14500 Strathmoor St · Detroit, MI 48227

$159,999

4 bd · 2.0 ba · 2,195 sqft · Townhouse public records · 62 Days on market

Built 1929 4,792 sqft lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• 1% rule +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Brick Duplex Investment Opportunity – Detroit West Side Welcome to 14500 Strathmoor, a solid brick two-unit duplex located on a desirable corner lot on Detroit's west side - offering immediate income potential and long-term upside for investors and cash-flow buyers. This tenant-friendly duplex features separate upper and lower units, making it an ideal addition to any rental portfolio or a great opportunity for an owner-occupant looking to house hack. The upper unit has been newly renovated with modern updates and features a private balcony, adding additional tenant appeal and rental value. Built with durable brick construction, this property offers strong curb appeal, low-maintenance exterior benefits, and long-term investment stability. The one-car garage provides additional convenience and functionality for tenants. Whether you're a seasoned investor looking for a cash-flowing asset or a buyer seeking a multi-family opportunity with rental income potential, this property checks all the boxes. Both units are currently rented out. Please do not disturb the tenants. Total Rent is $1900 a month. ROI 14.3%. Property Highlights: • Brick two-unit duplex • Corner lot location • Newly renovated upper unit • Private balcony • One-car garage • Strong rental and income potential • Ideal for investors, landlords, or house hackers • Detroit west side investment opportunity Conveniently located near major freeways, shopping, schools, and public transportation. Don't miss the opportunity to secure a performing multi-family asset in one of Detroit's strongest rental markets. Please do not approach or disturb the tenants. Please allow 24 to 48 hours notice to schedule showings.

Key facts

• Renovated upper unit
• One-car garage
• Private balcony

Tags

• CORNER LOT
• TWO-UNIT INCOME PROPERTY
• RENOVATED UPPER UNIT
• PRIVATE BALCONY
• ONE-CAR GARAGE

Property features AI

Finance

• Financial info: Annual taxes listed

Exterior

• Utilities: Circuit breaker electrical panel; Public water available; Public sewer
• Home design: Residential income property (multi-family); Two-story; 40 x 120 lot (0.11 acre); Zoned for multi-family
• Construction: Vinyl siding; Asphalt roof; Block foundation; Above-grade finished area and additional finished lower level
• Exterior features: Balcony; Paved road access

Interior

• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Gas water heater; Finished full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (6.6% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $149k (6.6% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 10.0% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 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.
• Zoned schools: Burns Elementarymiddle School (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 382 students, 93% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 90% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 392 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 $1,604/mo this rent would consume 53% of the median local household income ($37k/yr) (locally 2371% 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 62 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $30k; list at $160k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,411 (6.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.00% ✓
• Cap rate: 4.34%
• Cash-on-cash: -6.99%
• DSCR: 0.69
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.15×
• Total profit: $-37,972
• Equity at exit: $23,856

10-year hold

• IRR: -11.1%
• Equity multiple: 0.22×
• Total profit: $-34,751
• Equity at exit: $13,834

Cash invested: $44,800 (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: 392
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$839
• Tax from tax record: −$623 /mo · $7,471/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-261

Break-even live

Break-even rent $1,935

Max offer price $149,411

Occupancy floor —

Sensitivity live

Price	-10% $272	-5% $-216	+0% $-261	+5% $-306	+10% $-351
Rent	-10% $-388	-5% $-324	+0% $-261	+5% $-198	+10% $-134
Rate	-1.0pp $-180	-0.5pp $-220	base $-261	+0.5pp $-302	+1.0pp $-345

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	45d	1	0.77mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	18d	1	0.82mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	7d	1	0.85mi
14669 Rutherford St Detroit, MI	4.0	2.0	2359	$1,950	$0.83	45d	1	0.88mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	17d	1	1.14mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	45d	1	1.18mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	45d	1	1.28mi

Listing history 36 events

1. 2026-06-21
   days on market $159,999 Active 62 DOM
2. 2026-06-18
   days on market $159,999 Active 59 DOM
3. 2026-06-17
   days on market $159,999 Active 58 DOM
4. 2026-06-15
   days on market $159,999 Active 56 DOM
5. 2026-06-13
   days on market $159,999 Active 54 DOM
6. 2026-06-13
   days on market $159,999 Active 53 DOM
7. 2026-06-09
   days on market $159,999 Active 50 DOM
8. 2026-06-08
   days on market $159,999 Active 49 DOM
9. 2026-06-07
   days on market $159,999 Active 48 DOM
10. 2026-06-04
    days on market $159,999 Active 45 DOM
11. 2026-06-03
    days on market $159,999 Active 44 DOM
12. 2026-06-02
    days on market $159,999 Active 43 DOM
13. 2026-06-01
    days on market $159,999 Active 42 DOM
14. 2026-05-31
    days on market $159,999 Active 41 DOM
15. 2026-04-25
    status Active 1674-char remark
16. 2026-04-25
    historical 1674-char remark
17. 2026-04-20
    listed $159,999 Active 1674-char remark

    Show marketing remark (1864 chars)

    Turnkey Brick Duplex Investment Opportunity – Detroit West Side Welcome to 14500 Strathmoor, a solid brick two-unit duplex located on a desirable corner lot on Detroit's west side - offering immediate income potential and long-term upside for investors and cash-flow buyers. This tenant-friendly duplex features separate upper and lower units, making it an ideal addition to any rental portfolio or a great opportunity for an owner-occupant looking to house hack. The upper unit has been newly renovated with modern updates and features a private balcony, adding additional tenant appeal and rental value. Built with durable brick construction, this property offers strong curb appeal, low-maintenance exterior benefits, and long-term investment stability. The one-car garage provides additional convenience and functionality for tenants. Whether you're a seasoned investor looking for a cash-flowing asset or a buyer seeking a multi-family opportunity with rental income potential, this property checks all the boxes. Both units are currently rented out. Please do not disturb the tenants. Total Rent is $1900 a month. ROI 14.3%. Property Highlights: • Brick two-unit duplex • Corner lot location • Newly renovated upper unit • Private balcony • One-car garage • Strong rental and income potential • Ideal for investors, landlords, or house hackers • Detroit west side investment opportunity Conveniently located near major freeways, shopping, schools, and public transportation. Don't miss the opportunity to secure a performing multi-family asset in one of Detroit's strongest rental markets. Please do not approach or disturb the tenants. Please allow 24 to 48 hours notice to schedule showings.

18. 2026-04-20
    listed $159,999 Active 1760-char remark

    Show marketing remark (1864 chars)

    Turnkey Brick Duplex Investment Opportunity – Detroit West Side Welcome to 14500 Strathmoor, a solid brick two-unit duplex located on a desirable corner lot on Detroit's west side - offering immediate income potential and long-term upside for investors and cash-flow buyers. This tenant-friendly duplex features separate upper and lower units, making it an ideal addition to any rental portfolio or a great opportunity for an owner-occupant looking to house hack. The upper unit has been newly renovated with modern updates and features a private balcony, adding additional tenant appeal and rental value. Built with durable brick construction, this property offers strong curb appeal, low-maintenance exterior benefits, and long-term investment stability. The one-car garage provides additional convenience and functionality for tenants. Whether you're a seasoned investor looking for a cash-flowing asset or a buyer seeking a multi-family opportunity with rental income potential, this property checks all the boxes. Both units are currently rented out. Please do not disturb the tenants. Total Rent is $1900 a month. ROI 14.3%. Property Highlights: • Brick two-unit duplex • Corner lot location • Newly renovated upper unit • Private balcony • One-car garage • Strong rental and income potential • Ideal for investors, landlords, or house hackers • Detroit west side investment opportunity Conveniently located near major freeways, shopping, schools, and public transportation. Don't miss the opportunity to secure a performing multi-family asset in one of Detroit's strongest rental markets. Please do not approach or disturb the tenants. Please allow 24 to 48 hours notice to schedule showings.

19. 2022-03-07
    soldstatus $30,000 Sold

    Show marketing remark (339 chars)

    Investment Opportunity! Nice brick 2 Flat with positive Cash Flow potential of $900/mo each unit, $1800 total per month. Or move in one unit and rent the other unit. Nice block. The upper unit has a nice side balcony. 2 car garage. Basement is shared, but can be partitioned, has separate stair entrances. Financing is available for rehab.

20. 2022-03-07
    soldstatus $30,000 Closed

    Show marketing remark (339 chars)

    Investment Opportunity! Nice brick 2 Flat with positive Cash Flow potential of $900/mo each unit, $1800 total per month. Or move in one unit and rent the other unit. Nice block. The upper unit has a nice side balcony. 2 car garage. Basement is shared, but can be partitioned, has separate stair entrances. Financing is available for rehab.

21. 2022-02-01
    status Pending

    Show marketing remark (339 chars)

    Investment Opportunity! Nice brick 2 Flat with positive Cash Flow potential of $900/mo each unit, $1800 total per month. Or move in one unit and rent the other unit. Nice block. The upper unit has a nice side balcony. 2 car garage. Basement is shared, but can be partitioned, has separate stair entrances. Financing is available for rehab.

22. 2022-02-01
    status Pending

    Show marketing remark (339 chars)

    Investment Opportunity! Nice brick 2 Flat with positive Cash Flow potential of $900/mo each unit, $1800 total per month. Or move in one unit and rent the other unit. Nice block. The upper unit has a nice side balcony. 2 car garage. Basement is shared, but can be partitioned, has separate stair entrances. Financing is available for rehab.

23. 2022-01-06
    historical Accepting Backup Offers

    Show marketing remark (339 chars)

    Investment Opportunity! Nice brick 2 Flat with positive Cash Flow potential of $900/mo each unit, $1800 total per month. Or move in one unit and rent the other unit. Nice block. The upper unit has a nice side balcony. 2 car garage. Basement is shared, but can be partitioned, has separate stair entrances. Financing is available for rehab.

24. 2022-01-06
    historical Accepting Backup Offers

    Show marketing remark (339 chars)

    Investment Opportunity! Nice brick 2 Flat with positive Cash Flow potential of $900/mo each unit, $1800 total per month. Or move in one unit and rent the other unit. Nice block. The upper unit has a nice side balcony. 2 car garage. Basement is shared, but can be partitioned, has separate stair entrances. Financing is available for rehab.

25. 2021-12-31
    status Active
26. 2021-12-23
    historical
27. 2021-12-07
    price $40,000

    Show marketing remark (339 chars)

    Investment Opportunity! Nice brick 2 Flat with positive Cash Flow potential of $900/mo each unit, $1800 total per month. Or move in one unit and rent the other unit. Nice block. The upper unit has a nice side balcony. 2 car garage. Basement is shared, but can be partitioned, has separate stair entrances. Financing is available for rehab.

28. 2021-12-07
    price $40,000

    Show marketing remark (339 chars)

    Investment Opportunity! Nice brick 2 Flat with positive Cash Flow potential of $900/mo each unit, $1800 total per month. Or move in one unit and rent the other unit. Nice block. The upper unit has a nice side balcony. 2 car garage. Basement is shared, but can be partitioned, has separate stair entrances. Financing is available for rehab.

29. 2021-10-25
    listed $60,000 Active

    Show marketing remark (339 chars)

    Investment Opportunity! Nice brick 2 Flat with positive Cash Flow potential of $900/mo each unit, $1800 total per month. Or move in one unit and rent the other unit. Nice block. The upper unit has a nice side balcony. 2 car garage. Basement is shared, but can be partitioned, has separate stair entrances. Financing is available for rehab.

30. 2021-10-25
    listed $60,000 Active

    Show marketing remark (339 chars)

    Investment Opportunity! Nice brick 2 Flat with positive Cash Flow potential of $900/mo each unit, $1800 total per month. Or move in one unit and rent the other unit. Nice block. The upper unit has a nice side balcony. 2 car garage. Basement is shared, but can be partitioned, has separate stair entrances. Financing is available for rehab.

31. 2011-01-31
    historical
32. 2010-05-03
    listed $17,500
33. 2006-03-31
    soldstatus $87,000
34. 2006-01-16
    soldstatus $87,000
35. 2005-12-05
    historical
36. 2005-10-12
    listed $90,000

ⓘ 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: $7,471 · $623/mo
• Projected year-2 tax: $7,471 · $623/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 ≥98°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: $19,251
• − Mortgage interest: −$8,962
• − Property taxes: −$7,471
• − Insurance: −$800
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$4,655
• Taxable loss: −$5,717
• Est. tax savings @ 24.0%: +$1,372
• After-tax cash flow: $-1,759/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

+77.8% since first listed

22 events — show timeline

• 2026-04-25 Relisted — REALCOMP
• 2026-04-25 Listing Removed — REALCOMP
• 2026-04-20 Listed $159,999 REALCOMP
• 2026-04-20 Listed $159,999 MiRealSource-MiMLS
• 2022-03-07 Sold (MLS) $30,000 MiRealSource-MiMLS
• 2022-03-07 Sold (MLS) $30,000 REALCOMP
• 2022-02-01 Pending — MiRealSource-MiMLS
• 2022-02-01 Pending — REALCOMP
• 2022-01-06 Contingent — MiRealSource-MiMLS
• 2022-01-06 Contingent — REALCOMP
• 2021-12-31 Relisted — MiRealSource-MiMLS
• 2021-12-23 Listing Removed — MiRealSource-MiMLS
• 2021-12-07 Price Changed $40,000 MiRealSource-MiMLS
• 2021-12-07 Price Changed $40,000 REALCOMP
• 2021-10-25 Listed $60,000 MiRealSource-MiMLS
• 2021-10-25 Listed $60,000 REALCOMP
• 2011-01-31 Listing Removed — MiRealSource-MiMLS
• 2010-05-03 Listed $17,500 MiRealSource-MiMLS
• 2006-03-31 Sold (Public Records) $87,000 Public Records
• 2006-01-16 Sold (MLS) $87,000 MiRealSource-MiMLS
• 2005-12-05 Listing Removed — MiRealSource-MiMLS
• 2005-10-12 Listed $90,000 MiRealSource-MiMLS

Property tax history

+30.3%/yr

Latest (2025): $7,471 · +96.9% YoY. Source: county tax records.