13310 Maiden St · Detroit, MI 48213

$95,000

4 bd · 1.5 ba · 1,994 sqft · Townhouse public records · 76 Days on market

Built 1929 4,356 sqft lot ↓ 47% 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 +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Potential in This Uniquely Renovated 4-Bedroom. Step into this spacious and thoughtfully designed home featuring 4 generous bedrooms, 2.5 bathrooms, two kitchens, two dining areas, and two large living rooms. The layout is ideal for multi-generational living or extended family, as each level can function as its own living space. Each level offers a bright living room, dining area, kitchen space, bathroom, and well-sized bedrooms, providing flexibility and strong potential for customization. The home has undergone renovations, including updates to flooring, HVAC, paint, and interior finishes. However, the property still needs work and final finishing touches, and is priced accordingly for buyers looking to complete the updates to their own preference. Motivated seller - bring your offers. * Property is being sold AS-IS. Seller will make no repairs. * * * Due to the condition of the home, showings will be allowed only after an accepted offer. * * This is a great opportunity for investors, flippers, or buyers looking for a project with strong upside potential. Located in a quiet neighborhood with great space and versatility. All measurements are approximate. BATVAI.

Key facts

• Two dining areas
• Two kitchens
• Uniquely renovated

Tags

• UNIQUELY RENOVATED
• TWO KITCHENS
• TWO DINING AREAS
• TWO LARGE LIVING ROOMS
• MULTI-GENERATIONAL LIVING
• UPDATES TO FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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: 190 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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).
• At $1,565/mo this rent would consume 55% of the median local household income ($34k/yr) (locally 1202% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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 + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts; 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: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.65% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.75%
• DSCR: 2.28
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.1%
• Equity multiple: 1.95×
• Total profit: $25,182
• Equity at exit: $14,165

10-year hold

• IRR: 31.0%
• Equity multiple: 3.79×
• Total profit: $74,143
• Equity at exit: $8,214

Cash invested: $26,600 (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 48213

• Active inventory: 190
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,565 high
• Mortgage (P&I): −$498
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $637

Break-even live

Break-even rent $758

Max offer price $95,000

Occupancy floor 54%

Sensitivity live

Price	-10% $691	-5% $664	+0% $637	+5% $610	+10% $583
Rent	-10% $514	-5% $575	+0% $637	+5% $699	+10% $761
Rate	-1.0pp $685	-0.5pp $661	base $637	+0.5pp $613	+1.0pp $588

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	25d	1	0.07mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	25d	1	0.45mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	21d	1	0.66mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	4d	1	0.69mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	5d	1	0.73mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	0.85mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	44d	1	0.88mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	0.88mi
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	25d	1	0.93mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	18d	1	1.02mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	18d	1	1.07mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	1.09mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	5d	1	1.13mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	44d	1	1.30mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	5d	1	1.31mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	1.41mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	18d	1	1.41mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	1.46mi

Listing history 23 events

1. 2026-04-20
   price $95,000 1203-char remark

   Show marketing remark (1208 chars)

   Discover the Potential in This Uniquely Renovated 4-Bedroom. Step into this spacious and thoughtfully designed home featuring 4 generous bedrooms, 2.5 bathrooms, two kitchens, two dining areas, and two large living rooms. The layout is ideal for multi-generational living or extended family, as each level can function as its own living space. Each level offers a bright living room, dining area, kitchen space, bathroom, and well-sized bedrooms, providing flexibility and strong potential for customization. The home has undergone renovations, including updates to flooring, HVAC, paint, and interior finishes. However, the property still needs work and final finishing touches, and is priced accordingly for buyers looking to complete the updates to their own preference. Motivated seller — bring your offers. * Property is being sold AS-IS. Seller will make no repairs. * * * Due to the condition of the home, showings will be allowed only after an accepted offer. * * This is a great opportunity for investors, flippers, or buyers looking for a project with strong upside potential. Located in a quiet neighborhood with great space and versatility. All measurements are approximate. BATVAI.

2. 2026-04-20
   price $95,000 1208-char remark

   Show marketing remark (1208 chars)

   Discover the Potential in This Uniquely Renovated 4-Bedroom. Step into this spacious and thoughtfully designed home featuring 4 generous bedrooms, 2.5 bathrooms, two kitchens, two dining areas, and two large living rooms. The layout is ideal for multi-generational living or extended family, as each level can function as its own living space. Each level offers a bright living room, dining area, kitchen space, bathroom, and well-sized bedrooms, providing flexibility and strong potential for customization. The home has undergone renovations, including updates to flooring, HVAC, paint, and interior finishes. However, the property still needs work and final finishing touches, and is priced accordingly for buyers looking to complete the updates to their own preference. Motivated seller — bring your offers. * Property is being sold AS-IS. Seller will make no repairs. * * * Due to the condition of the home, showings will be allowed only after an accepted offer. * * This is a great opportunity for investors, flippers, or buyers looking for a project with strong upside potential. Located in a quiet neighborhood with great space and versatility. All measurements are approximate. BATVAI.

3. 2026-03-22
   price $100,000 1203-char remark

   Show marketing remark (1208 chars)

   Discover the Potential in This Uniquely Renovated 4-Bedroom. Step into this spacious and thoughtfully designed home featuring 4 generous bedrooms, 2.5 bathrooms, two kitchens, two dining areas, and two large living rooms. The layout is ideal for multi-generational living or extended family, as each level can function as its own living space. Each level offers a bright living room, dining area, kitchen space, bathroom, and well-sized bedrooms, providing flexibility and strong potential for customization. The home has undergone renovations, including updates to flooring, HVAC, paint, and interior finishes. However, the property still needs work and final finishing touches, and is priced accordingly for buyers looking to complete the updates to their own preference. Motivated seller — bring your offers. * Property is being sold AS-IS. Seller will make no repairs. * * * Due to the condition of the home, showings will be allowed only after an accepted offer. * * This is a great opportunity for investors, flippers, or buyers looking for a project with strong upside potential. Located in a quiet neighborhood with great space and versatility. All measurements are approximate. BATVAI.

4. 2026-03-22
   price $100,000 1208-char remark

   Show marketing remark (1208 chars)

   Discover the Potential in This Uniquely Renovated 4-Bedroom. Step into this spacious and thoughtfully designed home featuring 4 generous bedrooms, 2.5 bathrooms, two kitchens, two dining areas, and two large living rooms. The layout is ideal for multi-generational living or extended family, as each level can function as its own living space. Each level offers a bright living room, dining area, kitchen space, bathroom, and well-sized bedrooms, providing flexibility and strong potential for customization. The home has undergone renovations, including updates to flooring, HVAC, paint, and interior finishes. However, the property still needs work and final finishing touches, and is priced accordingly for buyers looking to complete the updates to their own preference. Motivated seller — bring your offers. * Property is being sold AS-IS. Seller will make no repairs. * * * Due to the condition of the home, showings will be allowed only after an accepted offer. * * This is a great opportunity for investors, flippers, or buyers looking for a project with strong upside potential. Located in a quiet neighborhood with great space and versatility. All measurements are approximate. BATVAI.

5. 2026-03-15
   listed $110,000 Active 1203-char remark

   Show marketing remark (1208 chars)

   Discover the Potential in This Uniquely Renovated 4-Bedroom. Step into this spacious and thoughtfully designed home featuring 4 generous bedrooms, 2.5 bathrooms, two kitchens, two dining areas, and two large living rooms. The layout is ideal for multi-generational living or extended family, as each level can function as its own living space. Each level offers a bright living room, dining area, kitchen space, bathroom, and well-sized bedrooms, providing flexibility and strong potential for customization. The home has undergone renovations, including updates to flooring, HVAC, paint, and interior finishes. However, the property still needs work and final finishing touches, and is priced accordingly for buyers looking to complete the updates to their own preference. Motivated seller — bring your offers. * Property is being sold AS-IS. Seller will make no repairs. * * * Due to the condition of the home, showings will be allowed only after an accepted offer. * * This is a great opportunity for investors, flippers, or buyers looking for a project with strong upside potential. Located in a quiet neighborhood with great space and versatility. All measurements are approximate. BATVAI.

6. 2026-03-15
   listed $110,000 Active 1208-char remark

   Show marketing remark (1208 chars)

   Discover the Potential in This Uniquely Renovated 4-Bedroom. Step into this spacious and thoughtfully designed home featuring 4 generous bedrooms, 2.5 bathrooms, two kitchens, two dining areas, and two large living rooms. The layout is ideal for multi-generational living or extended family, as each level can function as its own living space. Each level offers a bright living room, dining area, kitchen space, bathroom, and well-sized bedrooms, providing flexibility and strong potential for customization. The home has undergone renovations, including updates to flooring, HVAC, paint, and interior finishes. However, the property still needs work and final finishing touches, and is priced accordingly for buyers looking to complete the updates to their own preference. Motivated seller — bring your offers. * Property is being sold AS-IS. Seller will make no repairs. * * * Due to the condition of the home, showings will be allowed only after an accepted offer. * * This is a great opportunity for investors, flippers, or buyers looking for a project with strong upside potential. Located in a quiet neighborhood with great space and versatility. All measurements are approximate. BATVAI.

7. 2026-01-01
   historical
8. 2026-01-01
   historical
9. 2025-10-22
   price $134,500
10. 2025-10-21
    status Active
11. 2025-10-21
    status Active
12. 2025-10-21
    price $134,500
13. 2025-09-23
    historical Accepting Backup Offers
14. 2025-09-23
    historical Active Under Contract
15. 2025-08-20
    price $145,000
16. 2025-08-19
    price $145,000
17. 2025-08-01
    listed $149,900 Active
18. 2025-08-01
    listed $149,900 Active
19. 2025-07-28
    historical
20. 2025-06-13
    price $174,000
21. 2025-06-13
    price $174,000
22. 2025-06-03
    listed $179,000 Active
23. 2025-06-02
    listed $179,000 Active

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $1,099 · $92/mo
• Expected delta: +$364/yr (+$30/mo · 49.6%)

ⓘ 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 ≥95°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: $18,778
• − Mortgage interest: −$5,321
• − Property taxes: −$735
• − Insurance: −$475
• − Repairs & maintenance: −$1,502
• − Management: −$1,502
• − Depreciation: −$2,764
• Taxable income: $6,479
• Est. tax owed @ 24.0%: −$1,555
• After-tax cash flow: $6,092/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% 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: ▼ -122.86%
• Current HPI: 217.2037
• Rent YoY: —
• 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

-46.9% since first listed

23 events — show timeline

• 2026-04-20 Price Changed $95,000 MiRealSource-MiMLS
• 2026-04-20 Price Changed $95,000 REALCOMP
• 2026-03-22 Price Changed $100,000 MiRealSource-MiMLS
• 2026-03-22 Price Changed $100,000 REALCOMP
• 2026-03-15 Listed $110,000 REALCOMP
• 2026-03-15 Listed $110,000 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2025-10-22 Price Changed $134,500 MiRealSource-MiMLS
• 2025-10-21 Relisted — MiRealSource-MiMLS
• 2025-10-21 Relisted — REALCOMP
• 2025-10-21 Price Changed $134,500 REALCOMP
• 2025-09-23 Contingent — MiRealSource-MiMLS
• 2025-09-23 Contingent — REALCOMP
• 2025-08-20 Price Changed $145,000 MiRealSource-MiMLS
• 2025-08-19 Price Changed $145,000 REALCOMP
• 2025-08-01 Listed $149,900 REALCOMP
• 2025-08-01 Listed $149,900 MiRealSource-MiMLS
• 2025-07-28 Listing Removed — MiRealSource-MiMLS
• 2025-06-13 Price Changed $174,000 MiRealSource-MiMLS
• 2025-06-13 Price Changed $174,000 REALCOMP
• 2025-06-03 Listed $179,000 REALCOMP
• 2025-06-02 Listed $179,000 MiRealSource-MiMLS

Property tax history

-10.3%/yr

Latest (2025): $735 · -74.3% YoY. Source: county tax records.