14996 Tacoma St · Detroit, MI 48205

$67,500

3 bd · 1.0 ba · 997 sqft · SingleFamily public records · 167 Days on market

Built 1946 4,356 sqft lot $68/sqft · 39% above area Est $49k · 39% over ↓ 2% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make an offer! This solid 3-bedroom, 1-bath brick bungalow is a great opportunity for investors looking to expand their rental portfolio. With market rents in the area reaching up to $1,200/month and after-repair values estimated between $110,000–$125,000, there’s strong upside potential. The property currently has a long-term tenant in place paying $750/month (below market), offering immediate cash flow with room for future rent increases. Some updates and TLC are needed, making this a value-add opportunity. Sale is subject to probate court approval. Buyer to verify all information (BATVAI). Package deal opportunity available—also offering 14772 Tacoma and 15018 Tacoma.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1946

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 10.0% 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 (+1.3%/yr); 376 active listings in the ZIP; 35 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).
• This rent runs 41% of the median local income ($39k/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 $467 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 + 1.3% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y 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 $40k; list at $68k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — 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: 1.99% ✓
• Cap rate: 16.85%
• Cash-on-cash: 37.70%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $48,556
• List price: $67,500
• Delta: 39.01%
• 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
15017 Lappin St	0.29mi	3/1.0	1,008 (+1%)	2mo	$60,000	$60	83
14788 Rossini Dr	0.20mi	3/1.0	1,099 (+10%)	1mo	$82,000	$75	73
14910 Fairmount Dr	0.20mi	3/1.0	1,116 (+12%)	1mo	$15,000	$13	70
19953 Regent Dr	0.48mi	3/1.0	1,038 (+4%)	2mo	$55,000	$53	69
15275 Eastburn St	0.31mi	3/1.0	1,100 (+10%)	2mo	$56,000	$51	67
14076 Rossini Dr	0.59mi	3/1.0	1,055 (+6%)	0mo	$90,000	$85	63
16209 Tacoma St	0.71mi	3/1.0	968 (-3%)	1mo	$62,900	$65	62
15644 Carlisle St	0.61mi	3/1.0	1,055 (+6%)	1mo	$129,900	$123	61
16107 Manning St	0.67mi	3/1.0	925 (-7%)	2mo	$61,000	$66	55
15260 Faircrest St	0.66mi	2/1.0 (-1)	942 (-6%)	1mo	$35,000	$37	54
14078 Bringard Dr	0.65mi	3/1.5	1,110 (+11%)	2mo	$76,000	$68	47
14027 Tacoma St	0.65mi	2/1.5 (-1)	860 (-14%)	2mo	$34,000	$40	38

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 2.31×
• Total profit: $24,681
• Equity at exit: $10,064

10-year hold

• IRR: 38.0%
• Equity multiple: 4.25×
• Total profit: $61,467
• Equity at exit: $5,836

Cash invested: $18,900 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,342 high
• Mortgage (P&I): −$354
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $594

Break-even live

Break-even rent $590

Max offer price $67,500

Occupancy floor 51%

Sensitivity live

Price	-10% $632	-5% $613	+0% $594	+5% $575	+10% $556
Rent	-10% $488	-5% $541	+0% $594	+5% $647	+10% $700
Rate	-1.0pp $628	-0.5pp $611	base $594	+0.5pp $576	+1.0pp $558

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	0.49mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	16d	1	0.62mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	45d	1	0.67mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	45d	1	0.73mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	25d	1	0.75mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	14d	1	0.81mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	25d	1	0.82mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	16d	1	0.90mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	0.90mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	45d	1	0.95mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	1.01mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	1.04mi
15238 Seymour St Detroit, MI	3.0	1.0	1064	$1,300	$1.22	0d	1	1.04mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	18d	1	1.06mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	1.10mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	45d	1	1.15mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	18d	1	1.16mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	1.17mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	25d	1	1.22mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	45d	1	1.22mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	45d	1	1.24mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.29mi
19152 Woodside St Harper Woods, MI	3.0	1.0	916	$1,500	$1.64	18d	1	1.32mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	1.33mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	16d	1	1.36mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	45d	1	1.37mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	23d	1	1.41mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	1.41mi
19365 Kingsville St Harper Woods, MI	4.0	1.5	996	$1,650	$1.66	16d	1	1.42mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	25d	1	1.44mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	1.44mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	25d	1	1.46mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	25d	1	1.47mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	18d	1	1.47mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	45d	1	1.49mi

Listing history 29 events

1. 2026-06-21
   days on market $67,500 Active 167 DOM
2. 2026-06-18
   days on market $67,500 Active 164 DOM
3. 2026-06-17
   days on market $67,500 Active 163 DOM
4. 2026-06-15
   days on market $67,500 Active 161 DOM
5. 2026-06-13
   days on market $67,500 Active 159 DOM
6. 2026-06-13
   days on market $67,500 Active 158 DOM
7. 2026-06-09
   days on market $67,500 Active 155 DOM
8. 2026-06-08
   days on market $67,500 Active 154 DOM
9. 2026-06-07
   days on market $67,500 Active 153 DOM
10. 2026-06-04
    days on market $67,500 Active 150 DOM
11. 2026-06-03
    days on market $67,500 Active 149 DOM
12. 2026-06-01
    days on market $67,500 Active 147 DOM
13. 2026-05-31
    days on market $67,500 Active 146 DOM
14. 2026-01-05
    listed $67,500 Active 697-char remark

    Show marketing remark (700 chars)

    Make an offer! This solid 3-bedroom, 1-bath brick bungalow is a great opportunity for investors looking to expand their rental portfolio. With market rents in the area reaching up to $1,200/month and after-repair values estimated between $110,000–$125,000, there's strong upside potential. The property currently has a long-term tenant in place paying $750/month (below market), offering immediate cash flow with room for future rent increases. Some updates and TLC are needed, making this a value-add opportunity. Sale is subject to probate court approval. Buyer to verify all information (BATVAI). Package deal opportunity available - also offering 14772 Tacoma and 15018 Tacoma.

15. 2026-01-05
    listed $67,500 Active 700-char remark

    Show marketing remark (700 chars)

    Make an offer! This solid 3-bedroom, 1-bath brick bungalow is a great opportunity for investors looking to expand their rental portfolio. With market rents in the area reaching up to $1,200/month and after-repair values estimated between $110,000–$125,000, there's strong upside potential. The property currently has a long-term tenant in place paying $750/month (below market), offering immediate cash flow with room for future rent increases. Some updates and TLC are needed, making this a value-add opportunity. Sale is subject to probate court approval. Buyer to verify all information (BATVAI). Package deal opportunity available - also offering 14772 Tacoma and 15018 Tacoma.

16. 2026-01-01
    historical
17. 2026-01-01
    historical
18. 2025-09-26
    listed $67,500 Active
19. 2025-09-25
    listed $67,500 Active
20. 2010-08-30
    soldstatus $40,000
21. 2009-08-25
    soldstatus $4,900
22. 2009-08-25
    soldstatus $4,900
23. 2009-05-27
    historical
24. 2009-05-11
    listed $4,900
25. 2009-05-11
    listed $4,900
26. 1998-08-31
    soldstatus $70,700
27. 1998-06-01
    soldstatus $70,700
28. 1998-05-05
    historical
29. 1998-04-28
    listed $69,000

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $1,026 · $85/mo
• Expected delta: +$14/yr (+$1/mo · 1.3%)

ⓘ 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: $16,105
• − Mortgage interest: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$338
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$1,964
• Taxable income: $6,433
• Est. tax owed @ 24.0%: −$1,544
• After-tax cash flow: $5,581/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

-2.2% since first listed

16 events — show timeline

• 2026-01-05 Listed $67,500 REALCOMP
• 2026-01-05 Listed $67,500 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2025-09-26 Listed $67,500 REALCOMP
• 2025-09-25 Listed $67,500 MiRealSource-MiMLS
• 2010-08-30 Sold (Public Records) $40,000 Public Records
• 2009-08-25 Sold (MLS) $4,900 MiRealSource-MiMLS
• 2009-08-25 Sold (MLS) $4,900 REALCOMP
• 2009-05-27 Listing Removed — MiRealSource-MiMLS
• 2009-05-11 Listed $4,900 MiRealSource-MiMLS
• 2009-05-11 Listed $4,900 REALCOMP
• 1998-08-31 Sold (Public Records) $70,700 Public Records
• 1998-06-01 Sold (MLS) $70,700 MiRealSource-MiMLS
• 1998-05-05 Listing Removed — MiRealSource-MiMLS
• 1998-04-28 Listed $69,000 MiRealSource-MiMLS

Property tax history

-4.9%/yr

Latest (2025): $1,012 · -22.3% YoY. Source: county tax records.