13918 Roselawn St · Detroit, MI 48238

$120,000

4 bd · 1.5 ba · 1,935 sqft · Other public records · 23 Days on market

Built 1929

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Who is ready to become a multi family owner in an amazing neighborhood. This 2 unit has 2 two bedroom one bedroom units identical to each other. The plumbing, electrical, kitchens and bathrooms have been updated. There are also amazing comps in the area. The house next door sold for $140K and the home a few blocks away sold for $165K.

Key facts

• Built 1929
• Listed 23 days

Property features AI

Exterior

• Home design: Built in 1929
• Construction: Living area approximately 1,935
• Exterior features: Located in the Davison-Schoolcraft subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% 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 fast (+6.1%/yr); 346 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• At $1,427/mo this rent would consume 51% of the median local household income ($33k/yr) (locally 2172% 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 $830 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.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 24y 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 $73k; list at $120k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — 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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,232
• Equity at exit: $17,892

10-year hold

• IRR: 14.3%
• Equity multiple: 2.32×
• Total profit: $44,331
• Equity at exit: $10,375

Cash invested: $33,600 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,427 high
• Mortgage (P&I): −$629
• Tax from tax record: −$181 /mo · $2,172/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $267

Break-even live

Break-even rent $1,089

Max offer price $120,000

Occupancy floor 76%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	0.09mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	0.09mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	0.18mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.31mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.36mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.48mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	5d	1	0.51mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	0.67mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.68mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	0.76mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	0.79mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	0.85mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	44d	1	0.93mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	1.03mi
3747 Tyler St Detroit, MI	3.0	1.0	2600	$1,700	$0.65	24d	1	1.03mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	1.13mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	1.17mi
15756 Ohio St Detroit, MI	5.0	2.0	1934	$1,700	$0.88	24d	1	1.27mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	1.36mi

Listing history 50 events

1. 2026-06-18
   days on market $120,000 Active 23 DOM
2. 2026-06-17
   days on market $120,000 Active 22 DOM
3. 2026-06-15
   days on market $120,000 Active 20 DOM
4. 2026-06-13
   days on market $120,000 Active 18 DOM
5. 2026-06-13
   days on market $120,000 Active 17 DOM
6. 2026-06-09
   days on market $120,000 Active 14 DOM
7. 2026-06-08
   days on market $120,000 Active 13 DOM
8. 2026-06-07
   days on market $120,000 Active 12 DOM
9. 2026-06-04
   days on market $120,000 Active 9 DOM
10. 2026-06-03
    days on market $120,000 Active 8 DOM
11. 2026-06-01
    days on market $120,000 Active 6 DOM
12. 2026-05-31
    days on market $120,000 Active 5 DOM
13. 2026-05-26
    listed $120,000 Active
14. 2026-04-04
    historical $1,100
15. 2026-03-04
    listed $1,100
16. 2024-12-16
    soldstatus $73,000
17. 2024-11-27
    soldstatus $80,000 Closed 336-char remark

    Show marketing remark (336 chars)

    Who is ready to become a multi family owner in an amazing neighborhood. This 2 unit has 2 two bedroom one bedroom units identical to each other. The plumbing, electrical, kitchens and bathrooms have been updated. There are also amazing comps in the area. The house next door sold for $140K and the home a few blocks away sold for $165K.

18. 2024-11-27
    soldstatus $80,000 Closed 336-char remark

    Show marketing remark (336 chars)

    Who is ready to become a multi family owner in an amazing neighborhood. This 2 unit has 2 two bedroom one bedroom units identical to each other. The plumbing, electrical, kitchens and bathrooms have been updated. There are also amazing comps in the area. The house next door sold for $140K and the home a few blocks away sold for $165K.

19. 2024-11-08
    price $88,900 336-char remark

    Show marketing remark (336 chars)

    Who is ready to become a multi family owner in an amazing neighborhood. This 2 unit has 2 two bedroom one bedroom units identical to each other. The plumbing, electrical, kitchens and bathrooms have been updated. There are also amazing comps in the area. The house next door sold for $140K and the home a few blocks away sold for $165K.

20. 2024-11-07
    price $88,900 336-char remark

    Show marketing remark (336 chars)

    Who is ready to become a multi family owner in an amazing neighborhood. This 2 unit has 2 two bedroom one bedroom units identical to each other. The plumbing, electrical, kitchens and bathrooms have been updated. There are also amazing comps in the area. The house next door sold for $140K and the home a few blocks away sold for $165K.

21. 2024-10-25
    listed $99,000 Active 336-char remark

    Show marketing remark (336 chars)

    Who is ready to become a multi family owner in an amazing neighborhood. This 2 unit has 2 two bedroom one bedroom units identical to each other. The plumbing, electrical, kitchens and bathrooms have been updated. There are also amazing comps in the area. The house next door sold for $140K and the home a few blocks away sold for $165K.

22. 2024-10-25
    listed $99,000 Active 336-char remark

    Show marketing remark (336 chars)

    Who is ready to become a multi family owner in an amazing neighborhood. This 2 unit has 2 two bedroom one bedroom units identical to each other. The plumbing, electrical, kitchens and bathrooms have been updated. There are also amazing comps in the area. The house next door sold for $140K and the home a few blocks away sold for $165K.

23. 2024-10-24
    historical $99,000 336-char remark

    Show marketing remark (336 chars)

    Who is ready to become a multi family owner in an amazing neighborhood. This 2 unit has 2 two bedroom one bedroom units identical to each other. The plumbing, electrical, kitchens and bathrooms have been updated. There are also amazing comps in the area. The house next door sold for $140K and the home a few blocks away sold for $165K.

24. 2024-10-24
    historical $99,000 336-char remark

    Show marketing remark (336 chars)

    Who is ready to become a multi family owner in an amazing neighborhood. This 2 unit has 2 two bedroom one bedroom units identical to each other. The plumbing, electrical, kitchens and bathrooms have been updated. There are also amazing comps in the area. The house next door sold for $140K and the home a few blocks away sold for $165K.

25. 2021-06-25
    soldstatus $76,000
26. 2021-06-05
    status Pending
27. 2021-06-05
    status Pending
28. 2021-06-04
    soldstatus $76,000 Sold
29. 2021-06-04
    soldstatus $76,000 Closed
30. 2021-05-20
    historical Accepting Backup Offers
31. 2021-05-20
    historical Accepting Backup Offers
32. 2021-05-15
    listed $75,000 Active
33. 2021-05-15
    listed $75,000 Active
34. 2020-10-07
    soldstatus $33,000 Sold
35. 2020-10-07
    soldstatus $33,000 Closed
36. 2020-10-02
    status Pending
37. 2020-10-02
    status Pending
38. 2020-09-30
    historical Accepting Backup Offers
39. 2020-09-30
    historical Accepting Backup Offers
40. 2020-09-18
    status Active
41. 2020-09-18
    status Active
42. 2020-08-30
    status Pending
43. 2020-08-30
    status Pending
44. 2020-08-26
    status Active
45. 2020-08-26
    status Active
46. 2020-05-01
    historical
47. 2020-04-23
    historical Accepting Backup Offers
48. 2020-04-23
    historical Accepting Backup Offers
49. 2020-03-13
    price $35,000
50. 2020-03-13
    price $35,000

ⓘ 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: $2,172 · $181/mo
• Projected year-2 tax: $2,172 · $181/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 ≥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: $17,120
• − Mortgage interest: −$6,722
• − Property taxes: −$2,172
• − Insurance: −$600
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,491
• Taxable income: $1,395
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $2,866/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+42.0% since first listed

54 events — show timeline

• 2026-05-26 Listed $120,000 FSBO.com
• 2026-04-04 Rental Removed $1,100 Avail
• 2026-03-04 Listed for Rent $1,100 Avail
• 2024-12-16 Sold (Public Records) $73,000 Public Records
• 2024-11-27 Sold (MLS) $80,000 MiRealSource-MiMLS
• 2024-11-27 Sold (MLS) $80,000 REALCOMP
• 2024-11-08 Price Changed $88,900 MiRealSource-MiMLS
• 2024-11-07 Price Changed $88,900 REALCOMP
• 2024-10-25 Listed $99,000 MiRealSource-MiMLS
• 2024-10-25 Listed $99,000 REALCOMP
• 2024-10-24 Coming Soon $99,000 REALCOMP
• 2024-10-24 Coming Soon $99,000 MiRealSource-MiMLS
• 2021-06-25 Sold (Public Records) $76,000 Public Records
• 2021-06-05 Pending — MiRealSource-MiMLS
• 2021-06-05 Pending — REALCOMP
• 2021-06-04 Sold (MLS) $76,000 MiRealSource-MiMLS
• 2021-06-04 Sold (MLS) $76,000 REALCOMP
• 2021-05-20 Contingent — MiRealSource-MiMLS
• 2021-05-20 Contingent — REALCOMP
• 2021-05-15 Listed $75,000 MiRealSource-MiMLS
• 2021-05-15 Listed $75,000 REALCOMP
• 2020-10-07 Sold (MLS) $33,000 MiRealSource-MiMLS
• 2020-10-07 Sold (MLS) $33,000 REALCOMP
• 2020-10-02 Pending — MiRealSource-MiMLS
• 2020-10-02 Pending — REALCOMP
• 2020-09-30 Contingent — MiRealSource-MiMLS
• 2020-09-30 Contingent — REALCOMP
• 2020-09-18 Relisted — MiRealSource-MiMLS
• 2020-09-18 Relisted — REALCOMP
• 2020-08-30 Pending — MiRealSource-MiMLS
• 2020-08-30 Pending — REALCOMP
• 2020-08-26 Relisted — MiRealSource-MiMLS
• 2020-08-26 Relisted — REALCOMP
• 2020-05-01 Listing Removed — MiRealSource-MiMLS
• 2020-04-23 Contingent — MiRealSource-MiMLS
• 2020-04-23 Contingent — REALCOMP
• 2020-03-13 Price Changed $35,000 MiRealSource-MiMLS
• 2020-03-13 Price Changed $35,000 REALCOMP
• 2020-03-13 Relisted — MiRealSource-MiMLS
• 2020-03-12 Relisted — REALCOMP
• 2020-03-04 Pending — MiRealSource-MiMLS
• 2020-03-04 Pending — REALCOMP
• 2020-02-02 Price Changed $38,000 MiRealSource-MiMLS
• 2020-02-02 Price Changed $38,000 REALCOMP
• 2019-12-24 Relisted — MiRealSource-MiMLS
• 2019-12-24 Relisted — REALCOMP
• 2019-12-17 Pending — MiRealSource-MiMLS
• 2019-12-17 Pending — REALCOMP
• 2019-12-06 Listed $41,000 MiRealSource-MiMLS
• 2019-12-06 Listed $41,000 REALCOMP
• 2005-07-07 Sold (Public Records) $89,500 Public Records
• 2003-01-13 Sold (Public Records) $81,500 Public Records
• 2002-11-05 Sold (MLS) $81,500 REALCOMP
• 2002-09-23 Listed $84,500 REALCOMP

Property tax history

+11.2%/yr

Latest (2025): $2,172 · +35.5% YoY. Source: county tax records.