13693 Edmore Dr · Detroit, MI 48205

$115,000

3 bd · 1.0 ba · 1,269 sqft · SingleFamily public records · 83 Days on market

Built 1946 5,227 sqft lot Est $86k · 33% 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 +24.4/30.0
• DSCR +7.9/10.0
• 1% rule +7.1/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready home featuring security doors, updated vinyl windows, and a brand-new roof. The updated kitchen offers modern finishes, while the remodeled main bath and half bath add comfort and style. Enjoy a natural fireplace, fresh interior paint, and a spacious large lot - perfect for outdoor living. Conveniently located in Northeast Detroit with easy access to major roads, shopping, and amenities. Furnace and hot water tank will be installed at closing. New Stove, Refrigerator, Washer and Dryer included ($2500 value) with a full price offer. Financing available with as little as 1% down with credit approval.

Key facts

• Brand new roof
• Security doors
• Updated kitchen

Tags

• SECURITY DOORS
• UPDATED VINYL WINDOWS
• BRAND NEW ROOF
• UPDATED KITCHEN
• REMODELED MAIN BATH
• REMODELED HALF BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% 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 (+1.3%/yr); 376 active listings in the ZIP; 33 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).
• This rent runs 43% of the median local income ($39k/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 $795 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.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $70k; list at $115k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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. 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?
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 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: 1.21% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $86,292
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13693 Edmore Dr	0.00mi	3/1.5	1,269 (0%)	0mo	$100,000	$79	98
13900 Bringard Dr	0.15mi	3/1.5	1,242 (-2%)	2mo	$49,000	$39	86
14119 Edmore Dr	0.30mi	3/1.0	1,278 (+1%)	2mo	$70,000	$55	83
14062 Collingham Dr	0.25mi	3/1.0	1,372 (+8%)	4mo	$115,000	$84	71
20602 Regent Dr	0.44mi	3/1.5	1,222 (-4%)	3mo	$42,000	$34	69
14078 Bringard Dr	0.28mi	3/1.5	1,110 (-12%)	2mo	$76,000	$68	62
20264 Waltham St	0.58mi	3/1.5	1,192 (-6%)	1mo	$50,000	$42	60
13440 Charlotte Ave	0.74mi	3/1.0	1,238 (-2%)	3mo	$88,000	$71	58
19940 Westphalia St	0.53mi	3/1.0	1,114 (-12%)	0mo	$30,000	$27	55
20577 Fairport St	0.45mi	3/1.0	1,078 (-15%)	1mo	$65,000	$60	53
13308 Couwlier Ave	0.64mi	4/1.5 (+1)	1,183 (-7%)	1mo	$108,500	$92	51
14788 Rossini Dr	0.74mi	3/1.0	1,099 (-13%)	1mo	$82,000	$75	42

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-6,060
• Equity at exit: $17,147

10-year hold

• IRR: 2.3%
• Equity multiple: 1.15×
• Total profit: $4,925
• Equity at exit: $9,943

Cash invested: $32,200 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,394 high
• Mortgage (P&I): −$603
• Tax from tax record: −$218 /mo · $2,613/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $233

Break-even live

Break-even rent $1,100

Max offer price $115,000

Occupancy floor 78%

Sensitivity live

Price	-10% $298	-5% $265	+0% $233	+5% $200	+10% $167
Rent	-10% $122	-5% $178	+0% $233	+5% $288	+10% $343
Rate	-1.0pp $290	-0.5pp $262	base $233	+0.5pp $203	+1.0pp $172

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	12d	1	0.02mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	0.12mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	18d	1	0.16mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	25d	1	0.29mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	18d	1	0.33mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	44d	1	0.34mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	25d	1	0.51mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	25d	1	0.52mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	18d	1	0.56mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	0.62mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	19d	1	0.64mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	18d	1	0.66mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	4d	1	0.72mi
21311 Waltham Rd Warren, MI	3.0	1.0	1000	$1,350	$1.35	0d	1	0.75mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	18d	1	0.75mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	0.76mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	44d	1	0.83mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	25d	1	0.83mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	0.85mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	18d	1	0.86mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	0.88mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	44d	1	0.91mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	18d	1	0.94mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	1.12mi
22852 Sharrow Ave Warren, MI	3.0	1.0	1000	$1,400	$1.40	6d	1	1.13mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	1.15mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	44d	1	1.15mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	1.20mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	44d	1	1.35mi
11377 Sherman Ave Warren, MI	3.0	1.0	1200	$1,400	$1.17	25d	1	1.36mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	19d	1	1.38mi
11228 Sherman Ave Warren, MI	2.0	1.0	1000	$1,200	$1.20	13d	1	1.48mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	18d	1	1.49mi

Listing history 8 events

1. 2026-05-20
   status Pending 619-char remark

   Show marketing remark (619 chars)

   Move-in ready home featuring security doors, updated vinyl windows, and a brand-new roof. The updated kitchen offers modern finishes, while the remodeled main bath and half bath add comfort and style. Enjoy a natural fireplace, fresh interior paint, and a spacious large lot - perfect for outdoor living. Conveniently located in Northeast Detroit with easy access to major roads, shopping, and amenities. Furnace and hot water tank will be installed at closing. New Stove, Refrigerator, Washer and Dryer included ($2500 value) with a full price offer. Financing available with as little as 1% down with credit approval.

2. 2026-05-20
   status Pending

   Show marketing remark (619 chars)

   Move-in ready home featuring security doors, updated vinyl windows, and a brand-new roof. The updated kitchen offers modern finishes, while the remodeled main bath and half bath add comfort and style. Enjoy a natural fireplace, fresh interior paint, and a spacious large lot - perfect for outdoor living. Conveniently located in Northeast Detroit with easy access to major roads, shopping, and amenities. Furnace and hot water tank will be installed at closing. New Stove, Refrigerator, Washer and Dryer included ($2500 value) with a full price offer. Financing available with as little as 1% down with credit approval.

3. 2026-04-07
   historical 619-char remark

   Show marketing remark (619 chars)

   Move-in ready home featuring security doors, updated vinyl windows, and a brand-new roof. The updated kitchen offers modern finishes, while the remodeled main bath and half bath add comfort and style. Enjoy a natural fireplace, fresh interior paint, and a spacious large lot - perfect for outdoor living. Conveniently located in Northeast Detroit with easy access to major roads, shopping, and amenities. Furnace and hot water tank will be installed at closing. New Stove, Refrigerator, Washer and Dryer included ($2500 value) with a full price offer. Financing available with as little as 1% down with credit approval.

4. 2026-03-17
   price $115,000 619-char remark

   Show marketing remark (619 chars)

   Move-in ready home featuring security doors, updated vinyl windows, and a brand-new roof. The updated kitchen offers modern finishes, while the remodeled main bath and half bath add comfort and style. Enjoy a natural fireplace, fresh interior paint, and a spacious large lot - perfect for outdoor living. Conveniently located in Northeast Detroit with easy access to major roads, shopping, and amenities. Furnace and hot water tank will be installed at closing. New Stove, Refrigerator, Washer and Dryer included ($2500 value) with a full price offer. Financing available with as little as 1% down with credit approval.

5. 2026-03-17
   price $115,000

   Show marketing remark (619 chars)

   Move-in ready home featuring security doors, updated vinyl windows, and a brand-new roof. The updated kitchen offers modern finishes, while the remodeled main bath and half bath add comfort and style. Enjoy a natural fireplace, fresh interior paint, and a spacious large lot - perfect for outdoor living. Conveniently located in Northeast Detroit with easy access to major roads, shopping, and amenities. Furnace and hot water tank will be installed at closing. New Stove, Refrigerator, Washer and Dryer included ($2500 value) with a full price offer. Financing available with as little as 1% down with credit approval.

6. 2026-01-14
   listed $120,000 Active 619-char remark

   Show marketing remark (619 chars)

   Move-in ready home featuring security doors, updated vinyl windows, and a brand-new roof. The updated kitchen offers modern finishes, while the remodeled main bath and half bath add comfort and style. Enjoy a natural fireplace, fresh interior paint, and a spacious large lot - perfect for outdoor living. Conveniently located in Northeast Detroit with easy access to major roads, shopping, and amenities. Furnace and hot water tank will be installed at closing. New Stove, Refrigerator, Washer and Dryer included ($2500 value) with a full price offer. Financing available with as little as 1% down with credit approval.

7. 2026-01-14
   listed $120,000 Active

   Show marketing remark (619 chars)

   Move-in ready home featuring security doors, updated vinyl windows, and a brand-new roof. The updated kitchen offers modern finishes, while the remodeled main bath and half bath add comfort and style. Enjoy a natural fireplace, fresh interior paint, and a spacious large lot - perfect for outdoor living. Conveniently located in Northeast Detroit with easy access to major roads, shopping, and amenities. Furnace and hot water tank will be installed at closing. New Stove, Refrigerator, Washer and Dryer included ($2500 value) with a full price offer. Financing available with as little as 1% down with credit approval.

8. 2021-08-04
   soldstatus $70,000

ⓘ 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: $2,613 · $218/mo
• Projected year-2 tax: $2,613 · $218/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 ≥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: $16,729
• − Mortgage interest: −$6,442
• − Property taxes: −$2,613
• − Insurance: −$575
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,345
• Taxable income: $1,077
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,532/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+64.3% since first listed

8 events — show timeline

• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — REALCOMP
• 2026-04-07 Listing Removed — MiRealSource-MiMLS
• 2026-03-17 Price Changed $115,000 MiRealSource-MiMLS
• 2026-03-17 Price Changed $115,000 REALCOMP
• 2026-01-14 Listed $120,000 REALCOMP
• 2026-01-14 Listed $120,000 MiRealSource-MiMLS
• 2021-08-04 Sold (Public Records) $70,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $2,613 · +1.1% YoY. Source: county tax records.