equity at exit: $4,323

Cash invested: $14,000 (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: 4.3×

Monthly cashflow live

• Estimated rent: $970 high
• Mortgage (P&I): −$262
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $407

Break-even live

Break-even rent $455

Max offer price $50,000

Occupancy floor 53%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14835 Greenfield Rd Detroit, MI	1.0	1.0	650	$825	$1.27	43d	1	0.73mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	43d	1	0.96mi
12611 Memorial St Unit 629203 Detroit, MI	1.0	1.0	635	$995	$1.57	24d	1	0.99mi
12611 Memorial St Unit 629104 Detroit, MI	1.0	1.0	700	$995	$1.42	43d	1	0.99mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	1.11mi
14881 Schaefer Hwy Detroit, MI	1.0	1.0	530	$782	$1.48	2d	4	1.17mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	4d	1	1.38mi
9601 Greenfield Rd Detroit, MI	1.0	1.0	500	$725	$1.45	43d	1	1.39mi
13310 Plymouth Rd Unit 05 Detroit, MI	1.0	1.0	650	$595	$0.92	43d	1	1.39mi
13310 Plymouth Rd Unit 1 Detroit, MI	1.0	1.0	650	$645	$0.99	43d	1	1.39mi

Listing history 25 events

1. 2026-06-18
   days on market $50,000 Active 45 DOM
2. 2026-06-17
   days on market $50,000 Active 44 DOM
3. 2026-06-15
   days on market $50,000 Active 42 DOM
4. 2026-06-13
   days on market $50,000 Active 40 DOM
5. 2026-06-13
   days on market $50,000 Active 39 DOM
6. 2026-06-09
   days on market $50,000 Active 36 DOM
7. 2026-06-08
   days on market $50,000 Active 35 DOM
8. 2026-06-07
   days on market $50,000 Active 34 DOM
9. 2026-06-04
   days on market $50,000 Active 31 DOM
10. 2026-06-03
    days on market $50,000 Active 30 DOM
11. 2026-06-02
    days on market $50,000 Active 29 DOM
12. 2026-06-01
    days on market $50,000 Active 28 DOM
13. 2026-05-31
    days on market $50,000 Active 27 DOM
14. 2026-01-28
    listed $50,000 Active
15. 2026-01-28
    listed $50,000 Active
16. 2026-01-28
    listed $50,000 Active
17. 2026-01-28
    listed $50,000 Active
18. 2026-01-28
    listed $50,000 Active
19. 2026-01-28
    listed $75,000 Active
20. 2026-01-28
    listed $75,000 Active
21. 2026-01-28
    listed $50,000 Active
22. 2006-11-15
    soldstatus $8,000
23. 2006-11-14
    soldstatus $8,000
24. 2006-10-19
    listed $12,500
25. 2006-09-26
    listed $12,500

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $921 · $77/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 ≥98°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: $11,646
• − Mortgage interest: −$2,801
• − Property taxes: −$921
• − Insurance: −$250
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$1,455
• Taxable income: $4,356
• Est. tax owed @ 24.0%: −$1,045
• After-tax cash flow: $3,837/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

+300.0% since first listed

12 events — show timeline

• 2026-01-28 Listed $50,000 SW Michigan MLS
• 2026-01-28 Listed $75,000 MiRealSource-MiMLS
• 2026-01-28 Listed $75,000 REALCOMP
• 2026-01-28 Listed $50,000 REALCOMP
• 2026-01-28 Listed $50,000 MiRealSource-MiMLS
• 2026-01-28 Listed $50,000 REALCOMP
• 2026-01-28 Listed $50,000 SW Michigan MLS
• 2026-01-28 Listed $50,000 MiRealSource-MiMLS
• 2006-11-15 Sold (MLS) $8,000 REALCOMP
• 2006-11-14 Sold (MLS) $8,000 MiRealSource-MiMLS
• 2006-10-19 Listed $12,500 REALCOMP
• 2006-09-26 Listed $12,500 MiRealSource-MiMLS

Property tax history

+0.8%/yr

Latest (2025): $921 · -24.5% YoY. Source: county tax records.