13892 Bringard Dr · Detroit, MI 48205

$89,900

3 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 68 Days on market

Built 1947 5,227 sqft lot $79/sqft · at area comps Est $94k · at est. ↓ 2% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom full brick bungalow featuring a full basement and located in a desirable area close to shopping, dining, schools, and everyday conveniences. Immediate occupancy available with easy showings. Home is being sold as-is

Key facts

• Close to schools
• Full brick bungalow
• Full basement

Tags

• FULL BRICK BUNGALOW
• FULL BASEMENT
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% 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 (+1.3%/yr); 373 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 ($39k/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 $622 of loan paydown is wiped out by about $3k 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 + 1.3% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.53% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.01%
• DSCR: 1.80
• GRM: 5.4

CMA / ARV

• ARV (median comp): $94,255
• List price: $89,900
• Delta: -4.62%
• 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
14076 Rossini Dr	0.24mi	3/1.0	1,055 (-7%)	0mo	$90,000	$85	77
13693 Edmore Dr	0.15mi	3/1.5	1,269 (+12%)	0mo	$100,000	$79	70
19953 Regent Dr	0.31mi	3/1.0	1,038 (-8%)	2mo	$55,000	$53	70
19940 Westphalia St	0.60mi	3/1.0	1,114 (-2%)	0mo	$30,000	$27	69
20020 Pelkey St	0.28mi	3/1.0	1,020 (-10%)	2mo	$75,000	$74	69
14788 Rossini Dr	0.59mi	3/1.0	1,099 (-3%)	1mo	$82,000	$75	66
14910 Fairmount Dr	0.65mi	3/1.0	1,116 (-1%)	1mo	$15,000	$13	66
20577 Fairport St	0.59mi	3/1.0	1,078 (-5%)	1mo	$65,000	$60	64
20264 Waltham St	0.71mi	3/1.5	1,192 (+5%)	1mo	$50,000	$42	56
15011 Bringard Dr	0.74mi	3/1.0	1,208 (+7%)	2mo	$125,000	$103	53
20218 Goulburn St	0.64mi	3/1.0	965 (-15%)	1mo	$12,000	$12	44
19730 Goulburn St	0.70mi	3/1.5	977 (-14%)	1mo	$114,000	$117	42

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.29×
• Total profit: $7,289
• Equity at exit: $13,404

10-year hold

• IRR: 15.3%
• Equity multiple: 2.14×
• Total profit: $28,593
• Equity at exit: $7,773

Cash invested: $25,172 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,379 high
• Mortgage (P&I): −$471
• Tax from tax record: −$203 /mo · $2,433/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $378

Break-even live

Break-even rent $901

Max offer price $89,900

Occupancy floor 68%

Sensitivity live

Price	-10% $429	-5% $403	+0% $378	+5% $352	+10% $327
Rent	-10% $269	-5% $323	+0% $378	+5% $432	+10% $487
Rate	-1.0pp $423	-0.5pp $401	base $378	+0.5pp $354	+1.0pp $331

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	12d	1	0.15mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	24d	1	0.21mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	44d	1	0.21mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.25mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	18d	1	0.31mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	0.35mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	18d	1	0.44mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	24d	1	0.50mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	0.57mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	24d	1	0.67mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	24d	1	0.68mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	24d	1	0.69mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	0.70mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	18d	1	0.71mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	18d	1	0.72mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	0.76mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	44d	1	0.77mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	18d	1	0.81mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	18d	1	0.81mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	44d	1	0.83mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,350	$1.59	24d	1	0.84mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	4d	1	0.89mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	18d	1	0.90mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	0.90mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	44d	1	1.00mi
20290 Annott St Detroit, MI	3.0	1.0	1300	$1,250	$0.96	18d	1	1.10mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	15d	1	1.11mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	1.11mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	1.11mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	1.17mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	44d	1	1.18mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	1.23mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	1.24mi
22852 Sharrow Ave Warren, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	1.25mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	18d	1	1.32mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	18d	1	1.34mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	44d	1	1.43mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	5d	1	1.45mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	44d	1	1.48mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	3d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $89,900 Active 68 DOM
2. 2026-06-17
   pricedays on market $89,900 Active 67 DOM
3. 2026-06-15
   days on market $94,900 Active 65 DOM
4. 2026-06-13
   days on market $94,900 Active 63 DOM
5. 2026-06-13
   days on market $94,900 Active 62 DOM
6. 2026-06-09
   days on market $94,900 Active 59 DOM
7. 2026-06-08
   days on market $94,900 Active 58 DOM
8. 2026-06-07
   days on market $94,900 Active 57 DOM
9. 2026-06-04
   statusdays on market $94,900 Active 54 DOM
10. 2026-05-31
    status $94,900 Pending 53 DOM
11. 2026-05-13
    price $94,900 234-char remark

    Show marketing remark (234 chars)

    Charming 3-bedroom full brick bungalow featuring a full basement and located in a desirable area close to shopping, dining, schools, and everyday conveniences. Immediate occupancy available with easy showings. Home is being sold as-is

12. 2026-05-12
    price $94,900 234-char remark

    Show marketing remark (234 chars)

    Charming 3-bedroom full brick bungalow featuring a full basement and located in a desirable area close to shopping, dining, schools, and everyday conveniences. Immediate occupancy available with easy showings. Home is being sold as-is

13. 2026-04-07
    listed $104,900 Active 234-char remark

    Show marketing remark (234 chars)

    Charming 3-bedroom full brick bungalow featuring a full basement and located in a desirable area close to shopping, dining, schools, and everyday conveniences. Immediate occupancy available with easy showings. Home is being sold as-is

14. 2026-04-06
    listed $104,900 Active 234-char remark

    Show marketing remark (234 chars)

    Charming 3-bedroom full brick bungalow featuring a full basement and located in a desirable area close to shopping, dining, schools, and everyday conveniences. Immediate occupancy available with easy showings. Home is being sold as-is

15. 2024-02-12
    soldstatus $93,000
16. 2022-06-25
    price $1,000
17. 2014-02-28
    soldstatus $65,200
18. 2010-08-10
    historical
19. 2010-08-10
    historical
20. 2010-06-07
    listed $24,900
21. 2010-06-07
    listed $24,900
22. 2008-08-05
    soldstatus $10,500
23. 2008-03-28
    soldstatus $10,500
24. 2008-03-07
    historical
25. 2007-08-13
    listed $27,900
26. 2007-08-03
    listed $27,900
27. 2006-06-21
    historical
28. 2006-03-24
    listed $96,900

ⓘ 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: $2,433 · $203/mo
• Projected year-2 tax: $2,433 · $203/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 ≥96°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: $16,548
• − Mortgage interest: −$5,036
• − Property taxes: −$2,433
• − Insurance: −$450
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$2,615
• Taxable income: $3,367
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $3,725/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

-2.1% since first listed

18 events — show timeline

• 2026-05-13 Price Changed $94,900 MiRealSource-MiMLS
• 2026-05-12 Price Changed $94,900 REALCOMP
• 2026-04-07 Listed $104,900 REALCOMP
• 2026-04-06 Listed $104,900 MiRealSource-MiMLS
• 2024-02-12 Sold (Public Records) $93,000 Public Records
• 2022-06-25 Price Changed $1,000 RENT.
• 2014-02-28 Sold (Public Records) $65,200 Public Records
• 2010-08-10 Listing Removed — REALCOMP
• 2010-08-10 Listing Removed — MiRealSource-MiMLS
• 2010-06-07 Listed $24,900 REALCOMP
• 2010-06-07 Listed $24,900 MiRealSource-MiMLS
• 2008-08-05 Sold (MLS) $10,500 REALCOMP
• 2008-03-28 Sold (MLS) $10,500 MiRealSource-MiMLS
• 2008-03-07 Listing Removed — MiRealSource-MiMLS
• 2007-08-13 Listed $27,900 REALCOMP
• 2007-08-03 Listed $27,900 MiRealSource-MiMLS
• 2006-06-21 Listing Removed — MiRealSource-MiMLS
• 2006-03-24 Listed $96,900 MiRealSource-MiMLS

Property tax history

+1.3%/yr

Latest (2025): $2,433 · +37.0% YoY. Source: county tax records.