13681 Castleton St · Detroit, MI 48227

$125,000

3 bd · 1.0 ba · 1,266 sqft · SingleFamily public records · 45 Days on market

Built 1941 3,920 sqft lot $99/sqft · 103% above area

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• 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

Key facts

• 3,920 sq ft lot
• Built 1941
• Listed 44 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; Two stories; Ground-level entry with steps
• Construction: Brick construction; Brick/Mortar foundation; Asphalt roof
• Exterior features: Paved road access; Lot approximately 0.09 acres (35 x 114)

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (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 (+5.6%/yr); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 9 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 $42k; list at $125k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.07% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.94%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (median comp): $51,875
• List price: $125,000
• Delta: 140.96%
• 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
13731 Wadsworth St	0.07mi	3/1.0	1,345 (+6%)	9mo	$45,000	$33	79
12667 Sorrento St	0.53mi	3/1.0	1,309 (+3%)	0mo	$65,000	$50	69
12096 Meyers Rd	0.62mi	3/1.0	1,248 (-1%)	0mo	$30,000	$24	68
11406 Strathmoor St	0.43mi	4/2.5 (+1)	1,294 (+2%)	1mo	$76,000	$59	64
10039 Mark Twain St	0.50mi	3/1.0	1,334 (+5%)	7mo	$73,000	$55	62
11431 Marlowe St	0.54mi	3/1.0	1,172 (-7%)	6mo	$48,000	$41	58
12027 Manor St	0.64mi	3/1.0	1,340 (+6%)	3mo	$86,750	$65	58
11366 Terry St	0.64mi	3/1.0	1,209 (-4%)	7mo	$89,000	$74	57
9576 Hubbell St	0.74mi	3/2.0	1,270 (+0%)	6mo	$134,900	$106	56
9982 Littlefield St	0.50mi	3/1.0	1,152 (-9%)	8mo	$47,000	$41	55
12026 Manor Arc	0.67mi	3/1.0	1,200 (-5%)	8mo	$65,000	$54	54
12667 Lauder St	0.65mi	3/2.0	1,200 (-5%)	7mo	$65,000	$54	52

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,741
• Equity at exit: $18,638

10-year hold

• IRR: 13.1%
• Equity multiple: 2.16×
• Total profit: $40,589
• Equity at exit: $10,808

Cash invested: $35,000 (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: 391
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$656
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $290

Break-even live

Break-even rent $970

Max offer price $125,000

Occupancy floor 73%

Sensitivity live

Price	-10% $361	-5% $325	+0% $290	+5% $255	+10% $219
Rent	-10% $184	-5% $237	+0% $290	+5% $343	+10% $395
Rate	-1.0pp $353	-0.5pp $322	base $290	+0.5pp $257	+1.0pp $225

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	0.53mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	18d	1	0.53mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	45d	1	0.56mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	6d	1	0.58mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	45d	1	0.60mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	18d	1	0.63mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	0.74mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	45d	1	0.76mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	0.77mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	0.79mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	45d	1	0.79mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	18d	1	0.79mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	45d	1	0.83mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	18d	1	0.85mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	45d	1	0.86mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	0.86mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	45d	1	0.87mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	0.87mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	45d	1	0.87mi
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	45d	1	0.89mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	18d	1	0.91mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	45d	1	0.95mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	0.97mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	1.01mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	1.03mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	1.06mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	45d	1	1.06mi
9973 Winthrop St Detroit, MI	3.0	1.0	960	$1,400	$1.46	45d	1	1.08mi
9936 Montrose St Detroit, MI	3.0	1.0	963	$1,200	$1.25	18d	1	1.13mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	45d	1	1.14mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	18d	1	1.14mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	6d	1	1.17mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	45d	1	1.18mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	1.20mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	45d	1	1.24mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	45d	1	1.27mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	45d	1	1.34mi
9222 Forrer St Detroit, MI	3.0	1.0	947	$1,450	$1.53	18d	1	1.36mi
9589 Mansfield St Detroit, MI	4.0	1.0	1250	$1,500	$1.20	6d	1	1.37mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	4d	1	1.40mi

Listing history 39 events

1. 2026-06-21
   days on market $125,000 Active 45 DOM
2. 2026-06-18
   days on market $125,000 Active 42 DOM
3. 2026-06-17
   days on market $125,000 Active 41 DOM
4. 2026-06-15
   days on market $125,000 Active 39 DOM
5. 2026-06-13
   days on market $125,000 Active 37 DOM
6. 2026-06-13
   days on market $125,000 Active 36 DOM
7. 2026-06-09
   days on market $125,000 Active 33 DOM
8. 2026-06-08
   days on market $125,000 Active 32 DOM
9. 2026-06-07
   days on market $125,000 Active 31 DOM
10. 2026-06-04
    days on market $125,000 Active 28 DOM
11. 2026-06-03
    days on market $125,000 Active 27 DOM
12. 2026-06-02
    days on market $125,000 Active 26 DOM
13. 2026-06-01
    days on market $125,000 Active 25 DOM
14. 2026-05-31
    days on market $125,000 Active 24 DOM
15. 2026-05-15
    status Active
16. 2026-05-08
    historical
17. 2026-04-30
    listed $125,000 Active
18. 2026-04-30
    listed $125,000 Active
19. 2026-03-06
    historical $1,150
20. 2026-02-06
    price $1,150
21. 2026-01-10
    listed $1,200
22. 2025-09-15
    historical
23. 2025-09-15
    historical
24. 2025-09-12
    price $114,900
25. 2025-09-12
    price $114,900
26. 2025-08-09
    price $115,000
27. 2025-08-08
    price $115,000
28. 2025-08-07
    price $123,900
29. 2025-08-07
    price $123,900
30. 2025-07-25
    listed $124,900 Active
31. 2025-07-25
    listed $124,900 Active
32. 2025-05-08
    soldstatus $42,000 Closed
33. 2025-05-08
    soldstatus $42,000 Closed
34. 2025-04-18
    status Pending
35. 2025-04-18
    status Pending
36. 2025-04-12
    status Active
37. 2025-04-11
    historical
38. 2025-03-27
    listed $47,500 Active
39. 2025-03-26
    listed $47,500 Active

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: +$612/yr (+$51/mo · 87.5%)

ⓘ 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 · 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: $16,038
• − Mortgage interest: −$7,002
• − Property taxes: −$700
• − Insurance: −$625
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$3,636
• Taxable income: $1,508
• Est. tax owed @ 24.0%: −$362
• After-tax cash flow: $3,117/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

+163.2% since first listed

25 events — show timeline

• 2026-05-15 Relisted — MiRealSource-MiMLS
• 2026-05-08 Listing Removed — MiRealSource-MiMLS
• 2026-04-30 Listed $125,000 REALCOMP
• 2026-04-30 Listed $125,000 MiRealSource-MiMLS
• 2026-03-06 Rental Removed $1,150 BUILDIUM
• 2026-02-06 Price Changed $1,150 BUILDIUM
• 2026-01-10 Listed for Rent $1,200 BUILDIUM
• 2025-09-15 Listing Removed — REALCOMP
• 2025-09-15 Listing Removed — MiRealSource-MiMLS
• 2025-09-12 Price Changed $114,900 MiRealSource-MiMLS
• 2025-09-12 Price Changed $114,900 REALCOMP
• 2025-08-09 Price Changed $115,000 MiRealSource-MiMLS
• 2025-08-08 Price Changed $115,000 REALCOMP
• 2025-08-07 Price Changed $123,900 MiRealSource-MiMLS
• 2025-08-07 Price Changed $123,900 REALCOMP
• 2025-07-25 Listed $124,900 REALCOMP
• 2025-07-25 Listed $124,900 MiRealSource-MiMLS
• 2025-05-08 Sold (MLS) $42,000 REALCOMP
• 2025-05-08 Sold (MLS) $42,000 MiRealSource-MiMLS
• 2025-04-18 Pending — MiRealSource-MiMLS
• 2025-04-18 Pending — REALCOMP
• 2025-04-12 Relisted — REALCOMP
• 2025-04-11 Listing Removed — REALCOMP
• 2025-03-27 Listed $47,500 REALCOMP
• 2025-03-26 Listed $47,500 MiRealSource-MiMLS

Property tax history

-5.3%/yr

Latest (2025): $700 · -49.6% YoY. Source: county tax records.