13647 Netherwood St · Southgate, MI 48195

$164,900

2 bd · 1.0 ba · 708 sqft · SingleFamily public records · 21 Days on market

Built 1948 5,227 sqft lot $233/sqft · 96% above area Est $168k · at est.

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Why this score? — see what drove the F 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 +8.6/30.0
• ARV discount +8.4/15.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• 1% rule +2.5/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Purchasers could not perform. It's time! Come to this 2-bedroom home in a great Southgate neighborhood. Covered front porch invites social time with neighbors. Covered rear porch - BBQ or morning coffee. Really nice hardwood floors from room to room. Nice tight kitchen! All these appliances stay including the washer and dryer too. The TV will stay as well. The basement has room, could be an office or media room. Great linkage comes with this location.

Key facts

• Covered front porch
• Basement room
• Appliances stay

Tags

• COVERED FRONT PORCH
• COVERED REAR PORCH
• HARDWOOD FLOORS
• APPLIANCES STAY
• BASEMENT ROOM

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Cable connected; High-speed internet; Natural gas
• Home design: Ranch-style single-family residence; Built in 1948
• Construction: Vinyl siding; Composition roof; Full basement foundation
• Exterior features: Sidewalk; Paved road access; Lot approximately 0.12 acres

Interior

• Kitchen: Kitchen (7 x 9); Disposal; Microwave; Oven
• Bedrooms: Primary bedroom (10 x 12); Second bedroom currently used as an office (9 x 12)
• Bathrooms: 1 full bathroom (8 x 5)
• Heating & cooling: Forced air heating; Has heating; Has cooling
• Interior features: Garage door opener; Screens and replacement windows; Full basement; 6 total rooms
• Laundry & utility: Washer; Dryer; Natural gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (25.1% below list).
• Recommended offer: $124k (25.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 85/100 on livability (#29 in MI, #582 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D, crime D-.
• Southgate Community School District (suburban): math 21% / reading 36% proficiency, ranked #379 of 540 in MI (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.0%/yr); 117 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 21 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 21y 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: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,533 (25.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1948 — 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 D-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 D 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. 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?
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: 0.75% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 11.1

CMA / ARV

• ARV (median comp): $168,211
• List price: $164,900
• Delta: -1.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12173 Pearl St	0.29mi	2/1.0	708 (0%)	4mo	$153,000	$216	83
13741 Callender St	0.34mi	2/1.0	708 (0%)	2mo	$188,700	$267	82
13261 Ward St	0.33mi	2/1.0	729 (+3%)	1mo	$165,000	$226	79
12125 Helen St	0.41mi	2/1.0	708 (0%)	6mo	$110,000	$155	76
12661 Fordline St	0.51mi	1/1.0 (-1)	708 (0%)	4mo	$60,000	$85	68
13044 Cunningham St	0.67mi	2/1.0	708 (0%)	9mo	$155,000	$219	62
13084 Fordline St	0.64mi	2/1.0	740 (+4%)	6mo	$180,000	$243	57
13020 Castle St	0.72mi	2/1.0	708 (0%)	12mo	$150,000	$212	57
13517 Pearl St	0.73mi	2/1.0	725 (+2%)	13mo	$130,000	$179	51
1864 Ford Blvd	0.50mi	2/1.0	798 (+13%)	6mo	$129,900	$163	51
13199 Irene St	0.61mi	2/1.0	772 (+9%)	8mo	$99,000	$128	50
13186 Irene St	0.61mi	2/1.0	772 (+9%)	12mo	$90,000	$117	46

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 · 4.04% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.25×
• Total profit: $-34,422
• Equity at exit: $24,587

10-year hold

• IRR: -12.7%
• Equity multiple: 0.22×
• Total profit: $-36,085
• Equity at exit: $14,258

Cash invested: $46,172 (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 48195

• Rents YoY: 4.0%
• Active inventory: 117
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,235 high
• Mortgage (P&I): −$865
• Tax from tax record: −$184 /mo · $2,208/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-142

Break-even live

Break-even rent $1,414

Max offer price $139,903

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-95	+0% $-142	+5% $-188	+10% $-235
Rent	-10% $-239	-5% $-190	+0% $-142	+5% $-93	+10% $-44
Rate	-1.0pp $-58	-0.5pp $-100	base $-142	+0.5pp $-184	+1.0pp $-228

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1750 Saint Johns Blvd Unit 17 Lincoln Park, MI	2.0	1.0	750	$1,025	$1.37	25d	1	0.43mi
1760 Saint Johns Blvd Apt 14 Lincoln Park, MI	2.0	1.0	750	$995	$1.33	25d	1	0.44mi
4059 Longtin Ave Apt 1 Lincoln Park, MI	1.0	1.0	750	$950	$1.27	6d	1	0.45mi
1454 Goddard Rd Lincoln Park, MI	1.0	1.0	750	$950	$1.27	6d	1	0.53mi
13210 Village Park Dr Southgate, MI	2.0	1.0	630	$1,125	$1.78	0d	9	1.15mi
1324 Liberty Ave Unit 3 Lincoln Park, MI	1.0	1.0	500	$850	$1.70	25d	1	1.18mi
13750 Village Green Blvd Southgate, MI	1.0–2.0	1.0	862	$1,620	$1.88	0d	10	1.25mi

Listing history 49 events

1. 2026-05-18
   status Active 487-char remark

   Show marketing remark (455 chars)

   Purchasers could not perform. It's time! Come to this 2-bedroom home in a great Southgate neighborhood. Covered front porch invites social time with neighbors. Covered rear porch - BBQ or morning coffee. Really nice hardwood floors from room to room. Nice tight kitchen! All these appliances stay including the washer and dryer too. The TV will stay as well. The basement has room, could be an office or media room. Great linkage comes with this location.

2. 2026-05-18
   status Active 487-char remark

   Show marketing remark (455 chars)

   Purchasers could not perform. It's time! Come to this 2-bedroom home in a great Southgate neighborhood. Covered front porch invites social time with neighbors. Covered rear porch - BBQ or morning coffee. Really nice hardwood floors from room to room. Nice tight kitchen! All these appliances stay including the washer and dryer too. The TV will stay as well. The basement has room, could be an office or media room. Great linkage comes with this location.

3. 2026-05-18
   status Active

   Show marketing remark (455 chars)

   Purchasers could not perform. It's time! Come to this 2-bedroom home in a great Southgate neighborhood. Covered front porch invites social time with neighbors. Covered rear porch - BBQ or morning coffee. Really nice hardwood floors from room to room. Nice tight kitchen! All these appliances stay including the washer and dryer too. The TV will stay as well. The basement has room, could be an office or media room. Great linkage comes with this location.

4. 2026-05-09
   historical Keep Showing-Contgcy Appl 487-char remark

   Show marketing remark (455 chars)

   Purchasers could not perform. It's time! Come to this 2-bedroom home in a great Southgate neighborhood. Covered front porch invites social time with neighbors. Covered rear porch - BBQ or morning coffee. Really nice hardwood floors from room to room. Nice tight kitchen! All these appliances stay including the washer and dryer too. The TV will stay as well. The basement has room, could be an office or media room. Great linkage comes with this location.

5. 2026-05-09
   historical Active Under Contract 487-char remark

   Show marketing remark (455 chars)

   Purchasers could not perform. It's time! Come to this 2-bedroom home in a great Southgate neighborhood. Covered front porch invites social time with neighbors. Covered rear porch - BBQ or morning coffee. Really nice hardwood floors from room to room. Nice tight kitchen! All these appliances stay including the washer and dryer too. The TV will stay as well. The basement has room, could be an office or media room. Great linkage comes with this location.

6. 2026-05-09
   historical Active - Contingent

   Show marketing remark (455 chars)

   Purchasers could not perform. It's time! Come to this 2-bedroom home in a great Southgate neighborhood. Covered front porch invites social time with neighbors. Covered rear porch - BBQ or morning coffee. Really nice hardwood floors from room to room. Nice tight kitchen! All these appliances stay including the washer and dryer too. The TV will stay as well. The basement has room, could be an office or media room. Great linkage comes with this location.

7. 2026-05-01
   listed $164,900 Active 487-char remark

   Show marketing remark (455 chars)

   Purchasers could not perform. It's time! Come to this 2-bedroom home in a great Southgate neighborhood. Covered front porch invites social time with neighbors. Covered rear porch - BBQ or morning coffee. Really nice hardwood floors from room to room. Nice tight kitchen! All these appliances stay including the washer and dryer too. The TV will stay as well. The basement has room, could be an office or media room. Great linkage comes with this location.

8. 2026-05-01
   listed $164,900 Active 487-char remark

   Show marketing remark (455 chars)

   Purchasers could not perform. It's time! Come to this 2-bedroom home in a great Southgate neighborhood. Covered front porch invites social time with neighbors. Covered rear porch - BBQ or morning coffee. Really nice hardwood floors from room to room. Nice tight kitchen! All these appliances stay including the washer and dryer too. The TV will stay as well. The basement has room, could be an office or media room. Great linkage comes with this location.

9. 2026-05-01
   listed $164,900 Active

   Show marketing remark (455 chars)

   Purchasers could not perform. It's time! Come to this 2-bedroom home in a great Southgate neighborhood. Covered front porch invites social time with neighbors. Covered rear porch - BBQ or morning coffee. Really nice hardwood floors from room to room. Nice tight kitchen! All these appliances stay including the washer and dryer too. The TV will stay as well. The basement has room, could be an office or media room. Great linkage comes with this location.

10. 2025-07-07
    soldstatus $155,900
11. 2025-07-01
    historical
12. 2025-06-30
    soldstatus $155,900 Closed
13. 2025-06-30
    soldstatus $155,900 Closed
14. 2025-06-10
    status Pending
15. 2025-06-10
    status Pending
16. 2025-06-06
    listed $144,900 Active
17. 2025-06-06
    listed $144,900 Active
18. 2025-06-05
    historical $144,900
19. 2014-06-03
    soldstatus $49,900
20. 2014-06-03
    soldstatus $59,100
21. 2014-05-02
    soldstatus $59,100
22. 2014-05-02
    soldstatus $59,100
23. 2014-04-16
    historical
24. 2014-04-09
    listed $56,900
25. 2014-04-09
    listed $56,900
26. 2012-08-03
    soldstatus $28,100
27. 2012-08-03
    soldstatus $28,100
28. 2012-07-02
    historical
29. 2012-06-21
    listed $23,900
30. 2012-06-21
    listed $23,900
31. 2012-02-22
    historical
32. 2012-02-22
    historical
33. 2011-11-22
    listed $39,900
34. 2011-11-22
    listed $39,900
35. 2005-08-25
    soldstatus $114,400
36. 2005-08-25
    soldstatus $114,400
37. 2005-08-25
    soldstatus $114,400
38. 2005-08-25
    soldstatus $114,400
39. 2005-08-05
    historical
40. 2005-08-05
    historical
41. 2005-07-25
    listed $114,400
42. 2005-07-25
    listed $114,400
43. 2005-07-25
    historical
44. 2005-07-05
    listed $114,900
45. 2005-07-05
    historical
46. 2005-06-17
    listed $114,400
47. 2005-06-17
    listed $114,400
48. 2005-06-17
    listed $119,900
49. 1993-02-05
    soldstatus $19,000

ⓘ 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: $2,208 · $184/mo
• Projected year-2 tax: $2,373 · $198/mo
• Expected delta: +$166/yr (+$14/mo · 7.5%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,824
• − Mortgage interest: −$9,237
• − Property taxes: −$2,208
• − Insurance: −$824
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$4,797
• Taxable loss: −$4,614
• Est. tax savings @ 24.0%: +$1,107
• After-tax cash flow: $-591/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: Southgate Community School District
• NCES district ID: 2632340
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $49,234
• Composite: 24.83/100
• National rank: #7591
• State rank: #379 of 540 in MI

Livability — Southgate

• Score: 85/100
• State rank: #29
• US rank: #582

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime D- Employment B- Housing A+ Health & safety B- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southgate, MI
• County: Wayne County · 1,562,939 people
• City population: 29,366
• Metro: Detroit-Warren-Dearborn, MI
• Population (ZIP): 29,366
• Household income: $66,118
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 727.0

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 White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Black 8% Two or more races 8% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Romanian 9% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 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: ▼ -187.28%
• Current HPI: 207.9776
• Rent YoY: ▲ 4.04%
• 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

+767.9% since first listed

52 events — show timeline

• 2026-05-22 Pending — MiRealSource-MiMLS
• 2026-05-22 Pending — REALCOMP
• 2026-05-22 Pending — SW Michigan MLS
• 2026-05-18 Relisted — REALCOMP
• 2026-05-18 Relisted — MiRealSource-MiMLS
• 2026-05-18 Relisted — SW Michigan MLS
• 2026-05-09 Contingent — MiRealSource-MiMLS
• 2026-05-09 Contingent — REALCOMP
• 2026-05-09 Contingent — SW Michigan MLS
• 2026-05-01 Listed $164,900 SW Michigan MLS
• 2026-05-01 Listed $164,900 REALCOMP
• 2026-05-01 Listed $164,900 MiRealSource-MiMLS
• 2025-07-07 Sold (Public Records) $155,900 Public Records
• 2025-07-01 Listing Removed — MiRealSource-MiMLS
• 2025-06-30 Sold (MLS) $155,900 REALCOMP
• 2025-06-30 Sold (MLS) $155,900 MiRealSource-MiMLS
• 2025-06-10 Pending — MiRealSource-MiMLS
• 2025-06-10 Pending — REALCOMP
• 2025-06-06 Listed $144,900 MiRealSource-MiMLS
• 2025-06-06 Listed $144,900 REALCOMP
• 2025-06-05 Coming Soon $144,900 MiRealSource-MiMLS
• 2014-06-03 Sold (Public Records) $59,100 Public Records
• 2014-06-03 Sold (Public Records) $49,900 Public Records
• 2014-05-02 Sold (MLS) $59,100 MiRealSource-MiMLS
• 2014-05-02 Sold (MLS) $59,100 REALCOMP
• 2014-04-16 Listing Removed — MiRealSource-MiMLS
• 2014-04-09 Listed $56,900 MiRealSource-MiMLS
• 2014-04-09 Listed $56,900 REALCOMP
• 2012-08-03 Sold (MLS) $28,100 MiRealSource-MiMLS
• 2012-08-03 Sold (MLS) $28,100 REALCOMP
• 2012-07-02 Listing Removed — MiRealSource-MiMLS
• 2012-06-21 Listed $23,900 MiRealSource-MiMLS
• 2012-06-21 Listed $23,900 REALCOMP
• 2012-02-22 Listing Removed — MiRealSource-MiMLS
• 2012-02-22 Listing Removed — REALCOMP
• 2011-11-22 Listed $39,900 MiRealSource-MiMLS
• 2011-11-22 Listed $39,900 REALCOMP
• 2005-08-25 Sold (MLS) $114,400 MiRealSource-MiMLS
• 2005-08-25 Sold (MLS) $114,400 MiRealSource-MiMLS
• 2005-08-25 Sold (MLS) $114,400 REALCOMP
• 2005-08-25 Sold (MLS) $114,400 REALCOMP
• 2005-08-05 Listing Removed — MiRealSource-MiMLS
• 2005-08-05 Listing Removed — MiRealSource-MiMLS
• 2005-07-25 Listing Removed — REALCOMP
• 2005-07-25 Listed $114,400 MiRealSource-MiMLS
• 2005-07-25 Listed $114,400 REALCOMP
• 2005-07-05 Listing Removed — REALCOMP
• 2005-07-05 Listed $114,900 REALCOMP
• 2005-06-17 Listed $119,900 REALCOMP
• 2005-06-17 Listed $114,400 MiRealSource-MiMLS
• 2005-06-17 Listed $114,400 REALCOMP
• 1993-02-05 Sold (Public Records) $19,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,208 · +3.9% YoY. Source: county tax records.