1300 E Lafayette St #209 · Detroit, MI 48207

$59,000

1 bd · 1.0 ba · 739 sqft · Condo · 307 Days on market

Built 1964 Good condition $80/sqft · 34% below area Est $89k · 34% under $1159/mo HOA · 76% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +3.6/10.0
• Rent growth +3.4/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0

Listing remarks MLS

Elegant Mid-Century Modern One-Bedroom in Historic Lafayette ParkWelcome to this beautifully updated one-bedroom residence at 1300 E Lafayette, offering serene views overlooking the lush green spaces of Lafayette Park. Thoughtfully renovated with sophisticated finishes throughout, this home delivers a refined, low-maintenance lifestyle just minutes from the heart of Downtown Detroit. Set within a classic Mid-Century Modern cooperative, this iconic Lafayette Park community is internationally recognized for its architectural significance and park-like setting. Residents enjoy an exceptional suite of amenities, including a 24-hour concierge, fitness center, yoga studio, two swimming pools, tennis courts, covered parking, indoor bicycle storage, and a private storage unit. HOA fee includes property taxes, building maintenance, heating/cooling, insurance, water/sewer/garbage, and repairs to major systems inside the unit. Perfectly positioned within walking distance to Downtown Detroit, the Detroit Riverwalk, grocery stores, cafes, and some of the city's most popular restaurants, this residence offers the ideal blend of urban convenience and tranquil green space living. An exceptional opportunity to own a stylish home in one of Detroit's most sought-after communities.

Key facts

• Mid-century modern
• Fitness center
• Yoga studio

Tags

• MID-CENTURY MODERN
• HISTORIC LAFAYETTE PARK
• THOUGHTFULLY RENOVATED
• 24-HOUR CONCIERGE
• FITNESS CENTER
• YOGA STUDIO

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $59k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $6k (89.2% below list).
• Meets the 1% rule at list price ($2k rent vs $59k).
• Recommended offer: $6k (89.2% below list) — sets the bar for cash-flow.
• Cap rate -1.1% vs local median 9.8% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Chrysler Elementary School (math 75% / reading 75%, grade A, #34 of 1,397 statewide, top 3%, 136 students, 78% FRL); Martin Luther King Jr Senior High School (math 10% / reading 30%, grade F, #596 of 713 statewide, top 86%, 821 students, 73% FRL).
• Zoned-school proficiency averages 48% at this address vs 17% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Detroit Public Schools Community District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.5%/yr); 276 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 38% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $408 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.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $25k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 76% of rent.

Recommended offer $6,363 (89.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 307 days. Have you received any prior offers? Is the seller open to a 89% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.58% ✓
• Cap rate: -1.11%
• Cash-on-cash: -26.42%
• DSCR: -0.18
• GRM: 3.2

CMA / ARV

• ARV (median comp): $88,906
• List price: $59,000
• Delta: -33.64%
• 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
1300 E Lafayette #1008	0.00mi	1/1.0	782 (+6%)	2mo	$68,500	$88	89
1 Park Ave #1601	0.82mi	1/1.0	711 (-4%)	2mo	$433,150	$609	57
1 Park Ave #1201	0.82mi	1/1.0	711 (-4%)	2mo	$500,000	$703	57
1 Park Ave #1405	0.82mi	1/1.0	698 (-6%)	2mo	$384,850	$551	54
1 Park Ave #1307	0.82mi	1/1.0	843 (+14%)	1mo	$580,650	$689	40
1 Park Ave #1504	0.82mi	1/1.0	638 (-14%)	2mo	$310,550	$487	40
112 Watson St #24	1.17mi	1/1.0	900 (+22%)	0mo	$235,000	$261	40
1 Park Ave #1614	0.82mi	1/1.0	558 (-24%)	1mo	$280,775	$503	39
1 Park Ave #1214	0.82mi	1/1.0	558 (-24%)	2mo	$270,275	$484	38
1 Park Ave #1215	0.82mi	1/1.0	607 (-18%)	2mo	$301,455	$497	38
1 Park Ave #1404	0.82mi	1/1.0	631 (-15%)	3mo	$308,050	$488	38
1 Park Ave #1702	0.82mi	1/1.0	584 (-21%)	4mo	$282,775	$484	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.79% appreciation · 3.53% rent growth · sell at horizon

5-year hold

• IRR: -62.4%
• Equity multiple: -0.86×
• Total profit: $-30,660
• Equity at exit: $9,347

10-year hold

• IRR: -84.8%
• Equity multiple: -2.01×
• Total profit: $-49,716
• Equity at exit: $6,051

Cash invested: $16,520 (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 48207

• Home prices YoY: -2.0%
• Rents YoY: 3.5%
• Active inventory: 276
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,523 high
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$1,159
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-364

Break-even live

Break-even rent $1,983

Max offer price $6,363

Occupancy floor —

Sensitivity live

Price	-10% $-323	-5% $-343	+0% $-364	+5% $-384	+10% $-405
Rent	-10% $-484	-5% $-424	+0% $-364	+5% $-304	+10% $-243
Rate	-1.0pp $-334	-0.5pp $-349	base $-364	+0.5pp $-379	+1.0pp $-395

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: $14,750
• Closing costs: $1,770
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1405 Rivard St Detroit, MI	2.0	1.0–2.0	665	$1,672	$2.52	7d	1	0.17mi
1544 1566 E LAFAYETTE St Detroit, MI	2.0	1.0–2.0	892	$2,002	$2.24	1d	25	0.19mi
1531 Larned St Detroit, MI	1.0	1.0–1.5	840	$1,480	$1.76	10d	1	0.23mi
1001 E Jefferson Ave Detroit, MI	1.0	1.0	567	$1,705	$3.00	0d	4	0.24mi
1001 E Jefferson Ave Detroit, MI	2.0	1.0	615	$1,580	$2.57	184d	20	0.24mi
1 Lafayette Plaisance St Detroit, MI	1.0	1.0	657	$1,284	$1.95	0d	8	0.25mi
1535 Cherboneau Pl Detroit, MI	1.0	1.0	617	$1,100	$1.78	10d	1	0.30mi
1545 Cherboneau Pl #41 Detroit, MI	1.0	1.0	720	$1,300	$1.81	184d	1	0.32mi
1565 Cherboneau Pl #60 Detroit, MI	1.0	1.0	700	$1,100	$1.57	5d	1	0.35mi
1575 Cherboneau Pl #61 Detroit, MI	1.0	1.0	720	$1,300	$1.81	10d	1	0.35mi
1600 Antietam Ave Detroit, MI	1.0	1.0	530	$1,275	$2.41	10d	5	0.41mi
229 Orleans St Detroit, MI	1.0–2.0	1.0–2.5	1087	$1,495	$1.37	1d	9	0.43mi
2016 E Jefferson Detroit, MI	1.0–2.0	1.0	650	$975	$1.50	22d	2	0.46mi
310 Gratiot Ave Detroit, MI	2.0	1.0–2.0	753	$2,790	$3.71	161d	13	0.53mi
111 Cadillac Sq Detroit, MI	1.0	1.0	562	$935	$1.66	10d	1	0.59mi
1401 Chene St Detroit, MI	1.0	1.0	536	$915	$1.71	10d	1	0.63mi
1538 Centre St Detroit, MI	1.0–2.0	1.0–1.5	600	$1,200	$2.00	10d	6	0.64mi
750 Chene St Detroit, MI	1.0	1.0	550	$1,200	$2.18	6d	19	0.65mi
10 Witherell St Detroit, MI	3.0	1.0–2.5	1263	$2,427	$1.92	50d	8	0.75mi
10 Grand River Ave Detroit, MI	1.0	1.0	865	$1,875	$2.17	51d	4	0.76mi
10 Witherell St Detroit, MI	3.0	1.0–2.5	1401	$4,165	$2.97	5d	7	0.76mi
10 Witherell St Detroit, MI	3.0	1.0–2.5	1308	$4,165	$3.18	7d	7	0.76mi
10 Witherell St Detroit, MI	1.0–3.0	1.0–2.5	1401	$1,810	$1.29	1d	6	0.76mi
10 Witherell St Detroit, MI	1.0–2.0	1.0–2.5	610	$3,270	$5.36	28d	2	0.76mi
1214 Griswold St Detroit, MI	1.0	1.0	757	$1,938	$2.56	87d	27	0.76mi
1214 Griswold St Detroit, MI	1.0	1.0	757	$1,938	$2.56	10d	27	0.76mi
1212 Griswold St Unit 0905 Detroit, MI	—	1.0	594	$1,400	$2.36	116d	1	0.76mi
1212 Griswold St Unit 605 Detroit, MI	—	1.0	594	$1,400	$2.36	10d	1	0.76mi
1212 Griswold St Unit 1104 Detroit, MI	—	1.0	595	$1,360	$2.29	51d	1	0.76mi
1212 Griswold St Unit 0607 Detroit, MI	1.0	1.0	640	$1,510	$2.36	123d	1	0.76mi
1212 Griswold St Detroit, MI	—	1.0	594	$2,490	$4.19	10d	1	0.76mi
35 W Grand River Ave Detroit, MI	1.0	1.0	639	$1,730	$2.71	10d	2	0.77mi
2716 Macomb St Detroit, MI	1.0	1.0	545	$1,100	$2.02	10d	1	0.79mi
1145 Griswold St Unit 0801 Detroit, MI	—	1.0	498	$1,450	$2.91	143d	1	0.80mi
1145 Griswold St Unit 1103 Detroit, MI	—	1.0	606	$1,585	$2.62	124d	1	0.80mi
1145 Griswold St Detroit, MI	1.0	1.0	672	$1,795	$2.67	184d	1	0.80mi
1145 Griswold St Unit 0501 Detroit, MI	—	1.0	498	$1,450	$2.91	88d	1	0.80mi
1145 Griswold St Detroit, MI	1.0	1.0	555	$1,369	$2.47	165d	1	0.80mi
1145 Griswold St Unit 0301 Detroit, MI	—	1.0	498	$1,450	$2.91	184d	1	0.80mi
1117 Griswold St Detroit, MI	1.0–2.0	1.0–2.0	1000	$1,895	$1.90	0d	5	0.80mi

HOA detail $1,159/mo · $13,908/yr condo

• Likely covers: watersewertrashpoolgymdoorman
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $59,000 Active 307 DOM
2. 2026-11-07
   days on market $59,000 Active 306 DOM
3. 2026-11-06
   days on market $59,000 Active 305 DOM
4. 2026-11-05
   days on market $59,000 Active 304 DOM
5. 2026-11-04
   days on market $59,000 Active 303 DOM
6. 2026-11-02
   days on market $59,000 Active 301 DOM
7. 2026-11-01
   days on market $59,000 Active 300 DOM
8. 2026-10-31
   days on market $59,000 Active 299 DOM
9. 2026-10-30
   days on market $59,000 Active 298 DOM
10. 2026-10-29
    days on market $59,000 Active 297 DOM
11. 2026-10-28
    days on market $59,000 Active 296 DOM
12. 2026-10-27
    days on market $59,000 Active 295 DOM
13. 2026-10-26
    days on market $59,000 Active 294 DOM
14. 2026-10-25
    days on market $59,000 Active 293 DOM
15. 2026-10-24
    days on market $59,000 Active 292 DOM
16. 2026-10-23
    days on market $59,000 Active 291 DOM
17. 2026-10-22
    days on market $59,000 Active 290 DOM
18. 2026-10-21
    days on market $59,000 Active 289 DOM
19. 2026-10-20
    days on market $59,000 Active 288 DOM
20. 2026-10-19
    days on market $59,000 Active 287 DOM
21. 2026-10-18
    days on market $59,000 Active 286 DOM
22. 2026-10-17
    days on market $59,000 Active 285 DOM
23. 2026-10-16
    days on market $59,000 Active 284 DOM
24. 2026-10-15
    days on market $59,000 Active 283 DOM
25. 2026-10-14
    days on market $59,000 Active 282 DOM
26. 2026-10-13
    days on market $59,000 Active 281 DOM
27. 2026-10-12
    days on market $59,000 Active 280 DOM
28. 2026-10-11
    days on market $59,000 Active 279 DOM
29. 2026-10-10
    days on market $59,000 Active 278 DOM
30. 2026-10-09
    days on market $59,000 Active 277 DOM
31. 2026-10-08
    days on market $59,000 Active 276 DOM
32. 2026-10-07
    days on market $59,000 Active 275 DOM
33. 2026-10-06
    days on market $59,000 Active 274 DOM
34. 2026-10-05
    days on market $59,000 Active 273 DOM
35. 2026-10-04
    days on market $59,000 Active 272 DOM
36. 2026-10-04
    days on market $59,000 Active 271 DOM
37. 2026-10-02
    days on market $59,000 Active 270 DOM
38. 2026-10-01
    days on market $59,000 Active 269 DOM
39. 2026-09-30
    days on market $59,000 Active 268 DOM
40. 2026-09-29
    days on market $59,000 Active 267 DOM
41. 2026-09-28
    days on market $59,000 Active 266 DOM
42. 2026-09-27
    days on market $59,000 Active 265 DOM
43. 2026-09-25
    days on market $59,000 Active 263 DOM
44. 2026-09-24
    days on market $59,000 Active 262 DOM
45. 2026-09-23
    days on market $59,000 Active 261 DOM
46. 2026-09-22
    days on market $59,000 Active 260 DOM
47. 2026-09-21
    days on market $59,000 Active 259 DOM
48. 2026-09-20
    days on market $59,000 Active 258 DOM
49. 2026-09-19
    days on market $59,000 Active 257 DOM
50. 2026-09-18
    days on market $59,000 Active 256 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,273
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − HOA: −$13,908
• − Depreciation: −$1,716
• Taxable loss: −$4,760
• Est. tax savings @ 24.0%: +$1,142
• After-tax cash flow: $-3,223/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $3,695–$11,085 screening

This well-maintained, updated one-bedroom condo in Lafayette Park offers a serene environment and is ready for immediate occupancy.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value ↑
• Both trim landscaping — improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 48/100

Zoned Schools

Elementary Chrysler Elementary School A MI #34/1,397 Nat'l #2,065/41,679 High Martin Luther King Jr Senior High School F MI #596/713 Nat'l #14,027/17,239

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

B Composite livability gradescore 73/100

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 · 1,675,273 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 20,848
• Household income: $47,831
• Rent vs Own: 74.2% rent · 25.8% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (74%)
• Race & ethnicity: Black 74% White 18% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Arabic 1%

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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: ▼ -2.79%
• Current HPI: 136.6328
• Rent YoY: ▲ 3.53%
• Metro: Detroit-Warren-Dearborn, MI
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

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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

+460.0% since first listed

19 events — show timeline

• 2026-01-05 Listed $84,000 REALCOMP
• 2026-01-05 Listed $84,000 SW Michigan MLS
• 2026-01-05 Listed $84,000 MiRealSource-MiMLS
• 2023-06-30 Sold (MLS) $99,000 MiRealSource-MiMLS
• 2023-06-30 Sold (MLS) $99,000 REALCOMP
• 2023-04-06 Pending — MiRealSource-MiMLS
• 2023-04-06 Pending — REALCOMP
• 2023-03-08 Price Changed $99,000 MiRealSource-MiMLS
• 2023-03-08 Price Changed $99,000 REALCOMP
• 2022-10-22 Listed $125,000 MiRealSource-MiMLS
• 2022-10-22 Listed $125,000 REALCOMP
• 2022-10-21 Coming Soon $125,000 MiRealSource-MiMLS
• 2022-10-21 Coming Soon $125,000 REALCOMP
• 2006-11-24 Listing Removed — REALCOMP
• 2006-07-11 Listed $15,000 REALCOMP
• 2006-06-30 Listing Removed — REALCOMP
• 2004-11-05 Listed $12,000 REALCOMP
• 2004-10-31 Listing Removed — REALCOMP
• 2003-08-22 Listed $15,000 REALCOMP