13120 Birwood St · Detroit, MI 48238

$80,890

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 54 Days on market

Built 1925 3,920 sqft lot $62/sqft · 25% above area Est $65k · 25% over

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Why this score? — see what drove the C+ 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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• 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

Presenting an amazing investment opportunity. This property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1925

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Aluminum siding and brick exterior
• Construction: Block foundation
• Exterior features: Paved road access; Lot dimensions approximately 40 x 101 (0.09 acres)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $78k (3.0% 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 fast (+6.1%/yr); 346 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 44% of the median local income ($33k/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 $560 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 + 6.1% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,463 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.52% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.90%
• DSCR: 1.66
• GRM: 5.5

CMA / ARV

• ARV (median comp): $64,520
• List price: $80,890
• Delta: 25.37%
• 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
13586 Indiana St	0.40mi	3/1.0	1,298 (-0%)	2mo	$30,000	$23	80
12667 Sorrento St	0.52mi	3/1.0	1,309 (+1%)	0mo	$65,000	$50	74
12096 Meyers Rd	0.54mi	3/1.0	1,248 (-4%)	0mo	$30,000	$24	68
12027 Manor St	0.59mi	3/1.0	1,340 (+3%)	3mo	$86,750	$65	65
13176 Manor St	0.22mi	3/1.5	1,478 (+14%)	2mo	$60,500	$41	63
12162 Kentucky St	0.46mi	3/1.0	1,415 (+9%)	4mo	$42,000	$30	60
13903 Cloverlawn Ave	0.65mi	3/1.5	1,265 (-3%)	5mo	$140,000	$111	60
14265 Appoline St	0.70mi	3/2.0	1,384 (+6%)	0mo	$76,000	$55	52
13192 Schoolcraft	0.68mi	4/1.0 (+1)	1,219 (-6%)	1mo	$32,000	$26	52
13581 Cloverlawn St	0.61mi	4/2.0 (+1)	1,240 (-5%)	4mo	$143,000	$115	52
13955 Ohio St	0.54mi	3/1.0	1,448 (+11%)	5mo	$37,000	$26	52
12303 Cloverlawn St	0.65mi	3/1.5	1,454 (+12%)	4mo	$58,500	$40	45

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.39×
• Total profit: $8,921
• Equity at exit: $12,061

10-year hold

• IRR: 21.6%
• Equity multiple: 3.16×
• Total profit: $48,831
• Equity at exit: $6,994

Cash invested: $22,649 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$424
• Tax from tax record: −$235 /mo · $2,823/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $281

Break-even live

Break-even rent $877

Max offer price $80,890

Occupancy floor 72%

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: $20,222
• Closing costs: $2,427
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	0.19mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	24d	1	0.28mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	43d	1	0.28mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	0.38mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	4d	1	0.38mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	43d	1	0.42mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	14d	1	0.46mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	20d	1	0.52mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	0.60mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	43d	1	0.66mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	43d	1	0.71mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	1d	1	0.75mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	0.75mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	43d	1	0.82mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	43d	1	0.87mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	12d	1	0.90mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	43d	1	0.96mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	43d	1	0.96mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	16d	1	0.98mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	1.04mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	1.06mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.12mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	43d	1	1.15mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	21d	1	1.15mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	1.16mi
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	24d	1	1.17mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	43d	1	1.20mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	43d	1	1.20mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	4d	1	1.23mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	4d	1	1.24mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	4d	1	1.27mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	16d	1	1.27mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	1.27mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	43d	1	1.33mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	16d	1	1.34mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	1.35mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	21d	1	1.35mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	43d	1	1.36mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	2d	1	1.36mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	4d	1	1.39mi

Listing history 27 events

1. 2026-06-18
   days on market $80,890 Active 54 DOM
2. 2026-06-17
   days on market $80,890 Active 53 DOM
3. 2026-06-15
   days on market $80,890 Active 51 DOM
4. 2026-06-13
   days on market $80,890 Active 49 DOM
5. 2026-06-13
   days on market $80,890 Active 48 DOM
6. 2026-06-09
   days on market $80,890 Active 45 DOM
7. 2026-06-08
   days on market $80,890 Active 44 DOM
8. 2026-06-07
   days on market $80,890 Active 43 DOM
9. 2026-06-04
   days on market $80,890 Active 40 DOM
10. 2026-06-03
    days on market $80,890 Active 39 DOM
11. 2026-06-02
    days on market $80,890 Active 38 DOM
12. 2026-06-01
    days on market $80,890 Active 37 DOM
13. 2026-05-31
    days on market $80,890 Active 36 DOM
14. 2026-04-25
    listed $80,890 Active 289-char remark

    Show marketing remark (289 chars)

    Presenting an amazing investment opportunity. This property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

15. 2026-04-25
    listed $80,890 Active 289-char remark

    Show marketing remark (289 chars)

    Presenting an amazing investment opportunity. This property offers a unique opportunity to acquire a piece of an existing real estate portfolio, professionally managed. This property represents an exceptional opportunity to acquire a residence of significant character and enduring appeal.

16. 2026-01-08
    historical
17. 2025-09-18
    listed $85,000 Active
18. 2025-09-18
    listed $85,000 Active
19. 2025-01-10
    historical
20. 2025-01-02
    soldstatus $340,000
21. 2025-01-01
    status Pending
22. 2025-01-01
    status Pending
23. 2024-12-24
    soldstatus $68,000 Closed
24. 2024-12-24
    soldstatus $68,000 Closed
25. 2024-08-28
    listed $75,000 Active
26. 2024-08-28
    listed $75,000 Active
27. 2022-01-05
    soldstatus $55,000

ⓘ 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: $2,823 · $235/mo
• Projected year-2 tax: $2,823 · $235/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 ≥97°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: $14,800
• − Mortgage interest: −$4,531
• − Property taxes: −$2,823
• − Insurance: −$404
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$2,353
• Taxable income: $2,320
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $2,817/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+47.1% since first listed

14 events — show timeline

• 2026-04-25 Listed $80,890 REALCOMP
• 2026-04-25 Listed $80,890 MiRealSource-MiMLS
• 2026-01-08 Listing Removed — MiRealSource-MiMLS
• 2025-09-18 Listed $85,000 REALCOMP
• 2025-09-18 Listed $85,000 MiRealSource-MiMLS
• 2025-01-10 Listing Removed — REALCOMP
• 2025-01-02 Sold (Public Records) $340,000 Public Records
• 2025-01-01 Pending — MiRealSource-MiMLS
• 2025-01-01 Pending — REALCOMP
• 2024-12-24 Sold (MLS) $68,000 MiRealSource-MiMLS
• 2024-12-24 Sold (MLS) $68,000 REALCOMP
• 2024-08-28 Listed $75,000 MiRealSource-MiMLS
• 2024-08-28 Listed $75,000 REALCOMP
• 2022-01-05 Sold (Public Records) $55,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,823 · +43.2% YoY. Source: county tax records.