13526 Montrose St · Detroit, MI 48227

$60,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 1 Days on market

Built 1968 3,920 sqft lot Est $76k · 21% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 3-bedroom, 1-bath bungalow offers a great opportunity for investors or buyers looking to add their personal touch. The home has been recently tidied up and is ready for the next owner to bring it to its full potential. Cosmetic updates are needed throughout, including fresh paint, new flooring, and minor wall repairs. The bathroom is functional but will need a few finishing touches to complete. No basement. Priced to reflect the current condition, this property is a solid canvas in a Detroit neighborhood with room to build equity. Being sold as-is.

Key facts

• 3,920 sq ft lot
• Built 1968

Property features AI

Exterior

• Utilities: Public water
• Home design: Ranch-style single family residence; Residential property
• Construction: Built in 1968; Vinyl siding exterior
• Exterior features: Lot approximately 0.09 acres; Public water

Interior

• Kitchen: Kitchen (10 x 10)
• Bedrooms: Primary bedroom (10 x 10); Bedroom 2 (10 x 10); Bedroom 3 (10 x 10)
• Bathrooms: 1 full bathroom (10 x 10)
• Heating & cooling: Forced air heating
• Interior features: Insulated windows; 3 total rooms
• Laundry & utility: Dedicated laundry room (10 x 10); Slab basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 19.0% vs local median 10.2% 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: 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 18d 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 44% 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 $415 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 + 5.6% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 17 sale attempts since 9y 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.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1968 — 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: 2.21% ✓
• Cap rate: 19.00%
• Cash-on-cash: 45.38%
• DSCR: 3.02
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $75,696
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13900 Sussex St	0.32mi	3/1.0	971 (+6%)	6mo	$40,000	$41	69
13556 Forrer St	0.07mi	3/1.0	1,035 (+14%)	7mo	$149,000	$144	69
13620 Saint Marys St	0.26mi	3/2.0	1,020 (+12%)	2mo	$72,000	$71	62
12124 Asbury Park	0.71mi	3/1.5	919 (+1%)	2mo	$130,000	$141	62
12892 Asbury Park	0.39mi	2/1.0 (-1)	872 (-4%)	10mo	$82,400	$94	62
12832 Terry St	0.49mi	3/1.0	981 (+8%)	4mo	$40,000	$41	61
12690 Asbury Park	0.46mi	3/2.0	826 (-9%)	2mo	$85,000	$103	57
12656 Mettetal St	0.43mi	2/1.0 (-1)	803 (-12%)	2mo	$72,872	$91	53
12660 Grandmont Ave	0.58mi	3/1.0	1,019 (+12%)	1mo	$85,000	$83	52
12057 Forrer St	0.67mi	3/1.0	1,000 (+10%)	1mo	$45,000	$45	52
13209 Terry St	0.45mi	3/1.5	1,044 (+14%)	2mo	$54,500	$52	52
13990 Lauder St	0.58mi	4/1.5 (+1)	964 (+6%)	10mo	$64,900	$67	48

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: 45.4%
• Equity multiple: 3.04×
• Total profit: $34,310
• Equity at exit: $8,946

10-year hold

• IRR: 52.4%
• Equity multiple: 6.80×
• Total profit: $97,431
• Equity at exit: $5,188

Cash invested: $16,800 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $635

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 47%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	0.52mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.58mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.58mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	22d	1	0.59mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	0.59mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	0.63mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	44d	1	0.77mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	24d	1	0.82mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	44d	1	0.86mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	24d	1	0.86mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	5d	1	0.88mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	0.88mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	5d	1	0.89mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	13d	1	0.89mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	0.91mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	0.94mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	0.94mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	20d	1	0.96mi
11345 Greenfield Rd Detroit, MI	2.0	1.0	700	$1,050	$1.50	13d	1	0.98mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	1.00mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	1.02mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.09mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	44d	1	1.11mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	44d	1	1.11mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	18d	1	1.13mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	17d	1	1.14mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	1.16mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	1.16mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	44d	1	1.19mi
9917 Sussex St Detroit, MI	2.0	1.0	800	$1,375	$1.72	44d	1	1.19mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	1.24mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	1.24mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	1.24mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	1.24mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	1.25mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	17d	1	1.25mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	17d	1	1.26mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	1.26mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	1.28mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	1.30mi

Listing history 2 events

1. 2026-06-18
   remarks 559-char remark
2. 2026-06-18
   listed $60,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $15,948
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$1,745
• Taxable income: $7,090
• Est. tax owed @ 24.0%: −$1,702
• After-tax cash flow: $5,922/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

+179.1% since first listed

50 events — show timeline

• 2026-06-17 Listed $60,000 REALCOMP
• 2026-06-17 Listed $60,000 MiRealSource-MiMLS
• 2026-06-17 Listed $60,000 SW Michigan MLS
• 2025-03-24 Rental Removed $1,050 REALSOURCE
• 2025-03-11 Price Changed $1,050 REALSOURCE
• 2024-12-20 Listed for Rent $1,150 REALSOURCE
• 2024-12-17 Sold (Public Records) $65,000 Public Records
• 2024-12-09 Sold (MLS) $65,000 MiRealSource-MiMLS
• 2024-12-09 Sold (MLS) $65,000 SW Michigan MLS
• 2024-12-09 Sold (MLS) $65,000 REALCOMP
• 2024-11-20 Pending — REALCOMP
• 2024-11-20 Pending — MiRealSource-MiMLS
• 2024-11-20 Pending — SW Michigan MLS
• 2024-11-11 Listed $65,000 MiRealSource-MiMLS
• 2024-11-11 Listed $65,000 SW Michigan MLS
• 2024-11-11 Listed $65,000 REALCOMP
• 2024-09-01 Rental Removed $1,400 TURBOTENANT
• 2024-08-01 Listed for Rent $1,400 TURBOTENANT
• 2024-07-19 Rental Removed $1,600 TURBOTENANT
• 2024-07-04 Listed for Rent $1,600 TURBOTENANT
• 2024-06-27 Sold (Public Records) $73,950 Public Records
• 2024-06-24 Sold (MLS) $73,960 MiRealSource-MiMLS
• 2024-06-24 Sold (MLS) $73,960 REALCOMP
• 2024-05-23 Pending — MiRealSource-MiMLS
• 2024-05-23 Pending — REALCOMP
• 2024-05-21 Contingent — MiRealSource-MiMLS
• 2024-05-21 Contingent — REALCOMP
• 2024-05-09 Price Changed $74,900 MiRealSource-MiMLS
• 2024-05-09 Price Changed $74,900 REALCOMP
• 2024-04-20 Price Changed $79,900 MiRealSource-MiMLS
• 2024-04-19 Price Changed $79,900 REALCOMP
• 2024-04-08 Price Changed $84,900 MiRealSource-MiMLS
• 2024-04-08 Price Changed $84,900 REALCOMP
• 2024-03-25 Relisted — MiRealSource-MiMLS
• 2024-03-25 Relisted — REALCOMP
• 2024-03-17 Contingent — MiRealSource-MiMLS
• 2024-03-17 Contingent — REALCOMP
• 2024-03-11 Listed $89,000 MiRealSource-MiMLS
• 2024-03-11 Listed $89,000 REALCOMP
• 2024-03-04 Listing Removed — MiRealSource-MiMLS
• 2024-03-04 Listing Removed — REALCOMP
• 2024-01-10 Price Changed $89,000 MiRealSource-MiMLS
• 2024-01-10 Price Changed $89,000 REALCOMP
• 2023-12-29 Listed $99,000 MiRealSource-MiMLS
• 2023-12-29 Listed $99,000 REALCOMP
• 2017-10-14 Listing Removed — MiRealSource-MiMLS
• 2017-10-14 Listing Removed — REALCOMP
• 2017-09-14 Listed $30,000 MiRealSource-MiMLS
• 2017-09-14 Listed $30,000 REALCOMP
• 2006-03-10 Sold (Public Records) $21,500 Public Records

Property tax history

+14.7%/yr

Latest (2025): $5,294 · +158.3% YoY. Source: county tax records.