14616 Monica St · Detroit, MI 48238

$115,000

4 bd · 1.5 ba · 1,848 sqft · Townhouse public records · 125 Days on market

Built 1929 3,920 sqft lot $62/sqft · 51% above area

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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 +27.5/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCTION LOCATION LOCATION !!! MONEY MAKER !!!!Great investment property!!!! LOCATED IN SOUTHWEST DETROIT Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

Key facts

• 3,920 sq ft lot
• Built 1929
• Listed 124 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% 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: Rents rising fast (+6.1%/yr); 348 active listings in the ZIP; 28 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).
• At $1,430/mo this rent would consume 51% of the median local household income ($33k/yr) (locally 2172% 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 $795 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 + 6.1% rent growth), your $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 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: 1.24% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $76,291
• List price: $115,000
• Delta: 50.74%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.24×
• Total profit: $7,762
• Equity at exit: $17,147

10-year hold

• IRR: 18.0%
• Equity multiple: 2.71×
• Total profit: $55,190
• Equity at exit: $9,943

Cash invested: $32,200 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 348
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,430 high
• Mortgage (P&I): −$603
• Tax from tax record: −$137 /mo · $1,649/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $341

Break-even live

Break-even rent $998

Max offer price $115,000

Occupancy floor 71%

Sensitivity live

Price	-10% $406	-5% $374	+0% $341	+5% $308	+10% $276
Rent	-10% $228	-5% $285	+0% $341	+5% $397	+10% $454
Rate	-1.0pp $399	-0.5pp $370	base $341	+0.5pp $311	+1.0pp $281

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	0.62mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	0.62mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	3d	1	0.62mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.64mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.69mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	0.76mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	0.77mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	6d	1	0.77mi
3209 W Grand St Detroit, MI	3.0	1.0	1550	$1,103	$0.71	44d	1	0.80mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	6d	1	0.86mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	0.88mi
3747 Tyler St Detroit, MI	3.0	1.0	2600	$1,700	$0.65	25d	1	0.88mi
15756 Ohio St Detroit, MI	5.0	2.0	1934	$1,700	$0.88	25d	1	0.94mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	6d	1	0.97mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	6d	1	0.99mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	18d	1	1.06mi
12546 Broadstreet Ave Detroit, MI	3.0	1.5	1899	$1,250	$0.66	45d	1	1.10mi
16582 Santa Rosa Dr Detroit, MI	3.0	1.0	1314	$1,399	$1.06	18d	1	1.14mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	1.20mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	6d	1	1.24mi
16211 Kentucky St Detroit, MI	4.0	2.0	2168	$1,995	$0.92	18d	1	1.29mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	44d	1	1.30mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	1.31mi
16503 Linwood St Detroit, MI	4.0	2.0	2415	$1,800	$0.75	4d	1	1.32mi
2986 Richton St Detroit, MI	3.0	1.0	2600	$1,200	$0.46	17d	1	1.38mi
2474 Fullerton St Detroit, MI	3.0	1.0	1400	$1,300	$0.93	16d	1	1.42mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	1.44mi
17163 Prairie St Unit 1B Detroit, MI	3.0	1.5	1317	$1,350	$1.03	44d	1	1.46mi

Listing history 35 events

1. 2026-06-21
   days on market $115,000 Active 125 DOM
2. 2026-06-18
   days on market $115,000 Active 122 DOM
3. 2026-06-17
   days on market $115,000 Active 121 DOM
4. 2026-06-15
   days on market $115,000 Active 119 DOM
5. 2026-06-13
   days on market $115,000 Active 117 DOM
6. 2026-06-13
   days on market $115,000 Active 116 DOM
7. 2026-06-09
   days on market $115,000 Active 113 DOM
8. 2026-06-08
   days on market $115,000 Active 112 DOM
9. 2026-06-07
   days on market $115,000 Active 111 DOM
10. 2026-06-04
    days on market $115,000 Active 108 DOM
11. 2026-06-03
    days on market $115,000 Active 107 DOM
12. 2026-06-01
    days on market $115,000 Active 105 DOM
13. 2026-05-31
    days on market $115,000 Active 104 DOM
14. 2026-02-16
    listed $115,000 Active 227-char remark

    Show marketing remark (227 chars)

    LOCTION LOCATION LOCATION !!! MONEY MAKER !!!!Great investment property!!!! LOCATED IN SOUTHWEST DETROIT Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

15. 2026-02-16
    listed $115,000 Active 227-char remark

    Show marketing remark (227 chars)

    LOCTION LOCATION LOCATION !!! MONEY MAKER !!!!Great investment property!!!! LOCATED IN SOUTHWEST DETROIT Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity

16. 2020-09-03
    soldstatus $103,000
17. 2019-08-11
    historical
18. 2019-08-10
    historical
19. 2019-06-21
    historical
20. 2019-06-21
    historical
21. 2019-04-12
    price $16,900
22. 2019-04-12
    price $16,900
23. 2019-03-10
    listed $16,900 Active
24. 2019-03-10
    listed $16,900 Active
25. 2019-03-10
    listed $19,900 Active
26. 2019-03-10
    listed $19,900 Active
27. 2014-10-28
    soldstatus $1,900
28. 2014-10-28
    soldstatus $1,900
29. 2014-10-17
    historical
30. 2014-09-15
    listed $1,900
31. 2014-09-12
    listed $1,900
32. 2007-01-19
    soldstatus $17,101
33. 2006-12-15
    historical
34. 2006-07-12
    listed $17,000
35. 2005-03-02
    soldstatus $85,000

ⓘ 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: $1,649 · $137/mo
• Projected year-2 tax: $1,710 · $142/mo
• Expected delta: +$61/yr (+$5/mo · 3.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,156
• − Mortgage interest: −$6,442
• − Property taxes: −$1,649
• − Insurance: −$575
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$3,345
• Taxable income: $2,400
• Est. tax owed @ 24.0%: −$576
• After-tax cash flow: $3,516/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+35.3% since first listed

22 events — show timeline

• 2026-02-16 Listed $115,000 REALCOMP
• 2026-02-16 Listed $115,000 MiRealSource-MiMLS
• 2020-09-03 Sold (Public Records) $103,000 Public Records
• 2019-08-11 Listing Removed — REALCOMP
• 2019-08-10 Listing Removed — MiRealSource-MiMLS
• 2019-06-21 Listing Removed — REALCOMP
• 2019-06-21 Listing Removed — MiRealSource-MiMLS
• 2019-04-12 Price Changed $16,900 MiRealSource-MiMLS
• 2019-04-12 Price Changed $16,900 REALCOMP
• 2019-03-10 Listed $19,900 MiRealSource-MiMLS
• 2019-03-10 Listed $19,900 REALCOMP
• 2019-03-10 Listed $16,900 MiRealSource-MiMLS
• 2019-03-10 Listed $16,900 REALCOMP
• 2014-10-28 Sold (MLS) $1,900 MiRealSource-MiMLS
• 2014-10-28 Sold (MLS) $1,900 REALCOMP
• 2014-10-17 Listing Removed — MiRealSource-MiMLS
• 2014-09-15 Listed $1,900 MiRealSource-MiMLS
• 2014-09-12 Listed $1,900 REALCOMP
• 2007-01-19 Sold (MLS) $17,101 MiRealSource-MiMLS
• 2006-12-15 Listing Removed — MiRealSource-MiMLS
• 2006-07-12 Listed $17,000 MiRealSource-MiMLS
• 2005-03-02 Sold (Public Records) $85,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,649 · -9.0% YoY. Source: county tax records.