9414 Appoline St · Detroit, MI 48228

$105,000

3 bd · 1.0 ba · 1,262 sqft · SingleFamily public records · 12 Days on market

Built 1957 7,405 sqft lot $83/sqft · 184% above area Est $74k · 42% over

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Why this score? — see what drove the D+ 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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +7.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Family-Owned for over 30 years, this well- maintained brick ranch has a lot to offer. Be pleasantly surprised by all the space once you step inside. Spacious bedrooms with original hardwood floors. Freshly cleaned carpets in the living room and dining room. The dining room opens to the kitchen for ease of convenience. Enjoy the outside with the thoughtfully manicured front lawn and spacious shaded backyard.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1957

Property features AI

Finance

• Other: Property located in the B E TAYLORS QUEENSBORO subdivision; Directions: South of W Chicago St, West of Oakman Blvd
• Financial info: Annual property tax amount provided but excluded from output
• HOA & community: No HOA information provided

Exterior

• Parking: Detached 2-car garage
• Security: No security features provided
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One level; Ground-level entry with steps; Brick construction; Facing direction not provided
• Construction: Asphalt roof; Block foundation
• Exterior features: Paved road access

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Details not provided
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Finished basement; Total of 6 rooms
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

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 soft (-2.3%/yr); 369 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• At $1,267/mo this rent would consume 50% of the median local household income ($31k/yr) (locally 4144% 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 $726 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 24% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1957 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.21% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 6.9

CMA / ARV

• ARV (median comp): $73,903
• List price: $105,000
• Delta: 42.08%
• 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
9145 Pinehurst St	0.30mi	3/1.5	1,240 (-2%)	5mo	$66,000	$53	76
9206 Pinehurst St	0.27mi	3/1.5	1,308 (+4%)	3mo	$45,000	$34	76
9119 Littlefield St	0.45mi	3/1.0	1,298 (+3%)	2mo	$60,000	$46	72
10327 Kramer St	0.53mi	3/1.5	1,273 (+1%)	1mo	$133,770	$105	71
10405 Orangelawn St	0.35mi	3/1.5	1,350 (+7%)	3mo	$7,000	$5	68
10340 Maplelawn St	0.45mi	3/2.0	1,296 (+3%)	5mo	$27,000	$21	67
8999 Griggs St	0.46mi	3/2.0	1,196 (-5%)	0mo	$190,000	$159	66
8590 Littlefield St	0.63mi	3/1.5	1,218 (-4%)	1mo	$100,000	$82	62
9180 Hartwell St	0.44mi	3/1.5	1,174 (-7%)	5mo	$62,000	$53	62
10300 Orangelawn St	0.44mi	3/1.0	1,092 (-14%)	4mo	$52,000	$48	54
12027 Manor St	0.73mi	3/1.0	1,340 (+6%)	3mo	$86,750	$65	53
5801 Oakman Blvd	0.68mi	4/1.5 (+1)	1,451 (+15%)	5mo	$160,000	$110	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-7,531
• Equity at exit: $15,656

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-3,742
• Equity at exit: $9,078

Cash invested: $29,400 (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 48228

• Rents YoY: -2.3%
• Active inventory: 369
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$551
• Tax from tax record: −$200 /mo · $2,402/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $206

Break-even live

Break-even rent $1,006

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $266	-5% $236	+0% $206	+5% $177	+10% $147
Rent	-10% $106	-5% $156	+0% $206	+5% $256	+10% $306
Rate	-1.0pp $259	-0.5pp $233	base $206	+0.5pp $179	+1.0pp $151

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9558 Meyers Rd Detroit, MI	3.0	1.0	950	$1,150	$1.21	45d	1	0.15mi
9355 Ward St Detroit, MI	3.0	1.0	1200	$1,327	$1.11	45d	1	0.21mi
9209 Pinehurst St Detroit, MI	3.0	1.0	1589	$1,500	$0.94	45d	1	0.24mi
10359 Violetlawn St Unit 1 Detroit, MI	2.0	1.0	1200	$985	$0.82	45d	1	0.35mi
9340 Hartwell St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	45d	1	0.37mi
10303 Morley St #1 Detroit, MI	2.0	1.0	950	$950	$1.00	45d	1	0.39mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	45d	1	0.39mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	0.39mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	45d	1	0.55mi
8283 Pinehurst St Unit 2 Detroit, MI	2.0	1.0	1000	$900	$0.90	45d	1	0.70mi
9022 Northlawn St Detroit, MI	2.0	1.0	1100	$1,300	$1.18	25d	1	0.92mi
9590 Marlowe St Detroit, MI	2.0	1.0	877	$1,430	$1.63	45d	1	1.00mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	16d	1	1.02mi
14740 W Chicago Unit B Detroit, MI	2.0	1.0	900	$845	$0.94	45d	1	1.05mi
9501 Lauder St Detroit, MI	3.0	2.0	1152	$1,350	$1.17	45d	1	1.07mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	1.07mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	45d	1	1.07mi
8143 Wisconsin St Detroit, MI	4.0	1.0	1370	$1,800	$1.31	0d	1	1.07mi
8320 Northlawn St Detroit, MI	3.0	1.0	1737	$1,550	$0.89	21d	1	1.08mi
8230 Ohio St Detroit, MI	3.0	1.0	1350	$1,200	$0.89	18d	1	1.10mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	18d	1	1.15mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	1.20mi
9386 Coyle St Detroit, MI	3.0	1.0	1000	$1,300	$1.30	3d	1	1.22mi
10015 Robson St Detroit, MI	3.0	2.0	1000	$1,400	$1.40	19d	1	1.23mi
8353 Alpine St Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	1.25mi
9546 Sussex St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	45d	1	1.27mi
8114 Marlowe St Unit home Detroit, MI	3.0	1.0	985	$1,350	$1.37	45d	1	1.28mi
8212 Lauder St Detroit, MI	3.0	1.0	1026	$1,150	$1.12	45d	1	1.29mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.31mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	45d	1	1.31mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	45d	1	1.32mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.40mi
8604 Whitcomb St Detroit, MI	3.0	2.0	1033	$1,300	$1.26	45d	1	1.41mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	18d	1	1.44mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	21d	1	1.45mi
8047 Robson St Detroit, MI	3.0	2.0	1184	$1,200	$1.01	45d	1	1.47mi
8331 Whitcomb St Detroit, MI	4.0	1.0	1342	$1,350	$1.01	23d	1	1.49mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	18d	1	1.49mi

Listing history 4 events

1. 2026-05-16
   price $105,000 410-char remark

   Show marketing remark (410 chars)

   Family-Owned for over 30 years, this well- maintained brick ranch has a lot to offer. Be pleasantly surprised by all the space once you step inside. Spacious bedrooms with original hardwood floors. Freshly cleaned carpets in the living room and dining room. The dining room opens to the kitchen for ease of convenience. Enjoy the outside with the thoughtfully manicured front lawn and spacious shaded backyard.

2. 2026-05-16
   price $105,000 411-char remark

   Show marketing remark (410 chars)

   Family-Owned for over 30 years, this well- maintained brick ranch has a lot to offer. Be pleasantly surprised by all the space once you step inside. Spacious bedrooms with original hardwood floors. Freshly cleaned carpets in the living room and dining room. The dining room opens to the kitchen for ease of convenience. Enjoy the outside with the thoughtfully manicured front lawn and spacious shaded backyard.

3. 2026-05-08
   listed $85,000 Active 410-char remark

   Show marketing remark (410 chars)

   Family-Owned for over 30 years, this well- maintained brick ranch has a lot to offer. Be pleasantly surprised by all the space once you step inside. Spacious bedrooms with original hardwood floors. Freshly cleaned carpets in the living room and dining room. The dining room opens to the kitchen for ease of convenience. Enjoy the outside with the thoughtfully manicured front lawn and spacious shaded backyard.

4. 2026-05-08
   listed $85,000 Active 411-char remark

   Show marketing remark (410 chars)

   Family-Owned for over 30 years, this well- maintained brick ranch has a lot to offer. Be pleasantly surprised by all the space once you step inside. Spacious bedrooms with original hardwood floors. Freshly cleaned carpets in the living room and dining room. The dining room opens to the kitchen for ease of convenience. Enjoy the outside with the thoughtfully manicured front lawn and spacious shaded backyard.

ⓘ 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: $2,402 · $200/mo
• Projected year-2 tax: $2,402 · $200/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 3/10 Moderate 7 d/yr ≥97°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: $15,202
• − Mortgage interest: −$5,882
• − Property taxes: −$2,402
• − Insurance: −$525
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,055
• Taxable income: $906
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $2,257/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): 50,117
• Household income: $30,680
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 4144.0

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 (71%)
• Race & ethnicity: Black 71% White 16% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Arab 2% Romanian 2% Lithuanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Arabic 11% Spanish 5%

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: ▼ -160.81%
• Current HPI: 168.6843
• Rent YoY: ▼ -2.30%
• 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

+23.5% since first listed

6 events — show timeline

• 2026-05-20 Pending — MiRealSource-MiMLS
• 2026-05-20 Pending — REALCOMP
• 2026-05-16 Price Changed $105,000 MiRealSource-MiMLS
• 2026-05-16 Price Changed $105,000 REALCOMP
• 2026-05-08 Listed $85,000 REALCOMP
• 2026-05-08 Listed $85,000 MiRealSource-MiMLS

Property tax history

+5.2%/yr

Latest (2025): $2,402 · -0.7% YoY. Source: county tax records.