13053 Maiden St · Detroit, MI 48213

$120,000

3 bd · 1.0 ba · 1,167 sqft · SingleFamily public records · 35 Days on market

Built 1927 3,920 sqft lot $103/sqft · 118% above area ↓ 16% since listing

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.3/10.0
• 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

Spacious 3 bed, 1 bath bungalow on Detroit's east side - minutes from the freeway and a short drive to Downtown. Home needs some TLC but offers great potential for a buyer or investor. BATVAI - Schedule your showing today! SOLD AS IS

Key facts

• 3,920 sq ft lot
• Garage
• Built 1927

Property features AI

Finance

• Other: Subdivision: RAVENDALE 2; Cross streets: Dickerson Ave and Coplin; Directions available

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Asphalt construction materials; Block foundation; Built area above grade: 1,167 square feet
• Exterior features: Paved road access; Lot approximately 0.09 acres (35 x 110)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Partial, unfinished basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% 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: 190 active listings in the ZIP; 33 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 $1,351/mo this rent would consume 48% 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 $830 of loan paydown is wiped out by about $4k 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 35 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.70%
• DSCR: 1.34
• GRM: 7.4

CMA / ARV

• ARV (median comp): $55,042
• List price: $120,000
• Delta: 118.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13136 Maiden St	0.09mi	4/1.0 (+1)	1,144 (-2%)	1mo	$10,000	$9	87
13113 Camden St	0.12mi	3/1.0	1,224 (+5%)	2mo	$88,000	$72	84
13334 Elmdale St	0.17mi	3/1.0	1,221 (+5%)	3mo	$89,254	$73	82
12798 Corbett St	0.12mi	3/1.5	1,124 (-4%)	7mo	$75,000	$67	81
13001 Promenade St	0.42mi	3/1.0	1,124 (-4%)	6mo	$73,800	$66	69
14263 Hampshire St	0.37mi	3/1.0	1,056 (-10%)	5mo	$16,500	$16	63
9200 Manistique St	0.64mi	3/1.0	1,135 (-3%)	4mo	$69,500	$61	62
14920 longview Longview St	0.53mi	3/1.0	1,085 (-7%)	5mo	$35,000	$32	59
8750 E Outer Dr	0.53mi	3/1.0	1,070 (-8%)	7mo	$102,000	$95	56
8801 E Outer Dr	0.55mi	3/1.5	1,047 (-10%)	1mo	$40,000	$38	54
5557 Lakeview St	0.71mi	3/1.0	1,233 (+6%)	4mo	$40,000	$32	54
9571 E Outer Dr	0.67mi	3/1.0	1,289 (+10%)	8mo	$149,000	$116	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-5,678
• Equity at exit: $17,892

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $12,877
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,351 high
• Mortgage (P&I): −$629
• Tax from tax record: −$172 /mo · $2,070/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $216

Break-even live

Break-even rent $1,078

Max offer price $120,000

Occupancy floor 79%

Sensitivity live

Price	-10% $284	-5% $250	+0% $216	+5% $182	+10% $148
Rent	-10% $109	-5% $162	+0% $216	+5% $269	+10% $322
Rate	-1.0pp $276	-0.5pp $246	base $216	+0.5pp $185	+1.0pp $153

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	0.17mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	0.27mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	25d	1	0.47mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	0.51mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	0.55mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	18d	1	0.62mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	0.74mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	21d	1	0.77mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	18d	1	0.81mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	4d	1	0.81mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	5d	1	0.85mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	44d	1	0.97mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	0.97mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	0.98mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	1.00mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	1.01mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	15d	1	1.03mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	1.07mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	15d	1	1.09mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	1.10mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	44d	1	1.11mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	44d	1	1.11mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	15d	1	1.12mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	1.13mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	1.14mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	18d	1	1.17mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	5d	1	1.25mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	18d	1	1.25mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	1.25mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	1.38mi
5235 Chatsworth St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.39mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	21d	1	1.41mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	5d	1	1.41mi

Listing history 26 events

1. 2026-06-18
   days on market $120,000 Active 35 DOM
2. 2026-06-17
   days on market $120,000 Active 34 DOM
3. 2026-06-15
   days on market $120,000 Active 32 DOM
4. 2026-06-13
   days on market $120,000 Active 30 DOM
5. 2026-06-13
   days on market $120,000 Active 29 DOM
6. 2026-06-09
   days on market $120,000 Active 26 DOM
7. 2026-06-08
   days on market $120,000 Active 25 DOM
8. 2026-06-07
   days on market $120,000 Active 24 DOM
9. 2026-06-04
   days on market $120,000 Active 21 DOM
10. 2026-06-03
    days on market $120,000 Active 20 DOM
11. 2026-06-02
    days on market $120,000 Active 19 DOM
12. 2026-06-01
    days on market $120,000 Active 18 DOM
13. 2026-05-31
    days on market $120,000 Active 17 DOM
14. 2026-05-14
    listed $120,000 Active 233-char remark

    Show marketing remark (233 chars)

    Spacious 3 bed, 1 bath bungalow on Detroit's east side - minutes from the freeway and a short drive to Downtown. Home needs some TLC but offers great potential for a buyer or investor. BATVAI - Schedule your showing today! SOLD AS IS

15. 2026-05-14
    listed $120,000 Active 243-char remark

    Show marketing remark (233 chars)

    Spacious 3 bed, 1 bath bungalow on Detroit's east side - minutes from the freeway and a short drive to Downtown. Home needs some TLC but offers great potential for a buyer or investor. BATVAI - Schedule your showing today! SOLD AS IS

16. 2026-04-21
    historical
17. 2026-04-21
    historical
18. 2026-03-31
    price $60,000
19. 2026-03-30
    price $60,000
20. 2026-01-06
    price $116,000
21. 2026-01-06
    price $116,000
22. 2025-12-08
    price $139,800
23. 2025-12-07
    price $139,800
24. 2025-12-02
    listed $143,000 Active
25. 2025-12-02
    listed $143,000 Active
26. 2024-01-19
    soldstatus $143,000

ⓘ 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: $2,070 · $172/mo
• Projected year-2 tax: $2,070 · $172/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 2/10 Low FEMA zone X (unshaded) · 9% 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: $16,213
• − Mortgage interest: −$6,722
• − Property taxes: −$2,070
• − Insurance: −$600
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$3,491
• Taxable income: $737
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $2,411/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

-16.1% since first listed

13 events — show timeline

• 2026-05-14 Listed $120,000 REALCOMP
• 2026-05-14 Listed $120,000 MiRealSource-MiMLS
• 2026-04-21 Listing Removed — MiRealSource-MiMLS
• 2026-04-21 Listing Removed — REALCOMP
• 2026-03-31 Price Changed $60,000 MiRealSource-MiMLS
• 2026-03-30 Price Changed $60,000 REALCOMP
• 2026-01-06 Price Changed $116,000 MiRealSource-MiMLS
• 2026-01-06 Price Changed $116,000 REALCOMP
• 2025-12-08 Price Changed $139,800 MiRealSource-MiMLS
• 2025-12-07 Price Changed $139,800 REALCOMP
• 2025-12-02 Listed $143,000 MiRealSource-MiMLS
• 2025-12-02 Listed $143,000 REALCOMP
• 2024-01-19 Sold (Public Records) $143,000 Public Records

Property tax history

+21.6%/yr

Latest (2025): $2,070 · -13.1% YoY. Source: county tax records.