13004 Wilfred St · Detroit, MI 48213

$77,000

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 262 Days on market

Built 1926 3,920 sqft lot $57/sqft · at area comps Est $78k · at est.

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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 +7.9/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

.. .

Key facts

• 3,920 sq ft lot
• Built 1926
• Listed 261 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $77k).
• Recommended offer: $68k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 10.1% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 192 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 $1,359/mo this rent would consume 48% of the median local household income ($34k/yr) (locally 1202% 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 $532 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 9 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 $6k; list at $77k implies a 1085% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 262 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.77% ✓
• Cap rate: 15.31%
• Cash-on-cash: 32.21%
• DSCR: 2.43
• GRM: 4.7

CMA / ARV

• ARV (median comp): $77,756
• List price: $77,000
• Delta: -0.97%
• 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
14210 Wilfred St	0.32mi	3/1.0	1,264 (-6%)	0mo	$17,000	$13	74
13423 Kilbourne St	0.29mi	3/1.5	1,450 (+7%)	8mo	$113,000	$78	66
13312 Jane St	0.21mi	3/1.0	1,190 (-12%)	6mo	$124,000	$104	65
13124 Flanders St	0.13mi	3/2.0	1,150 (-15%)	0mo	$115,000	$100	65
12737 Promenade St	0.33mi	4/2.0 (+1)	1,440 (+6%)	7mo	$50,000	$35	59
12304 Rosemary St	0.42mi	3/1.5	1,480 (+10%)	6mo	$22,000	$15	58
12328 Longview St	0.65mi	4/1.0 (+1)	1,400 (+4%)	1mo	$85,000	$61	58
14434 Houston Whittier St	0.51mi	2/1.0 (-1)	1,264 (-6%)	6mo	$7,000	$6	56
14434 Houston Whittier St	0.51mi	2/1.0 (-1)	1,264 (-6%)	6mo	$7,000	$6	56
13334 Elmdale St	0.65mi	3/1.0	1,221 (-10%)	3mo	$89,254	$73	51
11833 Wilfred St	0.74mi	4/1.5 (+1)	1,340 (-1%)	8mo	$100,000	$75	51
12019 Sanford St	0.69mi	3/1.0	1,149 (-15%)	2mo	$31,500	$27	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.13×
• Total profit: $24,374
• Equity at exit: $11,481

10-year hold

• IRR: 34.8%
• Equity multiple: 4.19×
• Total profit: $68,671
• Equity at exit: $6,658

Cash invested: $21,560 (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 48213

• Active inventory: 192
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$404
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $579

Break-even live

Break-even rent $627

Max offer price $77,000

Occupancy floor 52%

Sensitivity live

Price	-10% $622	-5% $600	+0% $579	+5% $557	+10% $535
Rent	-10% $471	-5% $525	+0% $579	+5% $632	+10% $686
Rate	-1.0pp $617	-0.5pp $598	base $579	+0.5pp $559	+1.0pp $538

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	19d	1	0.10mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	6d	1	0.36mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	0.55mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	0.58mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	0.58mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.67mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	0.67mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	18d	1	0.67mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	0.69mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	18d	1	0.79mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	15d	1	0.80mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	18d	1	0.86mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	19d	1	0.94mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	44d	1	0.95mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	0.97mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	0.97mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	1.00mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	1.05mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	1.09mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	19d	1	1.09mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	4d	1	1.11mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	1.15mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	12d	1	1.16mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	12d	1	1.16mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	25d	1	1.16mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	12d	1	1.18mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	1.19mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	21d	1	1.21mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	1.24mi
17241 Rowe St Detroit, MI	3.0	1.5	1316	$1,450	$1.10	18d	1	1.24mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	1.25mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	6d	1	1.25mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	16d	1	1.34mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	1.39mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	1.41mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	1.41mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	1.42mi
11074 Kennebec St Detroit, MI	3.0	1.0	1200	$1,350	$1.12	44d	1	1.44mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	21d	1	1.50mi

Listing history 34 events

1. 2026-06-21
   days on market $77,000 Active 262 DOM
2. 2026-06-18
   days on market $77,000 Active 259 DOM
3. 2026-06-17
   days on market $77,000 Active 258 DOM
4. 2026-06-15
   days on market $77,000 Active 256 DOM
5. 2026-06-13
   days on market $77,000 Active 254 DOM
6. 2026-06-13
   days on market $77,000 Active 253 DOM
7. 2026-06-09
   days on market $77,000 Active 250 DOM
8. 2026-06-08
   days on market $77,000 Active 249 DOM
9. 2026-06-07
   days on market $77,000 Active 248 DOM
10. 2026-06-04
    days on market $77,000 Active 245 DOM
11. 2026-06-03
    days on market $77,000 Active 244 DOM
12. 2026-06-01
    days on market $77,000 Active 242 DOM
13. 2026-05-31
    days on market $77,000 Active 241 DOM
14. 2025-10-02
    listed $77,000 Active 4-char remark

    Show marketing remark (4 chars)

    .. .

15. 2025-10-02
    listed $77,000 Active 4-char remark

    Show marketing remark (4 chars)

    .. .

16. 2007-12-19
    soldstatus $6,500
17. 2007-12-19
    soldstatus $6,500
18. 2007-12-07
    historical
19. 2007-08-28
    listed $6,500
20. 2007-08-02
    historical
21. 2007-03-01
    listed $6,500
22. 2007-03-01
    listed $13,205
23. 2005-09-01
    historical
24. 2005-09-01
    historical
25. 2005-02-28
    listed $68,900
26. 2005-02-28
    listed $68,900
27. 2005-02-15
    soldstatus $71,000
28. 2003-03-18
    soldstatus $31,400
29. 2003-03-18
    soldstatus $31,400
30. 2003-03-01
    historical
31. 2002-12-05
    listed $33,900
32. 2002-12-03
    listed $33,900
33. 2001-05-09
    soldstatus $57,765
34. 2000-07-31
    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: $712 · $59/mo
• Projected year-2 tax: $949 · $79/mo
• Expected delta: +$237/yr (+$20/mo · 33.2%)

ⓘ 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 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,312
• − Mortgage interest: −$4,313
• − Property taxes: −$712
• − Insurance: −$385
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$2,240
• Taxable income: $6,052
• Est. tax owed @ 24.0%: −$1,452
• After-tax cash flow: $5,491/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -122.86%
• Current HPI: 217.2037
• Rent YoY: —
• 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

+266.7% since first listed

21 events — show timeline

• 2025-10-02 Listed $77,000 MiRealSource-MiMLS
• 2025-10-02 Listed $77,000 REALCOMP
• 2007-12-19 Sold (MLS) $6,500 REALCOMP
• 2007-12-19 Sold (MLS) $6,500 MiRealSource-MiMLS
• 2007-12-07 Listing Removed — MiRealSource-MiMLS
• 2007-08-28 Listed $6,500 REALCOMP
• 2007-08-02 Listing Removed — REALCOMP
• 2007-03-01 Listed $13,205 REALCOMP
• 2007-03-01 Listed $6,500 MiRealSource-MiMLS
• 2005-09-01 Listing Removed — MiRealSource-MiMLS
• 2005-09-01 Listing Removed — REALCOMP
• 2005-02-28 Listed $68,900 MiRealSource-MiMLS
• 2005-02-28 Listed $68,900 REALCOMP
• 2005-02-15 Sold (Public Records) $71,000 Public Records
• 2003-03-18 Sold (MLS) $31,400 MiRealSource-MiMLS
• 2003-03-18 Sold (MLS) $31,400 REALCOMP
• 2003-03-01 Listing Removed — MiRealSource-MiMLS
• 2002-12-05 Listed $33,900 REALCOMP
• 2002-12-03 Listed $33,900 MiRealSource-MiMLS
• 2001-05-09 Sold (Public Records) $57,765 Public Records
• 2000-07-31 Sold (Public Records) $21,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $712 · -53.3% YoY. Source: county tax records.