13338 Freeland St · Detroit, MI 48227

$85,000

3 bd · 1.0 ba · 980 sqft · SingleFamily public records · 4 Days on market

Built 1924 4,792 sqft lot $87/sqft · 68% above area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• 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 this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

Key facts

• Nearby amenities
• Single family home
• Outdoor enjoyment

Tags

• SINGLE FAMILY HOME
• GENEROUS LIVING SPACES
• OUTDOOR ENJOYMENT
• NEARBY AMENITIES
• PUBLIC TRANSPORTATION
• SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 12.9% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+5.6%/yr); 385 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).
• This rent runs 43% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 + 5.6% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1924 — 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: 1.52% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.75%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (median comp): $50,449
• List price: $85,000
• Delta: 68.49%
• 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
12832 Terry St	0.40mi	3/1.0	981 (+0%)	4mo	$40,000	$41	78
13991 Ardmore St	0.21mi	3/1.0	1,080 (+10%)	2mo	$10,000	$9	71
13900 Sussex St	0.51mi	3/1.0	971 (-1%)	6mo	$40,000	$41	70
13209 Terry St	0.38mi	3/1.5	1,044 (+6%)	2mo	$54,500	$52	68
14301 Freeland St	0.45mi	3/2.0	1,020 (+4%)	7mo	$65,000	$64	62
13364 Coyle St	0.45mi	3/1.0	1,083 (+10%)	2mo	$95,000	$88	60
14295 Strathmoor St	0.46mi	3/1.0	1,080 (+10%)	6mo	$50,000	$46	57
14421 Marlowe St	0.61mi	4/1.0 (+1)	1,060 (+8%)	3mo	$66,000	$62	50
14284 Cruse St	0.44mi	3/1.0	1,121 (+14%)	7mo	$25,000	$22	50
12096 Lauder St	0.72mi	3/1.0	1,044 (+6%)	8mo	$55,000	$53	48
12719 Sussex St	0.60mi	3/1.0	1,080 (+10%)	8mo	$85,000	$79	48
12857 Robson St	0.46mi	3/1.0	1,114 (+14%)	10mo	$60,000	$54	47

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.83×
• Total profit: $19,691
• Equity at exit: $12,674

10-year hold

• IRR: 29.7%
• Equity multiple: 3.97×
• Total profit: $70,760
• Equity at exit: $7,349

Cash invested: $23,800 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$446
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $471

Break-even live

Break-even rent $699

Max offer price $85,000

Occupancy floor 59%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	0.14mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	16d	1	0.33mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	0.46mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	43d	1	0.57mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	20d	1	0.67mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	0.77mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	43d	1	0.91mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	0.91mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.94mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	17d	1	0.98mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.99mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	21d	1	1.03mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	16d	1	1.03mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	14d	1	1.06mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	16d	1	1.13mi
13717 Keal St Detroit, MI	2.0	1.0	799	$1,000	$1.25	43d	1	1.16mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	43d	1	1.16mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	1.16mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	16d	1	1.16mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	43d	1	1.17mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	17d	1	1.19mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	1.19mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	17d	1	1.21mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	12d	1	1.21mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	1.21mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	1.21mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	16d	1	1.21mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	43d	1	1.22mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	1.22mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	43d	1	1.23mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	12d	1	1.23mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	1.28mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	43d	1	1.29mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	43d	1	1.32mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	43d	1	1.33mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.33mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	1.34mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	4d	1	1.34mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	1.35mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	1.36mi

Listing history 30 events

1. 2026-06-18
   days on market $85,000 Active 4 DOM
2. 2026-06-17
   days on market $85,000 Active 3 DOM
3. 2026-06-16
   days on market $85,000 Active 2 DOM
4. 2026-06-15
   remarks 693-char remark
5. 2026-06-15
   listing id $85,000 Active 1 DOM
6. 2026-06-15
   remarks 682-char remark
7. 2026-06-15
   days on marketlisting id $85,000 Active 1 DOM
8. 2026-06-13
   days on market $85,000 Active 277 DOM
9. 2026-06-13
   days on market $85,000 Active 276 DOM
10. 2026-06-09
    days on market $85,000 Active 273 DOM
11. 2026-06-08
    days on market $85,000 Active 272 DOM
12. 2026-06-07
    days on market $85,000 Active 271 DOM
13. 2026-06-04
    days on market $85,000 Active 268 DOM
14. 2026-06-03
    days on market $85,000 Active 267 DOM
15. 2026-06-01
    days on market $85,000 Active 265 DOM
16. 2026-05-31
    days on market $85,000 Active 264 DOM
17. 2026-03-03
    price $85,000 199-char remark

    Show marketing remark (199 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

18. 2026-03-02
    price $85,000 199-char remark

    Show marketing remark (199 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

19. 2025-09-09
    listed $92,000 Active 199-char remark

    Show marketing remark (199 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

20. 2025-09-09
    listed $92,000 Active 199-char remark

    Show marketing remark (199 chars)

    Welcome to this charming home on Detroit!!!! this well-maintained property w Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

21. 2021-05-03
    soldstatus $78,900
22. 2017-07-01
    historical
23. 2017-06-30
    historical
24. 2016-04-15
    listed $17,900 Active
25. 2016-03-14
    listed $17,900 Active
26. 2014-03-19
    soldstatus $2,800
27. 2014-03-19
    soldstatus $2,800
28. 2014-03-06
    historical
29. 2013-08-26
    listed $3,150
30. 2013-08-26
    listed $3,150

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $1,082 · $90/mo
• Expected delta: +$227/yr (+$19/mo · 26.6%)

ⓘ 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 2/10 Low 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,546
• − Mortgage interest: −$4,761
• − Property taxes: −$854
• − Insurance: −$425
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$2,473
• Taxable income: $4,545
• Est. tax owed @ 24.0%: −$1,091
• After-tax cash flow: $4,562/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+2598.4% since first listed

14 events — show timeline

• 2026-03-03 Price Changed $85,000 MiRealSource-MiMLS
• 2026-03-02 Price Changed $85,000 REALCOMP
• 2025-09-09 Listed $92,000 REALCOMP
• 2025-09-09 Listed $92,000 MiRealSource-MiMLS
• 2021-05-03 Sold (Public Records) $78,900 Public Records
• 2017-07-01 Listing Removed — REALCOMP
• 2017-06-30 Listing Removed — MiRealSource-MiMLS
• 2016-04-15 Listed $17,900 MiRealSource-MiMLS
• 2016-03-14 Listed $17,900 REALCOMP
• 2014-03-19 Sold (MLS) $2,800 MiRealSource-MiMLS
• 2014-03-19 Sold (MLS) $2,800 REALCOMP
• 2014-03-06 Listing Removed — MiRealSource-MiMLS
• 2013-08-26 Listed $3,150 MiRealSource-MiMLS
• 2013-08-26 Listed $3,150 REALCOMP

Property tax history

-1.5%/yr

Latest (2025): $854 · -7.5% YoY. Source: county tax records.