13894 Tacoma St · Detroit, MI 48205

$94,900

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 41 Days on market

Built 1941 3,920 sqft lot $124/sqft · 51% above area Est $82k · 16% over

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Why this score? — see what drove the C 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 +9.2/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unpack & relax in your brand new home! Everything has already been done for you. .. . Top to bottom, inside & out. .. including a new garage built just last month! Grants are available between $10,000- $25,000 (call for details) must see inside. .. Open floor plan with all new kitchen opens to dining space & living room. Beautiful bathroom with custom ceramic tile, new tub & fixtures. All new, quality flooring throughout both levels. .. All new plumbing, electric, (furnace and water heater installed before closing) new Roof, Siding, Windows, Doors, Recessed lights in ceiling, .. private & spacious upper bedroom with extra room & walk in closet. .. all new paint including the full basement, * state of the art satellite security system monitors property 24/7 * pride of ownership shows throughout this home!

Key facts

• New kitchen
• Custom ceramic tile
• New plumbing

Tags

• NEW GARAGE
• NEW KITCHEN
• CUSTOM CERAMIC TILE
• NEW TUB
• NEW FLOORING
• NEW PLUMBING

Property features AI

Exterior

• Parking: Detached parking; 1.5-car garage (detached)
• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Built in 1941; Vinyl siding
• Exterior features: 0.09 acre lot; Public water

Interior

• Kitchen: Kitchen (11 x 10)
• Bedrooms: Primary bedroom (14 x 21); Bedroom 2 (10 x 11); Bedroom 3 (10 x 10)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Replacement windows; Full basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (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 (+1.3%/yr); 373 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% of the median local income ($39k/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 $656 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 + 1.3% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $95k implies a 386% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1941 — 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: 1.42% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.15%
• DSCR: 1.85
• GRM: 5.9

CMA / ARV

• ARV (median comp): $81,624
• List price: $94,900
• Delta: 16.27%
• 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
19170 Schoenherr St	0.41mi	3/1.0	797 (+4%)	0mo	$25,500	$32	74
20210 Hickory St	0.47mi	3/1.0	779 (+1%)	6mo	$21,500	$28	71
19392 Pelkey St	0.34mi	2/1.0 (-1)	731 (-5%)	2mo	$30,000	$41	70
14027 Tacoma St	0.08mi	2/1.5 (-1)	860 (+12%)	2mo	$34,000	$40	68
19758 Waltham St	0.71mi	3/1.0	790 (+3%)	3mo	$6,000	$8	59
19997 Alcoy St	0.46mi	2/1.0 (-1)	721 (-6%)	14mo	$43,000	$60	52
19161 Joann St	0.61mi	2/1.0 (-1)	816 (+6%)	6mo	$70,000	$86	51
20554 Joann St	0.68mi	2/1.0 (-1)	721 (-6%)	12mo	$35,000	$49	44
20061 Westphalia St	0.66mi	2/1.0 (-1)	712 (-7%)	13mo	$75,000	$105	41
13475 Coleen Ave	0.70mi	2/1.0 (-1)	672 (-12%)	6mo	$65,000	$97	36
19722 Waltham St	0.71mi	2/1.0 (-1)	842 (+10%)	12mo	$50,000	$59	36
14945 Lappin St	0.73mi	3/1.0	882 (+15%)	14mo	$34,000	$39	30

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.35×
• Total profit: $9,414
• Equity at exit: $14,150

10-year hold

• IRR: 16.9%
• Equity multiple: 2.29×
• Total profit: $34,185
• Equity at exit: $8,205

Cash invested: $26,572 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$498
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $424

Break-even live

Break-even rent $810

Max offer price $94,900

Occupancy floor 64%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	17d	1	0.25mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.43mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	0.44mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	17d	1	0.48mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	17d	1	0.49mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	17d	1	0.50mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	11d	1	0.51mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	24d	1	0.53mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	43d	1	0.57mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	17d	1	0.66mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	24d	1	0.81mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	0.82mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	21d	1	0.82mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	17d	1	0.83mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	17d	1	0.85mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	24d	1	0.89mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	24d	1	0.90mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	0.93mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	0.93mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	0.99mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	3d	1	1.00mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	24d	1	1.13mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	43d	1	1.17mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	14d	1	1.23mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	43d	1	1.26mi
19335 Hoover St Detroit, MI	2.0	1.0	620	$1,099	$1.77	17d	1	1.26mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	1.29mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	43d	1	1.31mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	1.32mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	1.35mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	43d	1	1.44mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	12d	1	1.47mi

Listing history 24 events

1. 2026-06-18
   days on market $94,900 Active 41 DOM
2. 2026-06-17
   days on market $94,900 Active 40 DOM
3. 2026-06-15
   days on market $94,900 Active 38 DOM
4. 2026-06-13
   days on market $94,900 Active 36 DOM
5. 2026-06-13
   days on market $94,900 Active 35 DOM
6. 2026-06-09
   days on market $94,900 Active 32 DOM
7. 2026-06-08
   days on market $94,900 Active 31 DOM
8. 2026-06-07
   days on market $94,900 Active 30 DOM
9. 2026-06-04
   days on market $94,900 Active 27 DOM
10. 2026-06-03
    days on market $94,900 Active 26 DOM
11. 2026-06-02
    days on market $94,900 Active 25 DOM
12. 2026-06-01
    days on market $94,900 Active 24 DOM

    Show marketing remark (852 chars)

    Unpack & relax in your brand new home! Everything has already been done for you. .. . Top to bottom, inside & out. .. including a new garage built just last month! Grants are available between $10,000- $25,000 (call for details) must see inside. .. Open floor plan with all new kitchen opens to dining space & living room. Beautiful bathroom with custom ceramic tile, new tub & fixtures. All new, quality flooring throughout both levels. .. All new plumbing, electric, (furnace and water heater installed before closing) new Roof, Siding, Windows, Doors, Recessed lights in ceiling, .. private & spacious upper bedroom with extra room & walk in closet. .. all new paint including the full basement, * state of the art satellite security system monitors property 24/7 * pride of ownership shows throughout this home!

13. 2026-06-01
    price $94,900 Active 23 DOM

    Show marketing remark (852 chars)

    Unpack & relax in your brand new home! Everything has already been done for you. .. . Top to bottom, inside & out. .. including a new garage built just last month! Grants are available between $10,000- $25,000 (call for details) must see inside. .. Open floor plan with all new kitchen opens to dining space & living room. Beautiful bathroom with custom ceramic tile, new tub & fixtures. All new, quality flooring throughout both levels. .. All new plumbing, electric, (furnace and water heater installed before closing) new Roof, Siding, Windows, Doors, Recessed lights in ceiling, .. private & spacious upper bedroom with extra room & walk in closet. .. all new paint including the full basement, * state of the art satellite security system monitors property 24/7 * pride of ownership shows throughout this home!

14. 2026-05-31
    days on market $99,900 Active 23 DOM

    Show marketing remark (853 chars)

    Unpack & relax in your brand new home! Everything has already been done for you. .. . Top to bottom, inside & out. .. including a new garage built just last month! Grants are available between $10,000- $25,000 (call for details) must see inside. .. Open floor plan with all new kitchen opens to dining space & living room. Beautiful bathroom with custom ceramic tile, new tub & fixtures. All new, quality flooring throughout both levels. .. All new plumbing, electric, (furnace and water heater installed before closing) new Roof, Siding, Windows, Doors, Recessed lights in ceiling, .. private & spacious upper bedroom with extra room & walk in closet. .. all new paint including the full basement, * state of the art satellite security system monitors property 24/7 * pride of ownership shows throughout this home!

15. 2026-05-07
    listed $99,900 Active 852-char remark

    Show marketing remark (853 chars)

    Unpack & relax in your brand new home! Everything has already been done for you. .. . Top to bottom, inside & out. .. including a new garage built just last month! Grants are available between $10,000- $25,000 (call for details) must see inside. .. Open floor plan with all new kitchen opens to dining space & living room. Beautiful bathroom with custom ceramic tile, new tub & fixtures. All new, quality flooring throughout both levels. .. All new plumbing, electric, (furnace and water heater installed before closing) new Roof, Siding, Windows, Doors, Recessed lights in ceiling, .. private & spacious upper bedroom with extra room & walk in closet. .. all new paint including the full basement, * state of the art satellite security system monitors property 24/7 * pride of ownership shows throughout this home!

16. 2026-05-07
    listed $99,900 Active 853-char remark

    Show marketing remark (853 chars)

    Unpack & relax in your brand new home! Everything has already been done for you. .. . Top to bottom, inside & out. .. including a new garage built just last month! Grants are available between $10,000- $25,000 (call for details) must see inside. .. Open floor plan with all new kitchen opens to dining space & living room. Beautiful bathroom with custom ceramic tile, new tub & fixtures. All new, quality flooring throughout both levels. .. All new plumbing, electric, (furnace and water heater installed before closing) new Roof, Siding, Windows, Doors, Recessed lights in ceiling, .. private & spacious upper bedroom with extra room & walk in closet. .. all new paint including the full basement, * state of the art satellite security system monitors property 24/7 * pride of ownership shows throughout this home!

17. 2026-05-07
    listed $99,900 Active

    Show marketing remark (853 chars)

    Unpack & relax in your brand new home! Everything has already been done for you. .. . Top to bottom, inside & out. .. including a new garage built just last month! Grants are available between $10,000- $25,000 (call for details) must see inside. .. Open floor plan with all new kitchen opens to dining space & living room. Beautiful bathroom with custom ceramic tile, new tub & fixtures. All new, quality flooring throughout both levels. .. All new plumbing, electric, (furnace and water heater installed before closing) new Roof, Siding, Windows, Doors, Recessed lights in ceiling, .. private & spacious upper bedroom with extra room & walk in closet. .. all new paint including the full basement, * state of the art satellite security system monitors property 24/7 * pride of ownership shows throughout this home!

18. 2025-12-27
    historical
19. 2025-12-27
    historical
20. 2025-12-05
    price $30,000
21. 2025-12-05
    price $30,000
22. 2025-11-17
    listed $35,000 Active
23. 2025-11-17
    listed $35,000 Active
24. 1999-09-02
    soldstatus $19,526

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $1,345 · $112/mo
• Expected delta: +$116/yr (+$10/mo · 9.5%)

ⓘ 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 · 14 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: $16,157
• − Mortgage interest: −$5,316
• − Property taxes: −$1,229
• − Insurance: −$474
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$2,761
• Taxable income: $3,792
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $4,178/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+386.0% since first listed

13 events — show timeline

• 2026-06-01 Price Changed $94,900 MiRealSource-MiMLS
• 2026-05-31 Price Changed $94,900 REALCOMP
• 2026-05-31 Price Changed $94,900 SW Michigan MLS
• 2026-05-07 Listed $99,900 SW Michigan MLS
• 2026-05-07 Listed $99,900 REALCOMP
• 2026-05-07 Listed $99,900 MiRealSource-MiMLS
• 2025-12-27 Listing Removed — MiRealSource-MiMLS
• 2025-12-27 Listing Removed — REALCOMP
• 2025-12-05 Price Changed $30,000 MiRealSource-MiMLS
• 2025-12-05 Price Changed $30,000 REALCOMP
• 2025-11-17 Listed $35,000 REALCOMP
• 2025-11-17 Listed $35,000 MiRealSource-MiMLS
• 1999-09-02 Sold (Public Records) $19,526 Public Records

Property tax history

+19.9%/yr

Latest (2025): $1,229 · +412.1% YoY. Source: county tax records.