14111 Steel St · Detroit, MI 48227

$55,000

3 bd · 1.0 ba · 910 sqft · SingleFamily public records · 1 Days on market

Built 1930 8,276 sqft lot $60/sqft · at area comps Est $54k · at est.

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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 +7.1/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attn: Investors and home buyers make this house yours.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1930

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Sewer available
• Home design: Single-family residence; One and one-half story; Ground-level entry with steps; Brick construction
• Construction: Brick/mortar foundation
• Exterior features: Paved road frontage; Lot approximately 70 x 115 (0.19 acre)

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central air conditioning
• Interior features: Living room fireplace; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 18.2% 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 (+5.6%/yr); 385 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); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 41% of the median local income ($37k/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 $380 of loan paydown is wiped out by about $2k 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 + 5.6% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 sale attempts since 4y 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 $15k; list at $55k implies a 267% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.29% ✓
• Cap rate: 18.24%
• Cash-on-cash: 42.67%
• DSCR: 2.90
• GRM: 3.6

CMA / ARV

• ARV (median comp): $54,473
• List price: $55,000
• Delta: 8.31%
• 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
14565 Hartwell St	0.52mi	3/1.0	900 (-1%)	3mo	$65,000	$72	71
14016 Sorrento St	0.04mi	3/1.0	973 (+7%)	21mo	$37,000	$38	69
14595 Littlefield St	0.48mi	3/1.0	916 (+1%)	16mo	$68,000	$74	63
14014 Washburn St	0.57mi	2/1.0 (-1)	876 (-4%)	3mo	$17,000	$19	60
14871 NE Cheyenne St NW	0.59mi	3/1.0	878 (-4%)	13mo	$69,000	$79	56
12740 Mendota St	0.64mi	3/1.0	972 (+7%)	6mo	$90,000	$93	53
13536 Griggs St	0.54mi	2/1.0 (-1)	924 (+2%)	21mo	$63,000	$68	50
14881 Mendota St	0.68mi	3/1.0	960 (+6%)	22mo	$58,000	$60	41
14284 Kentucky St	0.70mi	2/1.0 (-1)	825 (-9%)	8mo	$27,000	$33	40
14301 Freeland St	0.74mi	3/2.0	1,020 (+12%)	7mo	$65,000	$64	35
14887 Mendota St	0.69mi	3/1.0	803 (-12%)	20mo	$25,000	$31	32
14611 Washburn St	0.70mi	2/1.0 (-1)	790 (-13%)	10mo	$34,900	$44	32

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 42.6%
• Equity multiple: 2.91×
• Total profit: $29,388
• Equity at exit: $8,201

10-year hold

• IRR: 50.0%
• Equity multiple: 6.54×
• Total profit: $85,309
• Equity at exit: $4,755

Cash invested: $15,400 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$288
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $548

Break-even live

Break-even rent $566

Max offer price $55,000

Occupancy floor 52%

Sensitivity live

Price	-10% $579	-5% $563	+0% $548	+5% $532	+10% $516
Rent	-10% $448	-5% $498	+0% $548	+5% $597	+10% $647
Rate	-1.0pp $575	-0.5pp $562	base $548	+0.5pp $533	+1.0pp $519

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	18d	1	0.59mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	0.62mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	0.69mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.70mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	0.77mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	0.78mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	0.78mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	0.90mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	0.94mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	0.95mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	0.96mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	13d	1	0.97mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	1.01mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	1.07mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	1.08mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	1.13mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	1.14mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	1.14mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	44d	1	1.14mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	17d	1	1.14mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	1.15mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	44d	1	1.18mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	1.18mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	25d	1	1.20mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	1.27mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	44d	1	1.28mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	1.30mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	18d	1	1.30mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	1.37mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	44d	1	1.37mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	44d	1	1.37mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	1.40mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.40mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	18d	1	1.42mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	1.43mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	25d	1	1.44mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	1.44mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	25d	1	1.44mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	1.45mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	25d	4	1.46mi

Listing history 38 events

1. 2026-06-17
   pricedays on marketlisting id $55,000 Active 1 DOM
2. 2026-06-04
   days on marketlisting id $59,000 Active 106 DOM
3. 2026-06-03
   days on market $59,000 Active 105 DOM
4. 2026-06-01
   days on market $59,000 Active 103 DOM
5. 2026-05-31
   days on market $59,000 Active 102 DOM
6. 2026-02-20
   price $59,000 134-char remark
7. 2026-02-19
   price $59,000 134-char remark
8. 2026-02-18
   listed $69,900 Active 134-char remark
9. 2026-02-18
   listed $69,900 Active 134-char remark
10. 2025-02-06
    soldstatus $15,000 Closed
11. 2025-02-06
    soldstatus $15,000 Closed
12. 2024-12-17
    status Pending
13. 2024-06-28
    status Pending
14. 2024-06-28
    status Pending
15. 2024-06-21
    price $15,000
16. 2024-06-21
    price $15,000
17. 2024-05-31
    price $19,800
18. 2024-05-31
    price $19,800
19. 2024-05-31
    status Active
20. 2024-05-31
    status Active
21. 2023-11-08
    status Pending
22. 2023-11-08
    status Pending
23. 2023-09-12
    price $19,900
24. 2023-09-12
    price $19,900
25. 2023-05-24
    price $20,000
26. 2023-05-23
    price $20,000
27. 2023-04-04
    status Active
28. 2023-04-04
    status Active
29. 2022-10-25
    status Pending
30. 2022-10-25
    status Pending
31. 2022-10-10
    listed $25,000 Active
32. 2022-10-10
    listed $25,000 Active
33. 2022-05-26
    historical
34. 2022-05-25
    historical
35. 2022-05-13
    price $47,000
36. 2022-05-12
    price $47,000
37. 2022-05-03
    listed $50,000 Active
38. 2022-05-03
    listed $50,000 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: $1,632 · $136/mo
• Projected year-2 tax: $1,632 · $136/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 2/10 Low 7 d/yr ≥97°F today · 14 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: $15,112
• − Mortgage interest: −$3,081
• − Property taxes: −$1,632
• − Insurance: −$275
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$1,600
• Taxable income: $6,106
• Est. tax owed @ 24.0%: −$1,466
• After-tax cash flow: $5,105/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+10.0% since first listed

37 events — show timeline

• 2026-06-17 Listed $55,000 REALCOMP
• 2026-06-16 Listed $55,000 MiRealSource-MiMLS
• 2026-06-04 Listing Removed — MiRealSource-MiMLS
• 2026-06-04 Listing Removed — REALCOMP
• 2026-02-20 Price Changed $59,000 MiRealSource-MiMLS
• 2026-02-19 Price Changed $59,000 REALCOMP
• 2026-02-18 Listed $69,900 MiRealSource-MiMLS
• 2026-02-18 Listed $69,900 REALCOMP
• 2025-02-06 Sold (MLS) $15,000 MiRealSource-MiMLS
• 2025-02-06 Sold (MLS) $15,000 REALCOMP
• 2024-12-17 Pending — REALCOMP
• 2024-06-28 Pending — MiRealSource-MiMLS
• 2024-06-28 Pending — REALCOMP
• 2024-06-21 Price Changed $15,000 MiRealSource-MiMLS
• 2024-06-21 Price Changed $15,000 REALCOMP
• 2024-05-31 Price Changed $19,800 MiRealSource-MiMLS
• 2024-05-31 Price Changed $19,800 REALCOMP
• 2024-05-31 Relisted — MiRealSource-MiMLS
• 2024-05-31 Relisted — REALCOMP
• 2023-11-08 Pending — MiRealSource-MiMLS
• 2023-11-08 Pending — REALCOMP
• 2023-09-12 Price Changed $19,900 MiRealSource-MiMLS
• 2023-09-12 Price Changed $19,900 REALCOMP
• 2023-05-24 Price Changed $20,000 MiRealSource-MiMLS
• 2023-05-23 Price Changed $20,000 REALCOMP
• 2023-04-04 Relisted — MiRealSource-MiMLS
• 2023-04-04 Relisted — REALCOMP
• 2022-10-25 Pending — MiRealSource-MiMLS
• 2022-10-25 Pending — REALCOMP
• 2022-10-10 Listed $25,000 MiRealSource-MiMLS
• 2022-10-10 Listed $25,000 REALCOMP
• 2022-05-26 Listing Removed — REALCOMP
• 2022-05-25 Listing Removed — MiRealSource-MiMLS
• 2022-05-13 Price Changed $47,000 MiRealSource-MiMLS
• 2022-05-12 Price Changed $47,000 REALCOMP
• 2022-05-03 Listed $50,000 MiRealSource-MiMLS
• 2022-05-03 Listed $50,000 REALCOMP

Property tax history

+4.2%/yr

Latest (2025): $1,632 · +1.3% YoY. Source: county tax records.