13668 Agnes St · Southgate, MI 48195

$174,900

3 bd · 1.0 ba · 899 sqft · SingleFamily public records · 3 Days on market

Built 1947 4,792 sqft lot $195/sqft · 40% above area Est $164k · 7% over

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Why this score? — see what drove the D 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 +16.4/30.0
• DSCR +5.1/10.0
• ARV discount +4.4/15.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * MULTIPLE OFFERS - ALL OFFERS DUE BY 5/9 @ 6:30PM * * Incredible value in the heart of Southgate! This beautifully maintained 3 bedroom, 1.5 bath ranch offers the perfect blend of charm, updates, and functionality. Step inside to be greeted by beautiful hardwood floors, a freshly remodeled gourmet kitchen complete with brand new stainless steel appliances, spacious bedrooms, and a warm, inviting layout throughout. The fully finished basement provides nice additional living space perfect for entertaining, a home office, gym, or recreation area. Complete with a 2-car garage, great curb appeal, and located close to shopping, dining, parks, and schools — this move-in ready gem is one you won’t want to miss. Appliances included. Updated mechanicals. Schedule your private tour today!

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1947

Property features AI

Finance

• Other: Located in DIX-TOLEDO HWY SUB subdivision; Cross streets: Trenton / Burns
• HOA & community: Homeowners association present

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Block foundation; Above-grade finished living area and additional finished space below grade
• Exterior features: 40 x 106 lot (0.11 acres)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven/Range; Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Finished basement with block construction; 7 total rooms
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (7.9% below list).
• Recommended offer: $161k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.2% in Southgate — 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 85/100 on livability (#29 in MI, #582 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D-.
• Southgate Community School District (suburban): math 21% / reading 36% proficiency, ranked #379 of 540 in MI (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fordline Elementary School (math 17% / reading 27%, grade F, #1,035 of 1,397 statewide, top 77%, 288 students, 64% FRL); Davidson Middle School (math 23% / reading 36%, grade F, #343 of 493 statewide, top 72%, 631 students, 52% FRL); Southgate Anderson High School (math 22% / reading 62%, grade F, #264 of 713 statewide, top 41%, 990 students, 45% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 117 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,165 (7.9% below list)

Questions for the listing agent

1. Built in 1947 — 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 D-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 D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 9.0

CMA / ARV

• ARV (median comp): $163,517
• List price: $174,900
• Delta: 6.96%
• 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
14420 Trenton Rd	0.37mi	2/1.0 (-1)	910 (+1%)	3mo	$165,000	$181	73
14268 Trenton Rd	0.30mi	2/1.0 (-1)	910 (+1%)	8mo	$172,000	$189	72
13620 Poplar St	0.28mi	2/1.0 (-1)	824 (-8%)	2mo	$156,000	$189	66
14359 Irene St	0.33mi	2/1.0 (-1)	824 (-8%)	4mo	$149,900	$182	63
14056 Irene St	0.19mi	2/1.0 (-1)	768 (-15%)	2mo	$120,000	$156	61
14733 Trenton Rd	0.56mi	2/1.0 (-1)	910 (+1%)	8mo	$170,000	$187	60
12461 Agnes St	0.61mi	3/1.0	922 (+3%)	11mo	$183,000	$198	58
12532 Pearl St	0.56mi	2/1.0 (-1)	831 (-8%)	3mo	$89,400	$108	54
13199 Irene St	0.26mi	2/1.0 (-1)	772 (-14%)	8mo	$99,000	$128	52
14639 Trenton Rd	0.50mi	2/1.0 (-1)	824 (-8%)	11mo	$157,000	$191	48
12773 Walnut St	0.70mi	3/1.0	1,016 (+13%)	6mo	$152,000	$150	40
13803 Sycamore St	0.60mi	4/1.0 (+1)	1,008 (+12%)	9mo	$170,000	$169	39

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 · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.58×
• Total profit: $-20,388
• Equity at exit: $26,078

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,555
• Equity at exit: $15,122

Cash invested: $48,972 (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 48195

• Rents YoY: 4.0%
• Active inventory: 117
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,612 high
• Mortgage (P&I): −$917
• Tax from tax record: −$185 /mo · $2,221/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $98

Break-even live

Break-even rent $1,488

Max offer price $174,900

Occupancy floor 89%

Sensitivity live

Price	-10% $197	-5% $148	+0% $98	+5% $49	+10% $-1
Rent	-10% $-29	-5% $34	+0% $98	+5% $162	+10% $225
Rate	-1.0pp $186	-0.5pp $143	base $98	+0.5pp $53	+1.0pp $7

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13020 Pullman St Southgate, MI	4.0	1.0	1050	$1,550	$1.48	4d	1	0.66mi
13750 Village Green Blvd Southgate, MI	1.0–2.0	1.0	862	$1,620	$1.88	0d	10	0.71mi
13185 Sycamore St Southgate, MI	3.0	1.0	1080	$1,700	$1.57	26d	1	0.80mi
13210 Village Park Dr Southgate, MI	2.0	1.0	630	$1,125	$1.78	0d	9	0.88mi
4163 Burns Ave Lincoln Park, MI	3.0	1.0	900	$1,500	$1.67	3d	1	1.05mi
13861 Strathcona St Southgate, MI	1.0–2.0	1.0–1.5	797	$1,140	$1.43	0d	5	1.17mi
11400 Fordline St Allen Park, MI	1.0–2.0	1.0	880	$1,400	$1.59	0d	1	1.20mi
1650 19th St Wyandotte, MI	3.0	2.0	1100	$1,899	$1.73	20d	1	1.21mi
1750 Saint Johns Blvd Unit 17 Lincoln Park, MI	2.0	1.0	750	$1,025	$1.37	26d	1	1.22mi
1760 Saint Johns Blvd Apt 14 Lincoln Park, MI	2.0	1.0	750	$995	$1.33	26d	1	1.22mi
1130 21st St Wyandotte, MI	3.0	1.0	864	$1,420	$1.64	0d	1	1.24mi
1569 Sycamore St Wyandotte, MI	3.0	1.0	944	$1,695	$1.80	45d	1	1.34mi
1163 17th St Wyandotte, MI	3.0	1.0	1010	$1,695	$1.68	45d	1	1.43mi

Listing history 6 events

1. 2026-05-10
   status Pending 794-char remark

   Show marketing remark (806 chars)

   * * MULTIPLE OFFERS - ALL OFFERS DUE BY 5/9 @ 6:30PM * * Incredible value in the heart of Southgate! This beautifully maintained 3 bedroom, 1.5 bath ranch offers the perfect blend of charm, updates, and functionality. Step inside to be greeted by beautiful hardwood floors, a freshly remodeled gourmet kitchen complete with brand new stainless steel appliances, spacious bedrooms, and a warm, inviting layout throughout. The fully finished basement provides nice additional living space perfect for entertaining, a home office, gym, or recreation area. Complete with a 2-car garage, great curb appeal, and located close to shopping, dining, parks, and schools — this move-in ready gem is one you won’t want to miss. Appliances included. Updated mechanicals. Schedule your private tour today!

2. 2026-05-10
   status Pending 806-char remark

   Show marketing remark (806 chars)

   * * MULTIPLE OFFERS - ALL OFFERS DUE BY 5/9 @ 6:30PM * * Incredible value in the heart of Southgate! This beautifully maintained 3 bedroom, 1.5 bath ranch offers the perfect blend of charm, updates, and functionality. Step inside to be greeted by beautiful hardwood floors, a freshly remodeled gourmet kitchen complete with brand new stainless steel appliances, spacious bedrooms, and a warm, inviting layout throughout. The fully finished basement provides nice additional living space perfect for entertaining, a home office, gym, or recreation area. Complete with a 2-car garage, great curb appeal, and located close to shopping, dining, parks, and schools — this move-in ready gem is one you won’t want to miss. Appliances included. Updated mechanicals. Schedule your private tour today!

3. 2026-05-07
   listed $174,900 Active 794-char remark

   Show marketing remark (806 chars)

   * * MULTIPLE OFFERS - ALL OFFERS DUE BY 5/9 @ 6:30PM * * Incredible value in the heart of Southgate! This beautifully maintained 3 bedroom, 1.5 bath ranch offers the perfect blend of charm, updates, and functionality. Step inside to be greeted by beautiful hardwood floors, a freshly remodeled gourmet kitchen complete with brand new stainless steel appliances, spacious bedrooms, and a warm, inviting layout throughout. The fully finished basement provides nice additional living space perfect for entertaining, a home office, gym, or recreation area. Complete with a 2-car garage, great curb appeal, and located close to shopping, dining, parks, and schools — this move-in ready gem is one you won’t want to miss. Appliances included. Updated mechanicals. Schedule your private tour today!

4. 2026-05-07
   listed $174,900 Active 806-char remark

   Show marketing remark (806 chars)

   * * MULTIPLE OFFERS - ALL OFFERS DUE BY 5/9 @ 6:30PM * * Incredible value in the heart of Southgate! This beautifully maintained 3 bedroom, 1.5 bath ranch offers the perfect blend of charm, updates, and functionality. Step inside to be greeted by beautiful hardwood floors, a freshly remodeled gourmet kitchen complete with brand new stainless steel appliances, spacious bedrooms, and a warm, inviting layout throughout. The fully finished basement provides nice additional living space perfect for entertaining, a home office, gym, or recreation area. Complete with a 2-car garage, great curb appeal, and located close to shopping, dining, parks, and schools — this move-in ready gem is one you won’t want to miss. Appliances included. Updated mechanicals. Schedule your private tour today!

5. 2026-05-07
   historical $174,900 806-char remark

   Show marketing remark (806 chars)

   * * MULTIPLE OFFERS - ALL OFFERS DUE BY 5/9 @ 6:30PM * * Incredible value in the heart of Southgate! This beautifully maintained 3 bedroom, 1.5 bath ranch offers the perfect blend of charm, updates, and functionality. Step inside to be greeted by beautiful hardwood floors, a freshly remodeled gourmet kitchen complete with brand new stainless steel appliances, spacious bedrooms, and a warm, inviting layout throughout. The fully finished basement provides nice additional living space perfect for entertaining, a home office, gym, or recreation area. Complete with a 2-car garage, great curb appeal, and located close to shopping, dining, parks, and schools — this move-in ready gem is one you won’t want to miss. Appliances included. Updated mechanicals. Schedule your private tour today!

6. 1992-07-22
   soldstatus $54,000

ⓘ 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: $2,221 · $185/mo
• Projected year-2 tax: $2,457 · $205/mo
• Expected delta: +$236/yr (+$20/mo · 10.6%)

ⓘ 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 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,340
• − Mortgage interest: −$9,797
• − Property taxes: −$2,221
• − Insurance: −$874
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$5,088
• Taxable loss: −$1,735
• Est. tax savings @ 24.0%: +$416
• After-tax cash flow: $1,593/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: Southgate Community School District
• NCES district ID: 2632340
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $49,234
• Composite: 24.83/100
• National rank: #7591
• State rank: #379 of 540 in MI

Livability — Southgate

• Score: 85/100
• State rank: #29
• US rank: #582

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime D- Employment B- Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southgate, MI
• County: Wayne County · 1,562,939 people
• City population: 29,366
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 29,366
• Household income: $66,118
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 727.0

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 White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Black 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 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: ▼ -187.28%
• Current HPI: 207.9776
• Rent YoY: ▲ 4.04%
• 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

+233.3% since first listed

8 events — show timeline

• 2026-06-11 Sold (MLS) $180,000 REALCOMP
• 2026-06-11 Sold (MLS) $180,000 MiRealSource-MiMLS
• 2026-05-10 Pending — REALCOMP
• 2026-05-10 Pending — MiRealSource-MiMLS
• 2026-05-07 Listed $174,900 REALCOMP
• 2026-05-07 Listed $174,900 MiRealSource-MiMLS
• 2026-05-07 Coming Soon $174,900 MiRealSource-MiMLS
• 1992-07-22 Sold (Public Records) $54,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,221 · +3.9% YoY. Source: county tax records.