13272 Pullman St · Southgate, MI 48195

$145,000

3 bd · 1.0 ba · 708 sqft · SingleFamily public records · 52 Days on market

Built 1947 4,356 sqft lot $205/sqft · 11% above area Est $156k · 7% under

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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).

• Cash flow +15.3/30.0
• ARV discount +10.7/15.0
• 1% rule +5.1/10.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 4,356 sq ft lot
• Built 1947
• Listed 52 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $52 ($625/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.2% in Southgate — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 85/100 on livability (#29 in MI, #582 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D, crime D-.
• Southgate Community School District (suburban): math 21% / reading 36% proficiency, ranked #379 of 540 in MI (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.0%/yr); 115 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $1k 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 52 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 28y 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 $123k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1947 — 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 D-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 D 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. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 8.2

CMA / ARV

• ARV (median comp): $156,127
• List price: $145,000
• Delta: -7.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13044 Cunningham St	0.14mi	2/1.0 (-1)	708 (0%)	9mo	$155,000	$219	81
13741 Callender St	0.32mi	2/1.0 (-1)	708 (0%)	2mo	$188,700	$267	78
13261 Ward St	0.25mi	2/1.0 (-1)	729 (+3%)	1mo	$165,000	$226	77
13020 Castle St	0.19mi	2/1.0 (-1)	708 (0%)	12mo	$150,000	$212	76
12783 Jobin St	0.36mi	2/1.0 (-1)	700 (-1%)	5mo	$164,900	$236	72
13680 Agnes St	0.57mi	2/1.0 (-1)	725 (+2%)	3mo	$140,000	$193	62
12173 Pearl St	0.73mi	2/1.0 (-1)	708 (0%)	4mo	$153,000	$216	58
13632 Pearl St	0.60mi	2/1.0 (-1)	725 (+2%)	7mo	$135,000	$186	57
13084 Fordline St	0.72mi	2/1.0 (-1)	740 (+4%)	6mo	$180,000	$243	49
13199 Irene St	0.58mi	2/1.0 (-1)	772 (+9%)	8mo	$99,000	$128	46
14056 Irene St	0.74mi	2/1.0 (-1)	768 (+8%)	2mo	$120,000	$156	45
13186 Irene St	0.60mi	2/1.0 (-1)	772 (+9%)	12mo	$90,000	$117	42

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 · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-18,538
• Equity at exit: $21,620

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-5,005
• Equity at exit: $12,537

Cash invested: $40,600 (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 48195

• Rents YoY: 4.0%
• Active inventory: 115
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$760
• Tax from tax record: −$288 /mo · $3,453/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $52

Break-even live

Break-even rent $1,403

Max offer price $145,000

Occupancy floor 91%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1750 Saint Johns Blvd Unit 17 Lincoln Park, MI	2.0	1.0	750	$1,025	$1.37	24d	1	0.95mi
1760 Saint Johns Blvd Apt 14 Lincoln Park, MI	2.0	1.0	750	$995	$1.33	24d	1	0.96mi
13750 Village Green Blvd Southgate, MI	1.0–2.0	1.0	862	$1,625	$1.88	1d	9	1.26mi
13210 Village Park Dr Southgate, MI	2.0	1.0	630	$1,125	$1.78	1d	9	1.33mi
13861 Strathcona St Southgate, MI	1.0–2.0	1.0–1.5	797	$1,140	$1.43	1d	5	1.47mi

Listing history 45 events

1. 2026-05-13
   status Pending
2. 2026-05-13
   status Pending
3. 2026-04-28
   status Active
4. 2026-04-27
   historical
5. 2026-03-21
   listed $145,000 Active
6. 2026-03-21
   listed $145,000 Active
7. 2021-06-28
   soldstatus $123,000
8. 2021-06-24
   soldstatus $123,000 Sold
9. 2021-06-24
   soldstatus $123,000 Closed
10. 2021-05-09
    status Pending
11. 2021-05-09
    status Pending
12. 2021-05-04
    status Active
13. 2021-05-04
    status Active
14. 2021-04-27
    status Pending
15. 2021-04-27
    status Pending
16. 2021-04-25
    price $125,000
17. 2021-04-25
    price $125,000
18. 2021-04-16
    listed $135,000 Active
19. 2021-04-16
    listed $135,000 Active
20. 2009-02-27
    soldstatus $19,950
21. 2008-01-31
    listed $29,000
22. 2006-08-01
    historical
23. 2006-08-01
    historical
24. 2006-08-01
    soldstatus $925
25. 2006-05-01
    listed $124,900
26. 2006-05-01
    listed $124,900
27. 2006-04-28
    listed $850
28. 2005-06-28
    historical
29. 2005-06-28
    historical
30. 2005-05-02
    listed $129,900
31. 2005-05-02
    listed $129,900
32. 2005-04-19
    soldstatus $78,000
33. 2005-01-07
    listed $81,900
34. 2004-06-30
    historical
35. 2004-01-12
    listed $104,000
36. 2004-01-12
    listed $104,000
37. 2002-05-20
    historical
38. 2002-02-21
    listed $106,500
39. 2002-02-21
    listed $106,500
40. 1999-02-05
    soldstatus $89,900
41. 1998-09-25
    soldstatus $89,900
42. 1998-09-25
    soldstatus $89,900
43. 1998-08-22
    listed $89,900
44. 1998-08-22
    listed $89,900
45. 1995-10-27
    soldstatus $21,000

ⓘ 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: $3,453 · $288/mo
• Projected year-2 tax: $3,453 · $288/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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,630
• − Mortgage interest: −$8,122
• − Property taxes: −$3,453
• − Insurance: −$725
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$4,218
• Taxable loss: −$1,709
• Est. tax savings @ 24.0%: +$410
• After-tax cash flow: $1,035/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: Southgate Community School District
• NCES district ID: 2632340
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $49,234
• Composite: 24.83/100
• National rank: #7591
• State rank: #379 of 540 in MI

Livability — Southgate

• Score: 85/100
• State rank: #29
• US rank: #582

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime D- Employment B- Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southgate, MI
• County: Wayne County · 1,562,939 people
• City population: 29,366
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 29,366
• Household income: $66,118
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 727.0

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 White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Black 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 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: ▼ -187.28%
• Current HPI: 207.9776
• Rent YoY: ▲ 4.04%
• 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

+590.5% since first listed

45 events — show timeline

• 2026-05-13 Pending — MiRealSource-MiMLS
• 2026-05-13 Pending — REALCOMP
• 2026-04-28 Relisted — REALCOMP
• 2026-04-27 Listing Removed — REALCOMP
• 2026-03-21 Listed $145,000 REALCOMP
• 2026-03-21 Listed $145,000 MiRealSource-MiMLS
• 2021-06-28 Sold (Public Records) $123,000 Public Records
• 2021-06-24 Sold (MLS) $123,000 MiRealSource-MiMLS
• 2021-06-24 Sold (MLS) $123,000 REALCOMP
• 2021-05-09 Pending — MiRealSource-MiMLS
• 2021-05-09 Pending — REALCOMP
• 2021-05-04 Relisted — MiRealSource-MiMLS
• 2021-05-04 Relisted — REALCOMP
• 2021-04-27 Pending — MiRealSource-MiMLS
• 2021-04-27 Pending — REALCOMP
• 2021-04-25 Price Changed $125,000 MiRealSource-MiMLS
• 2021-04-25 Price Changed $125,000 REALCOMP
• 2021-04-16 Listed $135,000 MiRealSource-MiMLS
• 2021-04-16 Listed $135,000 REALCOMP
• 2009-02-27 Sold (MLS) $19,950 REALCOMP
• 2008-01-31 Listed $29,000 REALCOMP
• 2006-08-01 Sold (MLS) $925 REALCOMP
• 2006-08-01 Listing Removed — MiRealSource-MiMLS
• 2006-08-01 Listing Removed — REALCOMP
• 2006-05-01 Listed $124,900 MiRealSource-MiMLS
• 2006-05-01 Listed $124,900 REALCOMP
• 2006-04-28 Listed $850 REALCOMP
• 2005-06-28 Listing Removed — REALCOMP
• 2005-06-28 Listing Removed — MiRealSource-MiMLS
• 2005-05-02 Listed $129,900 REALCOMP
• 2005-05-02 Listed $129,900 MiRealSource-MiMLS
• 2005-04-19 Sold (MLS) $78,000 REALCOMP
• 2005-01-07 Listed $81,900 REALCOMP
• 2004-06-30 Listing Removed — MiRealSource-MiMLS
• 2004-01-12 Listed $104,000 REALCOMP
• 2004-01-12 Listed $104,000 MiRealSource-MiMLS
• 2002-05-20 Listing Removed — MiRealSource-MiMLS
• 2002-02-21 Listed $106,500 REALCOMP
• 2002-02-21 Listed $106,500 MiRealSource-MiMLS
• 1999-02-05 Sold (Public Records) $89,900 Public Records
• 1998-09-25 Sold (MLS) $89,900 REALCOMP
• 1998-09-25 Sold (MLS) $89,900 MiRealSource-MiMLS
• 1998-08-22 Listed $89,900 REALCOMP
• 1998-08-22 Listed $89,900 MiRealSource-MiMLS
• 1995-10-27 Sold (Public Records) $21,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $3,453 · -1.9% YoY. Source: county tax records.