13997 Cloverlawn St · Detroit, MI 48238

$129,900

4 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 1 Days on market

Built 1925 3,485 sqft lot $100/sqft · 93% above area ↓ 13% since listing

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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

Welcome to your dream home! This fully remodeled 4-bedroom, 2-full bath residence offers modern finishes, quality craftsmanship, and worry-free living. Major upgrades include a new roof, energy-efficient windows, updated electrical, and all-new plumbing. The open layout is perfect for entertaining, while the spacious bedrooms provide comfort and flexibility. Ideal for homeowners or investors seeking a truly turnkey property. Schedule your private showing today!

Key facts

• 3,485 sq ft lot
• Built 1925

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot approximately 0.08 acres (33 x 111)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 6 total rooms; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1,386/mo this rent would consume 50% 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 $898 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1925 — 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: 1.07% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (median comp): $67,349
• List price: $129,900
• Delta: 107.72%
• 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
13903 Cloverlawn Ave	0.09mi	3/1.5 (-1)	1,265 (-2%)	5mo	$140,000	$111	81
13586 Indiana St	0.30mi	3/1.0 (-1)	1,298 (+0%)	2mo	$30,000	$23	80
13581 Cloverlawn St	0.18mi	4/2.0	1,240 (-4%)	4mo	$143,000	$115	77
14203 Cherrylawn St	0.17mi	3/2.0 (-1)	1,250 (-4%)	5mo	$58,000	$46	73
13955 Ohio St	0.17mi	3/1.0 (-1)	1,448 (+12%)	5mo	$37,000	$26	64
13546 Ilene St	0.50mi	3/1.0 (-1)	1,440 (+11%)	6mo	$32,000	$22	48
14628 Ohio St	0.51mi	4/1.5	1,129 (-13%)	9mo	$50,000	$44	45
13587 Monica St	0.49mi	3/1.0 (-1)	1,484 (+14%)	5mo	$130,000	$88	44
12629 Washburn St	0.74mi	3/1.0 (-1)	1,392 (+7%)	7mo	$75,000	$54	42
12351 Cherrylawn St	0.71mi	3/1.0 (-1)	1,418 (+9%)	8mo	$109,500	$77	40
14629 Monica St	0.66mi	3/1.0 (-1)	1,128 (-13%)	4mo	$19,000	$17	39
12303 Cloverlawn St	0.75mi	3/1.5 (-1)	1,454 (+12%)	4mo	$58,500	$40	34

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $3,637
• Equity at exit: $19,369

10-year hold

• IRR: 14.7%
• Equity multiple: 2.34×
• Total profit: $48,766
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$681
• Tax from tax record: −$42 /mo · $509/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $318

Break-even live

Break-even rent $984

Max offer price $129,900

Occupancy floor 72%

Sensitivity live

Price	-10% $391	-5% $354	+0% $318	+5% $281	+10% $244
Rent	-10% $208	-5% $263	+0% $318	+5% $372	+10% $427
Rate	-1.0pp $383	-0.5pp $351	base $318	+0.5pp $284	+1.0pp $250

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	0.05mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	0.05mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	0.12mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.23mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	0.32mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.33mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.40mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.42mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.52mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	0.66mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	0.73mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.74mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	0.77mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	0.86mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	0.92mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	0.92mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	0.93mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	1.02mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	1.06mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.07mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	1.08mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	1.08mi
3040 Kendall St Detroit, MI	5.0	1.0	1188	$1,386	$1.17	13d	1	1.18mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	1.21mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	4d	1	1.23mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	1.27mi
11704 Broadstreet Ave Detroit, MI	3.0	1.0	1200	$1,050	$0.88	44d	1	1.35mi
15345 Parkside St Detroit, MI	3.0	1.0	1152	$1,300	$1.13	44d	1	1.40mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.46mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	1.47mi

Listing history 9 events

1. 2026-06-18
   statuslisting id $129,900 Active 1 DOM

   Show marketing remark (465 chars)

   Welcome to your dream home! This fully remodeled 4-bedroom, 2-full bath residence offers modern finishes, quality craftsmanship, and worry-free living. Major upgrades include a new roof, energy-efficient windows, updated electrical, and all-new plumbing. The open layout is perfect for entertaining, while the spacious bedrooms provide comfort and flexibility. Ideal for homeowners or investors seeking a truly turnkey property. Schedule your private showing today!

2. 2026-06-17
   pricestatusdays on marketlisting id $129,900 Coming Soon 1 DOM

   Show marketing remark (465 chars)

   Welcome to your dream home! This fully remodeled 4-bedroom, 2-full bath residence offers modern finishes, quality craftsmanship, and worry-free living. Major upgrades include a new roof, energy-efficient windows, updated electrical, and all-new plumbing. The open layout is perfect for entertaining, while the spacious bedrooms provide comfort and flexibility. Ideal for homeowners or investors seeking a truly turnkey property. Schedule your private showing today!

3. 2026-06-03
   days on market $139,900 Active 120 DOM
4. 2026-06-01
   days on market $139,900 Active 118 DOM
5. 2026-05-31
   days on market $139,900 Active 117 DOM
6. 2026-04-03
   price $139,900 465-char remark
7. 2026-04-03
   price $139,900 465-char remark
8. 2026-02-03
   listed $149,900 Active 465-char remark
9. 2026-02-03
   listed $149,900 Active 465-char remark

ⓘ 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: $509 · $42/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: +$746/yr (+$62/mo · 146.5%)

ⓘ 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 ≥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: $16,637
• − Mortgage interest: −$7,276
• − Property taxes: −$509
• − Insurance: −$650
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$3,779
• Taxable income: $1,761
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $3,387/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

-13.3% since first listed

9 events — show timeline

• 2026-06-18 Listed $129,900 MiRealSource-MiMLS
• 2026-06-18 Listed $129,900 REALCOMP
• 2026-06-17 Coming Soon $129,900 MiRealSource-MiMLS
• 2026-06-04 Listing Removed — REALCOMP
• 2026-06-04 Listing Removed — MiRealSource-MiMLS
• 2026-04-03 Price Changed $139,900 MiRealSource-MiMLS
• 2026-04-03 Price Changed $139,900 REALCOMP
• 2026-02-03 Listed $149,900 REALCOMP
• 2026-02-03 Listed $149,900 MiRealSource-MiMLS

Property tax history

+5.4%/yr

Latest (2025): $509 · +112.1% YoY. Source: county tax records.