13957 San Jose Ave · Redford, MI 48239

$139,900

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 42 Days on market

Built 1940 6,970 sqft lot $172/sqft · 17% below area Est $168k · 17% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable, affordable bungalow. 1 bedroom down and finished upper level could possibly be 2 bedrooms. Large yard, 1 car extra long garage, central air. Newer roof and HWH. Updated bath. Appliances stay! Move in ready. South Redford schools.

Key facts

• Outdoor space
• Oversized lot
• Detached garage

Tags

• OVERSIZED LOT
• DETACHED GARAGE
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry; Aluminum siding
• Construction: Asphalt roof
• Exterior features: Awning(s); Front porch; Back yard with fencing; Paved road access

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Crawl space basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• South Redford School District (suburban): math 11% / reading 29% proficiency, ranked #455 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.2%/yr); 188 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 42 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $140k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1940 — 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. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 7.5

CMA / ARV

• ARV (median comp): $168,441
• List price: $139,900
• Delta: -16.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14078 Mercedes	0.12mi	2/1.0	750 (-8%)	13mo	$147,000	$196	71
14396 Inkster Rd	0.38mi	2/1.0	846 (+4%)	7mo	$139,000	$164	69
14173 San Jose Ave	0.22mi	2/1.0	701 (-14%)	4mo	$167,500	$239	64
14028 Mercedes	0.07mi	3/1.0 (+1)	912 (+12%)	22mo	$165,500	$181	53
14851 Cavell St	0.73mi	3/1.0 (+1)	892 (+10%)	14mo	$190,000	$213	32
13544 Centralia	0.75mi	3/1.0 (+1)	900 (+11%)	18mo	$177,000	$197	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 · 3.25% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-8,766
• Equity at exit: $20,860

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $11,531
• Equity at exit: $12,096

Cash invested: $39,172 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,554 high
• Mortgage (P&I): −$734
• Tax from tax record: −$224 /mo · $2,692/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $211

Break-even live

Break-even rent $1,286

Max offer price $139,900

Occupancy floor 81%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13231 Hemingway Redford, MI	3.0	1.5	1074	$1,700	$1.58	16d	1	0.34mi
12097 Cavell St Livonia, MI	3.0	1.0	985	$1,200	$1.22	1d	1	0.92mi
12107 Centralia Redford, MI	3.0	1.0	912	$1,800	$1.97	43d	1	1.07mi
15195 Aubrey Redford, MI	3.0	1.0	769	$1,395	$1.81	16d	1	1.34mi
28940 Lancaster St Livonia, MI	1.0–2.0	1.0	800	$1,365	$1.71	24d	5	1.43mi

Listing history 25 events

1. 2026-06-09
   days on market $139,900 Active 42 DOM
2. 2026-06-08
   days on market $139,900 Active 41 DOM
3. 2026-06-07
   days on market $139,900 Active 40 DOM
4. 2026-06-04
   days on market $139,900 Active 37 DOM
5. 2026-06-03
   days on market $139,900 Active 36 DOM
6. 2026-06-02
   days on marketlisting id $139,900 Active 35 DOM
7. 2026-06-02
   listing id $139,900 Active 34 DOM
8. 2026-06-01
   days on market $139,900 Active 34 DOM
9. 2026-05-31
   days on market $139,900 Active 33 DOM
10. 2026-05-14
    price $139,900 660-char remark
11. 2026-05-13
    price $139,900 660-char remark
12. 2026-04-28
    listed $149,900 Active 660-char remark
13. 2026-04-28
    listed $149,900 Active 660-char remark
14. 2013-08-09
    soldstatus $35,000

    Show marketing remark (240 chars)

    Adorable, affordable bungalow. 1 bedroom down and finished upper level could possibly be 2 bedrooms. Large yard, 1 car extra long garage, central air. Newer roof and HWH. Updated bath. Appliances stay! Move in ready. South Redford schools.

15. 2013-08-09
    soldstatus $35,000

    Show marketing remark (240 chars)

    Adorable, affordable bungalow. 1 bedroom down and finished upper level could possibly be 2 bedrooms. Large yard, 1 car extra long garage, central air. Newer roof and HWH. Updated bath. Appliances stay! Move in ready. South Redford schools.

16. 2013-07-21
    historical

    Show marketing remark (240 chars)

    Adorable, affordable bungalow. 1 bedroom down and finished upper level could possibly be 2 bedrooms. Large yard, 1 car extra long garage, central air. Newer roof and HWH. Updated bath. Appliances stay! Move in ready. South Redford schools.

17. 2013-07-21
    historical

    Show marketing remark (240 chars)

    Adorable, affordable bungalow. 1 bedroom down and finished upper level could possibly be 2 bedrooms. Large yard, 1 car extra long garage, central air. Newer roof and HWH. Updated bath. Appliances stay! Move in ready. South Redford schools.

18. 2013-07-16
    listed $39,000

    Show marketing remark (240 chars)

    Adorable, affordable bungalow. 1 bedroom down and finished upper level could possibly be 2 bedrooms. Large yard, 1 car extra long garage, central air. Newer roof and HWH. Updated bath. Appliances stay! Move in ready. South Redford schools.

19. 2013-07-16
    listed $39,000

    Show marketing remark (240 chars)

    Adorable, affordable bungalow. 1 bedroom down and finished upper level could possibly be 2 bedrooms. Large yard, 1 car extra long garage, central air. Newer roof and HWH. Updated bath. Appliances stay! Move in ready. South Redford schools.

20. 2010-06-04
    soldstatus $28,000
21. 2010-03-31
    listed $32,500
22. 2010-03-01
    soldstatus $15,511
23. 2010-01-29
    listed $14,000
24. 2003-11-21
    soldstatus $107,000
25. 1999-10-01
    soldstatus $66,500

ⓘ 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: $2,692 · $224/mo
• Projected year-2 tax: $2,692 · $224/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,647
• − Mortgage interest: −$7,837
• − Property taxes: −$2,692
• − Insurance: −$700
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$4,070
• Taxable income: $365
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $2,448/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: South Redford School District
• NCES district ID: 2632280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $52,775
• Composite: 18.1/100
• National rank: #8972
• State rank: #455 of 540 in MI

Livability — Redford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Wayne County · 1,562,939 people
• City population: 36,976
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+110.4% since first listed

20 events — show timeline

• 2026-06-11 Listing Removed — REALCOMP
• 2026-06-11 Listing Removed — MiRealSource-MiMLS
• 2026-06-02 Relisted — REALCOMP
• 2026-06-01 Listing Removed — REALCOMP
• 2026-05-14 Price Changed $139,900 MiRealSource-MiMLS
• 2026-05-13 Price Changed $139,900 REALCOMP
• 2026-04-28 Listed $149,900 REALCOMP
• 2026-04-28 Listed $149,900 MiRealSource-MiMLS
• 2013-08-09 Sold (MLS) $35,000 MiRealSource-MiMLS
• 2013-08-09 Sold (MLS) $35,000 REALCOMP
• 2013-07-21 Listing Removed — MiRealSource-MiMLS
• 2013-07-21 Listing Removed — REALCOMP
• 2013-07-16 Listed $39,000 MiRealSource-MiMLS
• 2013-07-16 Listed $39,000 REALCOMP
• 2010-06-04 Sold (MLS) $28,000 REALCOMP
• 2010-03-31 Listed $32,500 REALCOMP
• 2010-03-01 Sold (MLS) $15,511 REALCOMP
• 2010-01-29 Listed $14,000 REALCOMP
• 2003-11-21 Sold (Public Records) $107,000 Public Records
• 1999-10-01 Sold (Public Records) $66,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,692 · +8.3% YoY. Source: county tax records.