13586 Indiana St · Detroit, MI 48238

$37,000

3 bd · 1.0 ba · 1,298 sqft · SingleFamily public records · 2 Days on market

Built 1927 3,485 sqft lot Est $60k · 38% 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

Investor special located at 13586 Indiana, Detroit MI 48238. Solid 3-bedroom, 1-bath colonial offering strong upside for investors looking for their next value-add project. Classic layout with spacious living areas and full basement, providing a great foundation for renovation and long-term rental or resale. Property will require updates but presents an excellent opportunity to build equity in an active rental market. Conveniently located near major roads, shopping, and local amenities. Sold as-is. BATVAI.

Key facts

• Full basement
• Classic layout
• Conveniently located

Tags

• FULL BASEMENT
• SPACIOUS LIVING AREAS
• CLASSIC LAYOUT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $706 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Cap rate 29.2% vs local median 10.2% 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); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 45% 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 $256 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $3k; list at $37k implies a 1221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,000

Questions for the listing agent

1. Built in 1927 — 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 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: 3.34% ✓
• Cap rate: 29.17%
• Cash-on-cash: 81.72%
• DSCR: 4.64
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $59,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13586 Indiana St	0.00mi	3/1.0	1,298 (0%)	2mo	$30,000	$23	99
13903 Cloverlawn Ave	0.26mi	3/1.5	1,265 (-2%)	5mo	$140,000	$111	78
14203 Cherrylawn St	0.33mi	3/2.0	1,250 (-4%)	5mo	$58,000	$46	70
13955 Ohio St	0.16mi	3/1.0	1,448 (+12%)	5mo	$37,000	$26	70
13581 Cloverlawn St	0.24mi	4/2.0 (+1)	1,240 (-4%)	4mo	$143,000	$115	69
13546 Ilene St	0.21mi	3/1.0	1,440 (+11%)	6mo	$32,000	$22	67
12629 Washburn St	0.46mi	3/1.0	1,392 (+7%)	7mo	$75,000	$54	60
12162 Kentucky St	0.61mi	3/1.0	1,415 (+9%)	4mo	$42,000	$30	53
13176 Manor St	0.57mi	3/1.5	1,478 (+14%)	2mo	$60,500	$41	47
12303 Cloverlawn St	0.62mi	3/1.5	1,454 (+12%)	4mo	$58,500	$40	46
11931 Wisconsin St	0.69mi	3/3.0	1,407 (+8%)	5mo	$135,900	$97	42
13587 Monica St	0.70mi	3/1.0	1,484 (+14%)	5mo	$130,000	$88	39

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: 85.6%
• Equity multiple: 5.15×
• Total profit: $42,996
• Equity at exit: $5,517

10-year hold

• IRR: 89.5%
• Equity multiple: 11.91×
• Total profit: $113,051
• Equity at exit: $3,199

Cash invested: $10,360 (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: 346
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$194
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $706

Break-even live

Break-even rent $343

Max offer price $37,000

Occupancy floor 38%

Sensitivity live

Price	-10% $726	-5% $716	+0% $706	+5% $695	+10% $685
Rent	-10% $608	-5% $657	+0% $706	+5% $754	+10% $803
Rate	-1.0pp $724	-0.5pp $715	base $706	+0.5pp $696	+1.0pp $686

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.07mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	44d	1	0.13mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	0.23mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	21d	1	0.37mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	0.38mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	0.38mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.39mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	0.43mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	0.45mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	0.56mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.58mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	0.60mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.60mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.60mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	0.64mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.66mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.79mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.84mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	22d	1	0.90mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	0.93mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	0.99mi
12123 Santa Rosa Dr Detroit, MI	2.0	1.0	1680	$1,000	$0.60	25d	1	1.01mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	1.06mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	1.09mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	1.11mi
12019 Stoepel St Detroit, MI	2.0	1.0	1000	$943	$0.94	5d	1	1.12mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	1.15mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	44d	1	1.16mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	17d	1	1.20mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	1.25mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.25mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	1.27mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	1.28mi
4268 Cortland St Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.31mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.31mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	1.34mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.35mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	1.35mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	1.36mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	1.36mi

Listing history 9 events

1. 2026-04-22
   status Pending 511-char remark

   Show marketing remark (511 chars)

   Investor special located at 13586 Indiana, Detroit MI 48238. Solid 3-bedroom, 1-bath colonial offering strong upside for investors looking for their next value-add project. Classic layout with spacious living areas and full basement, providing a great foundation for renovation and long-term rental or resale. Property will require updates but presents an excellent opportunity to build equity in an active rental market. Conveniently located near major roads, shopping, and local amenities. Sold as-is. BATVAI.

2. 2026-04-22
   status Pending

   Show marketing remark (511 chars)

   Investor special located at 13586 Indiana, Detroit MI 48238. Solid 3-bedroom, 1-bath colonial offering strong upside for investors looking for their next value-add project. Classic layout with spacious living areas and full basement, providing a great foundation for renovation and long-term rental or resale. Property will require updates but presents an excellent opportunity to build equity in an active rental market. Conveniently located near major roads, shopping, and local amenities. Sold as-is. BATVAI.

3. 2026-04-20
   listed $37,000 Active

   Show marketing remark (511 chars)

   Investor special located at 13586 Indiana, Detroit MI 48238. Solid 3-bedroom, 1-bath colonial offering strong upside for investors looking for their next value-add project. Classic layout with spacious living areas and full basement, providing a great foundation for renovation and long-term rental or resale. Property will require updates but presents an excellent opportunity to build equity in an active rental market. Conveniently located near major roads, shopping, and local amenities. Sold as-is. BATVAI.

4. 2026-04-20
   listed $37,000 Active 511-char remark

   Show marketing remark (511 chars)

   Investor special located at 13586 Indiana, Detroit MI 48238. Solid 3-bedroom, 1-bath colonial offering strong upside for investors looking for their next value-add project. Classic layout with spacious living areas and full basement, providing a great foundation for renovation and long-term rental or resale. Property will require updates but presents an excellent opportunity to build equity in an active rental market. Conveniently located near major roads, shopping, and local amenities. Sold as-is. BATVAI.

5. 2014-05-16
   soldstatus $2,800 102-char remark

   Show marketing remark (102 chars)

   Three bedroom with open floor plan, two covered porches, one car detached garage, and a full basement.

6. 2014-05-16
   soldstatus $2,800

   Show marketing remark (102 chars)

   Three bedroom with open floor plan, two covered porches, one car detached garage, and a full basement.

7. 2014-04-02
   historical
8. 2014-03-25
   listed $1,200 102-char remark

   Show marketing remark (102 chars)

   Three bedroom with open floor plan, two covered porches, one car detached garage, and a full basement.

9. 2014-03-25
   listed $1,200

   Show marketing remark (102 chars)

   Three bedroom with open floor plan, two covered porches, one car detached garage, and a full basement.

ⓘ 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: $742 · $62/mo
• Projected year-2 tax: $742 · $62/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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,838
• − Mortgage interest: −$2,073
• − Property taxes: −$742
• − Insurance: −$185
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$1,076
• Taxable income: $8,387
• Est. tax owed @ 24.0%: −$2,013
• After-tax cash flow: $6,453/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

+2983.3% since first listed

9 events — show timeline

• 2026-04-22 Pending — MiRealSource-MiMLS
• 2026-04-22 Pending — REALCOMP
• 2026-04-20 Listed $37,000 REALCOMP
• 2026-04-20 Listed $37,000 MiRealSource-MiMLS
• 2014-05-16 Sold (MLS) $2,800 MiRealSource-MiMLS
• 2014-05-16 Sold (MLS) $2,800 REALCOMP
• 2014-04-02 Listing Removed — MiRealSource-MiMLS
• 2014-03-25 Listed $1,200 MiRealSource-MiMLS
• 2014-03-25 Listed $1,200 REALCOMP

Property tax history

-3.0%/yr

Latest (2025): $742 · -54.5% YoY. Source: county tax records.