13300 La Salle Blvd · Detroit, MI 48238

$179,900

6 bd · 2.5 ba · 2,568 sqft · MultiFamily public records · 17 Days on market

Built 1929 4,356 sqft lot Est $157k · 15% over

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

A true turnkey duplex offering immediate cash flow and strong rental history. Perfect for investors looking to expand their portfolios or buyers looking to house-hack and build long-term wealth. Each unit features 3 bedrooms and 1 bathroom. The lower unit has been occupied by a long-term Section 8 tenant since August 2023 with an excellent payment history. Current contract rent is $1,420 per month, with the tenant paying $358 and Section 8 covering the balance. The tenant also pays gas and electricity and has never missed a payment, consistently paying 24 to 48 hours early. The upper unit is fully renovated, vacant, and move-in ready. It was previously rented for $1,470 per month before becoming vacant in March 2026. Investors can generate approximately $2,890 per month ($34,680 annually) in gross rental income, while owner-occupants can live in the upper unit and offset their housing costs with the lower unit's rental income.

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 1929

Property features AI

Finance

• Other: Pets not allowed; Zoned multi-family/residential; Lot roughly 0.1 acre (38 x 110); Directions: South of Davison, West of Woodward

Exterior

• Parking: 2 total parking spaces; On-street parking; Shared driveway
• Utilities: Sewer available; Water available
• Home design: Residential income property (multi-family)
• Construction: Brick construction; Block foundation; Asphalt roof; Built area above grade: 2,568
• Exterior features: Balcony; Private entrance; Back yard fencing; Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive. Per door: $304/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $177k (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); 350 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2,560/mo this rent would consume 92% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 4y 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 $152k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.42% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.48%
• DSCR: 1.64
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $156,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2279-2281 W Grand St	0.17mi	6/2.5	2,650 (+3%)	5mo	$180,000	$68	82
2936 W Grand St	0.42mi	6/2.0	2,600 (+1%)	4mo	$30,000	$12	73
3741 Tyler St	0.74mi	6/2.5	2,600 (+1%)	2mo	$15,000	$6	62
3740 Tyler St	0.74mi	6/2.0	2,600 (+1%)	2mo	$159,500	$61	60
3005 Pasadena St	0.49mi	6/2.5	2,800 (+9%)	5mo	$86,000	$31	58
2716 Elmhurst St	0.67mi	6/2.0	2,750 (+7%)	1mo	$225,000	$82	54
3729 W Grand St	0.74mi	6/2.0	2,704 (+5%)	3mo	$120,000	$44	52
2950 Kendall St	0.57mi	6/2.0	2,250 (-12%)	1mo	$144,000	$64	50
3316 Sturtevant St	0.70mi	6/2.0	2,750 (+7%)	5mo	$215,000	$78	50
3734 W Buena Vista St	0.74mi	6/2.0	2,320 (-10%)	2mo	$168,000	$72	46
3230 Fullerton St	0.60mi	6/2.0	2,950 (+15%)	3mo	$65,000	$22	42
2952 Elmhurst St	0.72mi	6/2.5	2,950 (+15%)	2mo	$65,000	$22	40

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: 8.8%
• Equity multiple: 1.36×
• Total profit: $18,054
• Equity at exit: $26,824

10-year hold

• IRR: 20.7%
• Equity multiple: 3.04×
• Total profit: $102,677
• Equity at exit: $15,554

Cash invested: $50,372 (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: 350
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,560 high
• Mortgage (P&I): −$943
• Tax from tax record: −$396 /mo · $4,753/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $608

Break-even live

Break-even rent $1,790

Max offer price $179,900

Occupancy floor 71%

Sensitivity live

Price	-10% $710	-5% $659	+0% $608	+5% $557	+10% $506
Rent	-10% $406	-5% $507	+0% $608	+5% $709	+10% $810
Rate	-1.0pp $699	-0.5pp $654	base $608	+0.5pp $561	+1.0pp $514

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,560
Total (2 units)			$2,560

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	23d	1	1.18mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	6d	1	1.30mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	16d	1	1.38mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	3d	1	1.38mi

Listing history 11 events

1. 2026-06-21
   days on market $179,900 Active 17 DOM
2. 2026-06-18
   days on market $179,900 Active 14 DOM
3. 2026-06-17
   days on market $179,900 Active 13 DOM
4. 2026-06-16
   days on market $179,900 Active 12 DOM
5. 2026-06-15
   days on market $179,900 Active 11 DOM
6. 2026-06-13
   days on market $179,900 Active 9 DOM
7. 2026-06-13
   days on market $179,900 Active 8 DOM
8. 2026-06-09
   days on market $179,900 Active 5 DOM
9. 2026-06-08
   days on market $179,900 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $179,900 Active 3 DOM

ⓘ 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: $4,753 · $396/mo
• Projected year-2 tax: $4,753 · $396/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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,720
• − Mortgage interest: −$10,077
• − Property taxes: −$4,753
• − Insurance: −$900
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − Depreciation: −$5,233
• Taxable income: $4,841
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $6,133/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

+106.8% since first listed

58 events — show timeline

• 2026-06-03 Listed $179,900 REALCOMP
• 2026-06-03 Listed $179,900 MiRealSource-MiMLS
• 2023-12-18 Sold (Public Records) $151,500 Public Records
• 2023-12-08 Pending — REALCOMP
• 2023-12-08 Sold (MLS) $151,500 MiRealSource-MiMLS
• 2023-12-08 Sold (MLS) $151,500 REALCOMP
• 2023-11-22 Listing Removed — MiRealSource-MiMLS
• 2023-11-22 Relisted — MiRealSource-MiMLS
• 2023-10-28 Listing Removed — MiRealSource-MiMLS
• 2023-10-28 Relisted — MiRealSource-MiMLS
• 2023-10-27 Price Changed $147,500 MiRealSource-MiMLS
• 2023-10-27 Price Changed $147,500 MiRealSource-MiMLS
• 2023-10-27 Price Changed $147,500 REALCOMP
• 2023-10-27 Relisted — MiRealSource-MiMLS
• 2023-10-27 Relisted — REALCOMP
• 2023-10-26 Listing Removed — MiRealSource-MiMLS
• 2023-10-26 Pending — MiRealSource-MiMLS
• 2023-10-25 Pending — MiRealSource-MiMLS
• 2023-10-25 Pending — REALCOMP
• 2023-09-21 Listing Removed — MiRealSource-MiMLS
• 2023-09-21 Relisted — MiRealSource-MiMLS
• 2023-09-21 Price Changed $150,000 MiRealSource-MiMLS
• 2023-09-21 Price Changed $150,000 MiRealSource-MiMLS
• 2023-09-20 Price Changed $150,000 REALCOMP
• 2023-09-05 Listing Removed — MiRealSource-MiMLS
• 2023-09-05 Price Changed $159,900 MiRealSource-MiMLS
• 2023-09-05 Price Changed $159,900 MiRealSource-MiMLS
• 2023-09-05 Relisted — MiRealSource-MiMLS
• 2023-09-05 Price Changed $159,900 REALCOMP
• 2023-08-30 Listing Removed — MiRealSource-MiMLS
• 2023-08-30 Relisted — MiRealSource-MiMLS
• 2023-08-29 Price Changed $175,000 MiRealSource-MiMLS
• 2023-08-29 Price Changed $175,000 MiRealSource-MiMLS
• 2023-08-29 Price Changed $175,000 REALCOMP
• 2023-08-19 Listing Removed — MiRealSource-MiMLS
• 2023-08-19 Relisted — MiRealSource-MiMLS
• 2023-08-09 Listing Removed — MiRealSource-MiMLS
• 2023-08-09 Relisted — MiRealSource-MiMLS
• 2023-08-08 Listing Removed — MiRealSource-MiMLS
• 2023-08-07 Listed $200,000 MiRealSource-MiMLS
• 2023-08-07 Listed $200,000 MiRealSource-MiMLS
• 2023-08-07 Listed $200,000 REALCOMP
• 2023-06-23 Sold (MLS) $40,000 MiRealSource-MiMLS
• 2023-06-23 Sold (MLS) $40,000 REALCOMP
• 2023-06-14 Pending — MiRealSource-MiMLS
• 2023-06-14 Pending — REALCOMP
• 2023-06-08 Price Changed $49,000 MiRealSource-MiMLS
• 2023-06-08 Price Changed $49,000 REALCOMP
• 2023-05-04 Price Changed $58,000 MiRealSource-MiMLS
• 2023-05-03 Price Changed $58,000 REALCOMP
• 2023-03-20 Price Changed $68,900 MiRealSource-MiMLS
• 2023-03-19 Price Changed $68,900 REALCOMP
• 2022-12-14 Price Changed $74,900 MiRealSource-MiMLS
• 2022-12-13 Price Changed $74,900 REALCOMP
• 2022-11-02 Listed $87,000 MiRealSource-MiMLS
• 2022-11-02 Listed $87,000 REALCOMP
• 2022-10-28 Coming Soon $87,000 MiRealSource-MiMLS
• 2022-10-28 Coming Soon $87,000 REALCOMP

Property tax history

+8.5%/yr

Latest (2025): $4,753 · +2.9% YoY. Source: county tax records.