14441 Carlisle St · Detroit, MI 48205

$160,000

3 bd · 1.0 ba · 972 sqft · SingleFamily public records · 17 Days on market

Built 1946 4,792 sqft lot

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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 +12.6/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! Just bring your furniture and move right in! This beautifully remodeled 3-bedroom, 1.5-bath home has been completely updated from top to bottom. Enjoy peace of mind with a brand-new roof, doors, trim, and moldings, along with a stunning modern kitchen and updated bathrooms. New flooring flows throughout the entire home, creating a fresh and inviting feel. The kitchen comes fully equipped with brand-new appliances, including a stove, refrigerator, and dishwasher. The spacious basement offers endless possibilities and can easily serve as a family room, home office, gym, or even a potential 4th bedroom. Outside, you'll find a brand-new driveway leading to a 1-car garage, all situated on a quiet, well-maintained block. Don't miss the opportunity to make this beauty yours. Schedule your showing today and make this move-in-ready beauty your new home! Make sure to watch the virtual tour video!

Key facts

• Remodeled
• Brand-new roof
• Updated bathrooms

Tags

• REMODELED
• UPDATED BATHROOMS
• MODERN KITCHEN
• BRAND-NEW ROOF
• BRAND-NEW APPLIANCES
• SPACIOUS BASEMENT

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Ground-level entry; Brick exterior
• Construction: Built with brick construction materials; Brick/mortar foundation
• Exterior features: Paved road access; Lot roughly 40 x 114 (0.11 acres)

Interior

• Kitchen: Dishwasher; Free-standing gas oven; Stainless steel appliances
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No central air
• Interior features: Dishwasher; Free-standing gas oven; Stainless steel appliances; Partially finished basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-20 ($-236/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (15.1% below list).
• Recommended offer: $136k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Pulaski Elementarymiddle School (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 355 students, 98% FRL); Osborn High School (math 5% / reading 15%, grade F, #659 of 713 statewide, top 97%, 407 students, 92% FRL).
• Market conditions: Rents rising (+1.3%/yr); 376 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 42% 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 $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 17 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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 $61k; list at $160k implies a 161% 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 $135,793 (15.1% 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. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.85% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $52,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14068 Carlisle St	0.20mi	3/1.0	1,020 (+5%)	2mo	$55,000	$54	81
19953 Regent Dr	0.39mi	3/1.0	1,038 (+7%)	2mo	$55,000	$53	69
14076 Rossini Dr	0.45mi	3/1.0	1,055 (+8%)	0mo	$90,000	$85	65
20218 Hickory St	0.68mi	3/1.0	930 (-4%)	2mo	$26,000	$28	60
14078 Bringard Dr	0.28mi	3/1.5	1,110 (+14%)	2mo	$76,000	$68	60
20020 Pelkey St	0.67mi	3/1.0	1,020 (+5%)	2mo	$75,000	$74	59
20300 Hickory St	0.67mi	3/1.0	918 (-6%)	1mo	$31,000	$34	59
14788 Rossini Dr	0.46mi	3/1.0	1,099 (+13%)	1mo	$82,000	$75	56
20200 Alcoy St	0.75mi	3/1.0	917 (-6%)	2mo	$55,100	$60	54
14910 Fairmount Dr	0.46mi	3/1.0	1,116 (+15%)	1mo	$15,000	$13	53
15275 Eastburn St	0.59mi	3/1.0	1,100 (+13%)	2mo	$56,000	$51	49
14027 Tacoma St	0.56mi	2/1.5 (-1)	860 (-12%)	2mo	$34,000	$40	46

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-29,412
• Equity at exit: $23,857

10-year hold

• IRR: -15.3%
• Equity multiple: 0.19×
• Total profit: $-36,080
• 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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$839
• Tax from tax record: −$187 /mo · $2,241/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-20

Break-even live

Break-even rent $1,383

Max offer price $156,525

Occupancy floor 96%

Sensitivity live

Price	-10% $71	-5% $26	+0% $-20	+5% $-65	+10% $-110
Rent	-10% $-127	-5% $-73	+0% $-20	+5% $34	+10% $88
Rate	-1.0pp $61	-0.5pp $21	base $-20	+0.5pp $-61	+1.0pp $-103

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	26d	1	0.19mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	0.59mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	26d	1	0.63mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	19d	1	0.64mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	13d	1	0.67mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	17d	1	0.78mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	19d	1	0.80mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	19d	1	0.82mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	19d	1	0.88mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	26d	1	0.91mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	26d	1	0.94mi
13050 Couwlier Ave Warren, MI	3.0	1.0	850	$1,320	$1.55	0d	1	0.95mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	19d	1	1.03mi
21412 Waltham Rd Warren, MI	2.0	1.0	696	$1,225	$1.76	45d	1	1.10mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	19d	1	1.11mi
21311 Waltham Rd Warren, MI	3.0	1.0	1000	$1,350	$1.35	0d	1	1.11mi
20091 Barlow St Detroit, MI	3.0	1.0	930	$1,300	$1.40	19d	1	1.14mi
20553 Hamburg St Detroit, MI	3.0	1.0	1074	$1,300	$1.21	5d	1	1.18mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	45d	1	1.18mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	26d	1	1.20mi
22852 Sharrow Ave Warren, MI	3.0	1.0	1000	$1,400	$1.40	7d	1	1.21mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	17d	1	1.24mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	45d	1	1.25mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	19d	1	1.26mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	45d	1	1.29mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	14d	1	1.42mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	26d	1	1.45mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	23d	1	1.45mi

Listing history 11 events

1. 2026-06-21
   days on market $160,000 Active 17 DOM
2. 2026-06-18
   days on market $160,000 Active 14 DOM
3. 2026-06-17
   days on market $160,000 Active 13 DOM
4. 2026-06-16
   days on market $160,000 Active 12 DOM
5. 2026-06-15
   days on market $160,000 Active 11 DOM
6. 2026-06-13
   days on market $160,000 Active 9 DOM
7. 2026-06-13
   days on market $160,000 Active 8 DOM
8. 2026-06-09
   days on market $160,000 Active 5 DOM
9. 2026-06-08
   days on market $160,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $160,000 Active 3 DOM

ⓘ 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: $2,241 · $187/mo
• Projected year-2 tax: $2,352 · $196/mo
• Expected delta: +$112/yr (+$9/mo · 5.0%)

ⓘ 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 ≥96°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: $16,295
• − Mortgage interest: −$8,962
• − Property taxes: −$2,241
• − Insurance: −$800
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$4,655
• Taxable loss: −$2,970
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $477/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

+45.6% since first listed

33 events — show timeline

• 2026-06-04 Listed $160,000 REALCOMP
• 2026-06-04 Listed $160,000 MiRealSource-MiMLS
• 2026-02-19 Sold (Public Records) $61,200 Public Records
• 2026-02-17 Pending — MiRealSource-MiMLS
• 2026-02-17 Pending — REALCOMP
• 2026-02-17 Sold (MLS) $62,500 REALCOMP
• 2026-02-17 Sold (MLS) $62,500 MiRealSource-MiMLS
• 2025-11-07 Contingent — MiRealSource-MiMLS
• 2025-11-07 Contingent — REALCOMP
• 2025-06-30 Price Changed $69,900 MiRealSource-MiMLS
• 2025-06-30 Price Changed $69,900 REALCOMP
• 2025-06-19 Relisted — MiRealSource-MiMLS
• 2025-06-19 Pending — MiRealSource-MiMLS
• 2025-06-19 Relisted — REALCOMP
• 2025-06-19 Pending — REALCOMP
• 2025-06-16 Pending — REALCOMP
• 2025-05-13 Sold (MLS) $62,500 REALCOMP
• 2025-05-13 Sold (MLS) $62,500 MiRealSource-MiMLS
• 2025-04-24 Listed $74,900 REALCOMP
• 2025-04-24 Listed $74,900 MiRealSource-MiMLS
• 2025-03-05 Listing Removed — REALCOMP
• 2025-03-05 Listing Removed — MiRealSource-MiMLS
• 2024-11-18 Listed $79,900 MiRealSource-MiMLS
• 2024-11-18 Listed $79,900 REALCOMP
• 2024-11-11 Coming Soon — MiRealSource-MiMLS
• 2024-11-11 Coming Soon — REALCOMP
• 2013-03-05 Sold (Public Records) $45,670 Public Records
• 2012-11-05 Sold (Public Records) $54,000 Public Records
• 2011-12-20 Sold (Public Records) $52,600 Public Records
• 2004-03-01 Sold (Public Records) $109,900 Public Records
• 2003-12-17 Sold (MLS) $109,900 MiRealSource-MiMLS
• 2003-09-26 Listing Removed — MiRealSource-MiMLS
• 2003-09-20 Listed $109,900 MiRealSource-MiMLS

Property tax history

+2.3%/yr

Latest (2025): $2,241 · +1.0% YoY. Source: county tax records.