14481 Bramell St · Detroit, MI 48223

$99,000

3 bd · 1.0 ba · 979 sqft · SingleFamily public records · 21 Days on market

Built 1952 5,663 sqft lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• 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

Solid three bedroom brick home featuring a basement and detached garage. Finished basement includes an additional bathroom, offering extra living and entertaining space. Located just a short walk from many parks including Eliza Howell Park and Etheldra Mae Williams Park. Long-term tenant in place paying all utilities, providing immediate rental income opportunity for investors. Please do not disturb tenants. Showings with accepted offer. BATVAI.

Key facts

• Short walk to parks
• Extra living space
• Finished basement

Tags

• BRICK HOME
• FINISHED BASEMENT
• ADDITIONAL BATHROOM
• EXTRA LIVING SPACE
• DETACHED GARAGE
• SHORT WALK TO PARKS

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer available; Public water available
• Home design: Single-family residence; One level; Ground-level entry with steps
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Lot approximately 42 x 132.9 (0.13 acres)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Partially finished basement; Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% 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: 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% 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 31% of the median local income ($45k/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 $684 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 29y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 1.16% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.16%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $51,887
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22612 Lyndon St	0.04mi	3/1.0	988 (+1%)	7mo	$149,000	$151	91
22556 Lyndon St	0.04mi	3/1.5	991 (+1%)	7mo	$135,000	$136	88
22520 Lyndon St	0.06mi	3/1.0	942 (-4%)	11mo	$59,900	$64	81
14025 Dacosta St	0.40mi	3/1.0	946 (-3%)	3mo	$15,500	$16	73
13955 Dolphin St	0.49mi	3/1.0	1,034 (+6%)	10mo	$55,000	$53	59
15044 Dacosta St	0.44mi	3/1.0	890 (-9%)	11mo	$87,000	$98	55
14177 Bentler St	0.68mi	4/1.0 (+1)	1,000 (+2%)	8mo	$30,000	$30	53
14931 Rockdale St	0.45mi	3/1.0	1,100 (+12%)	8mo	$39,900	$36	52
15440 Dacosta St	0.72mi	3/2.0	998 (+2%)	12mo	$35,000	$35	49
12914 Hazelton St	0.70mi	3/1.5	889 (-9%)	4mo	$55,125	$62	47
15451 Grayfield St	0.74mi	3/1.0	920 (-6%)	11mo	$17,050	$19	46
14825 Chapel St	0.61mi	4/1.0 (+1)	1,058 (+8%)	11mo	$30,000	$28	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: 0.3%
• Equity multiple: 1.01×
• Total profit: $365
• Equity at exit: $14,761

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $21,431
• Equity at exit: $8,560

Cash invested: $27,720 (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 48223

• Active inventory: 158
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$519
• Tax from tax record: −$87 /mo · $1,042/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $258

Break-even live

Break-even rent $819

Max offer price $99,000

Occupancy floor 72%

Sensitivity live

Price	-10% $314	-5% $286	+0% $258	+5% $230	+10% $202
Rent	-10% $167	-5% $212	+0% $258	+5% $303	+10% $348
Rate	-1.0pp $308	-0.5pp $283	base $258	+0.5pp $232	+1.0pp $206

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	0.20mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	17d	1	0.21mi
14228 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.53mi
14230 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.53mi
14238 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.53mi
14234 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.53mi
14226 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.53mi
14222 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.54mi
14202 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.54mi
14210 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.54mi
14214 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.54mi
14206 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.54mi
14218 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.54mi
14224 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.54mi
14240 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.55mi
14184 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.55mi
14188 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.55mi
14192 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.55mi
14180 Riverview St Unit 101 Detroit, MI	2.0	1.0	750	$975	$1.30	44d	1	0.55mi
14160 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.56mi
14152 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.56mi
14172 Riverview St Detroit, MI	2.0	1.0	900	$1,350	$1.50	25d	1	0.56mi
14176 Riverview St Unit 120 Detroit, MI	2.0	1.0	750	$975	$1.30	44d	1	0.56mi
14168 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.56mi
14223 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.56mi
14164 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.56mi
14148 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.56mi
14264 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.56mi
14260 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.56mi
14266 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.56mi
14262 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.56mi
14268 Riverview St Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	0.56mi
14258 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.57mi
14279 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.57mi
14140 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.57mi
14149 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.57mi
14144 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.57mi
14128 Riverview St Unit 107 Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	0.57mi
14126 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	0.57mi
14136 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	0.57mi

Listing history 30 events

1. 2026-06-18
   days on market $99,000 Active 21 DOM
2. 2026-06-17
   days on market $99,000 Active 20 DOM
3. 2026-06-15
   days on market $99,000 Active 18 DOM
4. 2026-06-13
   days on market $99,000 Active 16 DOM
5. 2026-06-13
   days on market $99,000 Active 15 DOM
6. 2026-06-09
   days on market $99,000 Active 12 DOM
7. 2026-06-08
   days on market $99,000 Active 11 DOM
8. 2026-06-07
   days on market $99,000 Active 10 DOM
9. 2026-06-04
   days on market $99,000 Active 7 DOM
10. 2026-06-03
    days on market $99,000 Active 6 DOM
11. 2026-06-02
    days on market $99,000 Active 5 DOM
12. 2026-06-01
    days on market $99,000 Active 4 DOM
13. 2026-05-31
    days on market $99,000 Active 3 DOM
14. 2026-05-28
    listed $99,000 Active

    Show marketing remark (449 chars)

    Solid three bedroom brick home featuring a basement and detached garage. Finished basement includes an additional bathroom, offering extra living and entertaining space. Located just a short walk from many parks including Eliza Howell Park and Etheldra Mae Williams Park. Long-term tenant in place paying all utilities, providing immediate rental income opportunity for investors. Please do not disturb tenants. Showings with accepted offer. BATVAI.

15. 2026-05-28
    listed $99,000 Active 449-char remark

    Show marketing remark (449 chars)

    Solid three bedroom brick home featuring a basement and detached garage. Finished basement includes an additional bathroom, offering extra living and entertaining space. Located just a short walk from many parks including Eliza Howell Park and Etheldra Mae Williams Park. Long-term tenant in place paying all utilities, providing immediate rental income opportunity for investors. Please do not disturb tenants. Showings with accepted offer. BATVAI.

16. 2015-12-11
    historical
17. 2015-12-11
    historical
18. 2015-12-10
    status Active
19. 2015-10-13
    historical
20. 2015-09-29
    listed $27,900 Active
21. 2015-09-29
    listed $27,900
22. 2013-12-01
    historical
23. 2013-12-01
    historical
24. 2013-06-04
    listed $34,000
25. 2013-06-04
    listed $34,000
26. 2004-08-27
    soldstatus $98,000
27. 2004-07-12
    soldstatus $98,000
28. 2004-05-17
    listed $99,900
29. 1997-10-27
    soldstatus $48,000
30. 1997-09-14
    listed $48,000

ⓘ 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: $1,042 · $87/mo
• Projected year-2 tax: $1,283 · $107/mo
• Expected delta: +$241/yr (+$20/mo · 23.1%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,746
• − Mortgage interest: −$5,546
• − Property taxes: −$1,042
• − Insurance: −$495
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,880
• Taxable income: $1,584
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,712/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• 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

+106.2% since first listed

17 events — show timeline

• 2026-05-28 Listed $99,000 MiRealSource-MiMLS
• 2026-05-28 Listed $99,000 REALCOMP
• 2015-12-11 Listing Removed — REALCOMP
• 2015-12-11 Listing Removed — MiRealSource-MiMLS
• 2015-12-10 Relisted — REALCOMP
• 2015-10-13 Listing Removed — REALCOMP
• 2015-09-29 Listed $27,900 REALCOMP
• 2015-09-29 Listed $27,900 MiRealSource-MiMLS
• 2013-12-01 Listing Removed — MiRealSource-MiMLS
• 2013-12-01 Listing Removed — REALCOMP
• 2013-06-04 Listed $34,000 MiRealSource-MiMLS
• 2013-06-04 Listed $34,000 REALCOMP
• 2004-08-27 Sold (Public Records) $98,000 Public Records
• 2004-07-12 Sold (MLS) $98,000 REALCOMP
• 2004-05-17 Listed $99,900 REALCOMP
• 1997-10-27 Sold (MLS) $48,000 REALCOMP
• 1997-09-14 Listed $48,000 REALCOMP

Property tax history

-1.3%/yr

Latest (2025): $1,042 · -8.3% YoY. Source: county tax records.