13939 Tuller St · Detroit, MI 48238

$40,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 14 Days on market

Built 1924 3,920 sqft lot Est $52k · 23% under

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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 +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment property ready for your final touches. Brand new roof (2026), new siding (2026), new windows and new plumbing. All natural fireplace, hardwood floors and large bedrooms in the property. Seller has also already installed brand new luxury vinyl plank flooring. Bathroom also has a new tub with surround and also brand new sink vanity.

Key facts

• New plumbing
• New siding
• Natural fireplace

Tags

• NEW ROOF
• NEW SIDING
• NEW WINDOWS
• NEW PLUMBING
• NATURAL FIREPLACE
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One and one-half stories; 912 above-grade finished square feet
• Construction: Vinyl siding; Block foundation
• Exterior features: Covered porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 4 total rooms; Unfinished basement; Ground-level entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Cap rate 22.5% vs local median 10.0% 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 (+6.1%/yr); 350 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 42% 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 $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 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: property tax is 4.9% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,000

Questions for the listing agent

1. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.94% ✓
• Cap rate: 22.48%
• Cash-on-cash: 57.81%
• DSCR: 3.57
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $51,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13503 Monica St	0.27mi	3/1.0	953 (+4%)	7mo	$47,500	$50	75
14677 Cloverlawn Ave	0.65mi	3/1.5	900 (-1%)	2mo	$20,000	$22	64
14024 Cherrylawn St	0.37mi	3/1.0	960 (+5%)	19mo	$55,000	$57	58
14249 Cloverlawn St	0.36mi	3/1.0	1,035 (+14%)	5mo	$69,000	$67	56
14014 Washburn St	0.69mi	2/1.0 (-1)	876 (-4%)	3mo	$17,000	$19	54
14601 San Juan Dr	0.52mi	3/1.5	816 (-10%)	4mo	$37,000	$45	53
14619 Greenlawn St	0.56mi	2/1.0 (-1)	804 (-12%)	5mo	$52,000	$65	45
14811 Northlawn St	0.70mi	3/1.0	851 (-7%)	16mo	$79,000	$93	43
14284 Kentucky St	0.63mi	2/1.0 (-1)	825 (-10%)	8mo	$27,000	$33	43
14752 Petoskey Ave	0.74mi	3/1.5	1,029 (+13%)	0mo	$40,000	$39	42
14668 Greenlawn St	0.60mi	3/2.0	870 (-5%)	22mo	$73,000	$84	42
12710 Kentucky St	0.74mi	2/1.0 (-1)	1,029 (+13%)	19mo	$63,000	$61	24

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: 60.4%
• Equity multiple: 3.84×
• Total profit: $31,804
• Equity at exit: $5,964

10-year hold

• IRR: 66.3%
• Equity multiple: 8.95×
• Total profit: $89,083
• Equity at exit: $3,458

Cash invested: $11,200 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 350
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$210
• Tax from tax record: −$164 /mo · $1,964/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $540

Break-even live

Break-even rent $494

Max offer price $40,000

Occupancy floor 49%

Sensitivity live

Price	-10% $681	-5% $667	+0% $540	+5% $528	+10% $517
Rent	-10% $447	-5% $493	+0% $540	+5% $586	+10% $633
Rate	-1.0pp $560	-0.5pp $550	base $540	+0.5pp $529	+1.0pp $519

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	14d	1	0.07mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	19d	1	0.11mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	25d	4	0.25mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	19d	1	0.58mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	23d	1	0.58mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	18d	1	0.58mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	0.60mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	14d	1	0.62mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	19d	1	0.62mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	45d	1	0.64mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	25d	1	0.64mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	45d	1	0.67mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	18d	1	0.68mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	18d	1	0.76mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	0.80mi
14950 Stoepel St Detroit, MI	2.0	1.0	600	$900	$1.50	25d	1	0.83mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	0.90mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	6d	1	0.90mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,278	$1.42	0d	1	0.91mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	6d	1	0.93mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	45d	1	1.06mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	1.06mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	1.16mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	5d	1	1.24mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	45d	1	1.26mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	6d	1	1.37mi
2676 Sturtevant St Unit 1 Detroit, MI	2.0	1.0	1000	$1,000	$1.00	25d	1	1.39mi
9917 Woodside St Apt 1 Detroit, MI	2.0	1.0	800	$800	$1.00	45d	1	1.40mi
2433 Pasadena St Unit 2435 Detroit, MI	2.0	1.0	700	$1,025	$1.46	45d	1	1.40mi
13639 La Salle Blvd Detroit, MI	2.0	1.0	800	$695	$0.87	12d	1	1.43mi
15765 Washburn St Unit 15767 Washburn Upper Detroit, MI	2.0	1.0	1093	$950	$0.87	0d	1	1.44mi
2638 Richton St Unit 2638 Richton Upper Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	1.48mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	19d	1	1.48mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	1.48mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	6d	1	1.48mi

Listing history 10 events

1. 2026-06-21
   days on market $40,000 Active 14 DOM
2. 2026-06-18
   days on market $40,000 Active 11 DOM
3. 2026-06-17
   days on market $40,000 Active 10 DOM
4. 2026-06-16
   days on market $40,000 Active 9 DOM
5. 2026-06-15
   days on market $40,000 Active 8 DOM
6. 2026-06-13
   days on market $40,000 Active 6 DOM
7. 2026-06-13
   days on market $40,000 Active 5 DOM
8. 2026-06-09
   days on market $40,000 Active 2 DOM
9. 2026-06-08
   remarks 343-char remark
10. 2026-06-08
    listed $40,000 Active 1 DOM

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $1,964 · $164/mo
• Projected year-2 tax: $1,964 · $164/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 · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,121
• − Mortgage interest: −$2,241
• − Property taxes: −$1,964
• − Insurance: −$200
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$1,164
• Taxable income: $6,293
• Est. tax owed @ 24.0%: −$1,510
• After-tax cash flow: $4,964/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

+0.0% since first listed

2 events — show timeline

• 2026-05-31 Listed $40,000 MiRealSource-MiMLS
• 2026-05-31 Listed $40,000 REALCOMP

Property tax history

+7.2%/yr

Latest (2025): $1,964 · +75.0% YoY. Source: county tax records.