13511 Dixie · Detroit, MI 48239

$192,000

4 bd · 2.5 ba · 1,787 sqft · MultiFamily public records · 6 Days on market

Built 1961 6,970 sqft lot

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Four-bedroom two bath home with a two car garage

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 1961

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $192k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $192k).

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.
• South Redford School District (suburban): math 11% / reading 29% proficiency, ranked #455 of 540 in MI (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.2%/yr); 188 active listings in the ZIP; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 37% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $6k 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 + 3.2% rent growth), your $54k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 18y 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.
• Current owner paid $100k; list at $192k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $192,000

Questions for the listing agent

1. Built in 1961 — 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 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?
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.25% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $5,346
• Equity at exit: $28,628

10-year hold

• IRR: 12.3%
• Equity multiple: 1.99×
• Total profit: $53,006
• Equity at exit: $16,601

Cash invested: $53,760 (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 48239

• Rents YoY: 3.2%
• Active inventory: 188
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,007
• Tax from tax record: −$87 /mo · $1,040/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $565

Break-even live

Break-even rent $1,486

Max offer price $192,000

Occupancy floor 69%

Sensitivity live

Price	-10% $673	-5% $619	+0% $565	+5% $510	+10% $456
Rent	-10% $391	-5% $478	+0% $565	+5% $652	+10% $739
Rate	-1.0pp $661	-0.5pp $614	base $565	+0.5pp $515	+1.0pp $464

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: $48,000
• Closing costs: $5,760
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-04-21
   status Pending 48-char remark

   Show marketing remark (48 chars)

   Four-bedroom two bath home with a two car garage

2. 2026-04-21
   status Pending 48-char remark

   Show marketing remark (48 chars)

   Four-bedroom two bath home with a two car garage

3. 2026-04-21
   status Pending

   Show marketing remark (48 chars)

   Four-bedroom two bath home with a two car garage

4. 2026-04-17
   status Active 48-char remark

   Show marketing remark (48 chars)

   Four-bedroom two bath home with a two car garage

5. 2026-04-17
   status Active 48-char remark

   Show marketing remark (48 chars)

   Four-bedroom two bath home with a two car garage

6. 2026-04-17
   status Active

   Show marketing remark (48 chars)

   Four-bedroom two bath home with a two car garage

7. 2026-04-03
   status Pending 48-char remark

   Show marketing remark (48 chars)

   Four-bedroom two bath home with a two car garage

8. 2026-04-03
   status Pending 48-char remark

   Show marketing remark (48 chars)

   Four-bedroom two bath home with a two car garage

9. 2026-04-03
   status Pending

   Show marketing remark (48 chars)

   Four-bedroom two bath home with a two car garage

10. 2026-03-31
    listed $192,000 Active 48-char remark

    Show marketing remark (48 chars)

    Four-bedroom two bath home with a two car garage

11. 2026-03-31
    listed $192,000 Active 48-char remark

    Show marketing remark (48 chars)

    Four-bedroom two bath home with a two car garage

12. 2026-03-31
    listed $192,000 Active

    Show marketing remark (48 chars)

    Four-bedroom two bath home with a two car garage

13. 2020-06-16
    historical
14. 2020-06-16
    historical
15. 2020-06-15
    status Active
16. 2020-06-15
    status Active
17. 2020-06-02
    status Pending
18. 2020-06-02
    status Pending
19. 2020-05-26
    status Active
20. 2020-05-26
    status Active
21. 2020-05-19
    status Pending
22. 2020-05-19
    status Pending
23. 2020-05-14
    listed $160,000 Active
24. 2020-05-14
    listed $160,000 Active
25. 2009-11-11
    soldstatus $99,999
26. 2009-11-05
    soldstatus $99,999
27. 2009-01-07
    listed $99,999
28. 2008-12-05
    historical
29. 2008-06-05
    listed $160,000
30. 1992-10-06
    soldstatus $79,000

ⓘ 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: $1,040 · $87/mo
• Projected year-2 tax: $1,999 · $167/mo
• Expected delta: +$958/yr (+$80/mo · 92.1%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,404
• − Mortgage interest: −$10,755
• − Property taxes: −$1,040
• − Insurance: −$960
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,585
• Taxable income: $3,838
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $5,855/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: South Redford School District
• NCES district ID: 2632280
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $52,775
• Composite: 18.1/100
• National rank: #8972
• State rank: #455 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

• County: Wayne County · 1,562,939 people
• City population: 572,865
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 36,976
• Household income: $71,151
• Rent vs Own: 21.1% rent · 78.9% own
• Severe rent burden: 1052.0

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: Majority Black (58%)
• Race & ethnicity: Black 58% White 34% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 7% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Arabic 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: ▼ -202.97%
• Current HPI: 236.1136
• Rent YoY: ▲ 3.25%
• 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

+143.0% since first listed

30 events — show timeline

• 2026-04-21 Pending — REALCOMP
• 2026-04-21 Pending — MiRealSource-MiMLS
• 2026-04-21 Pending — SW Michigan MLS
• 2026-04-17 Relisted — MiRealSource-MiMLS
• 2026-04-17 Relisted — REALCOMP
• 2026-04-17 Relisted — SW Michigan MLS
• 2026-04-03 Pending — REALCOMP
• 2026-04-03 Pending — MiRealSource-MiMLS
• 2026-04-03 Pending — SW Michigan MLS
• 2026-03-31 Listed $192,000 SW Michigan MLS
• 2026-03-31 Listed $192,000 MiRealSource-MiMLS
• 2026-03-31 Listed $192,000 REALCOMP
• 2020-06-16 Listing Removed — REALCOMP
• 2020-06-16 Listing Removed — MiRealSource-MiMLS
• 2020-06-15 Relisted — MiRealSource-MiMLS
• 2020-06-15 Relisted — REALCOMP
• 2020-06-02 Pending — MiRealSource-MiMLS
• 2020-06-02 Pending — REALCOMP
• 2020-05-26 Relisted — MiRealSource-MiMLS
• 2020-05-26 Relisted — REALCOMP
• 2020-05-19 Pending — MiRealSource-MiMLS
• 2020-05-19 Pending — REALCOMP
• 2020-05-14 Listed $160,000 MiRealSource-MiMLS
• 2020-05-14 Listed $160,000 REALCOMP
• 2009-11-11 Sold (Public Records) $99,999 Public Records
• 2009-11-05 Sold (MLS) $99,999 REALCOMP
• 2009-01-07 Listed $99,999 REALCOMP
• 2008-12-05 Listing Removed — REALCOMP
• 2008-06-05 Listed $160,000 REALCOMP
• 1992-10-06 Sold (Public Records) $79,000 Public Records

Property tax history

-6.6%/yr

Latest (2025): $1,040 · -65.5% YoY. Source: county tax records.