2514 Beals St · Detroit, MI 48214

$179,900

5 bd · 1.0 ba · 1,219 sqft · SingleFamily public records · 17 Days on market

Built 1913 3,049 sqft lot $148/sqft · 42% above area Est $127k · 42% over

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 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

West Village location at East Village pricing! Updated colonial in a highly desirable area offering 5 bedrooms and 2 full baths. This home features fresh paint and new flooring throughout, creating a clean, move-in-ready feel. The flexible layout includes two bedrooms on the main floor and three additional bedrooms upstairs - ideal for a variety of living arrangements. The kitchen is nicely updated with stainless steel appliances and quartz countertops, blending style and functionality. A great opportunity to own a spacious, updated home in a sought-after neighborhood.

Key facts

• Quartz countertops
• Flexible layout
• Updated colonial

Tags

• WEST VILLAGE LOCATION
• UPDATED COLONIAL
• FLEXIBLE LAYOUT
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• SOUGHT-AFTER NEIGHBORHOOD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; Two levels; Ground-level entry with steps; Vinyl siding
• Construction: Pillar/post/pier foundation
• Exterior features: Paved road access; Lot roughly 0.07 acres (approx. 32.05 x 102)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Radiant heating; Steam heating; No central air
• Interior features: Unfinished basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% 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: 298 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,197/mo this rent would consume 79% of the median local household income ($34k/yr) (locally 1364% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 4y 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 $86k; list at $180k implies a 109% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,201 (1.5% below list)

Questions for the listing agent

1. Built in 1913 — 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. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.17%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (median comp): $127,022
• List price: $179,900
• Delta: 49.50%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.1%
• Equity multiple: 1.12×
• Total profit: $6,042
• Equity at exit: $26,824

10-year hold

• IRR: 12.7%
• Equity multiple: 2.00×
• Total profit: $50,568
• Equity at exit: $15,554

Cash invested: $50,372 (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 48214

• Active inventory: 298
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,197 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$165 /mo · $1,977/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $553

Break-even live

Break-even rent $1,498

Max offer price $179,900

Occupancy floor 70%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4169 Burns St Detroit, MI	4.0	2.5	1326	$2,300	$1.73	24d	1	0.75mi
8843 E Canfield St Detroit, MI	4.0	2.0	1200	$2,400	$2.00	43d	1	0.93mi

Listing history 49 events

1. 2026-06-18
   days on market $179,900 Active 17 DOM
2. 2026-06-17
   days on market $179,900 Active 16 DOM
3. 2026-06-15
   days on market $179,900 Active 14 DOM
4. 2026-06-13
   days on market $179,900 Active 12 DOM
5. 2026-06-13
   days on market $179,900 Active 11 DOM
6. 2026-06-09
   days on market $179,900 Active 8 DOM
7. 2026-06-08
   days on market $179,900 Active 7 DOM
8. 2026-06-07
   days on market $179,900 Active 6 DOM
9. 2026-06-04
   days on market $179,900 Active 3 DOM
10. 2026-06-03
    days on market $179,900 Active 2 DOM
11. 2026-06-02
    remarks 573-char remark
12. 2026-06-02
    pricedays on marketlisting id $179,900 Active 1 DOM
13. 2026-05-12
    price $189,900 528-char remark
14. 2026-05-12
    price $189,900 532-char remark
15. 2026-04-28
    listed $199,900 Active 528-char remark
16. 2026-04-28
    listed $199,900 Active 532-char remark
17. 2026-04-09
    historical $2,200
18. 2026-04-09
    historical
19. 2026-04-09
    historical
20. 2026-03-24
    listed $2,200
21. 2026-03-24
    historical $2,200
22. 2026-03-23
    listed $2,200
23. 2026-03-04
    price $230,000
24. 2026-03-03
    price $230,000
25. 2026-02-05
    listed $269,900 Active
26. 2026-02-05
    listed $269,900 Active
27. 2026-01-28
    historical
28. 2026-01-28
    historical
29. 2026-01-17
    price $280,000
30. 2026-01-16
    price $280,000
31. 2025-12-18
    price $285,000
32. 2025-12-18
    price $285,000
33. 2025-11-26
    listed $295,000 Active
34. 2025-11-25
    listed $295,000 Active
35. 2025-08-20
    soldstatus $86,000
36. 2023-08-22
    historical
37. 2023-08-22
    historical
38. 2023-05-22
    listed $124,900 Active
39. 2023-05-22
    listed $124,900 Active
40. 2023-02-23
    historical
41. 2023-02-22
    historical
42. 2022-10-31
    listed $159,900 Active
43. 2022-10-31
    listed $159,900 Active
44. 2022-09-29
    historical
45. 2022-09-29
    historical
46. 2022-08-24
    price $129,900
47. 2022-08-23
    price $129,900
48. 2022-01-28
    listed $130,000 Active
49. 2022-01-28
    listed $130,000 Active

ⓘ 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: $1,977 · $165/mo
• Projected year-2 tax: $2,374 · $198/mo
• Expected delta: +$397/yr (+$33/mo · 20.1%)

ⓘ 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) · 22% 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: $26,366
• − Mortgage interest: −$10,077
• − Property taxes: −$1,977
• − Insurance: −$900
• − Repairs & maintenance: −$2,109
• − Management: −$2,109
• − Depreciation: −$5,233
• Taxable income: $3,960
• Est. tax owed @ 24.0%: −$950
• After-tax cash flow: $5,681/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): 18,595
• Household income: $33,544
• Rent vs Own: 59.0% rent · 41.0% own
• Severe rent burden: 1364.0

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 (79%)
• Race & ethnicity: Black 79% White 16% Two or more races 4%
• Common ancestry: Romanian 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• 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: ▼ -367.43%
• Current HPI: 102.0969
• Rent YoY: —
• 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

+38.4% since first listed

41 events — show timeline

• 2026-06-01 Listed $179,900 REALCOMP
• 2026-06-01 Listed $179,900 MiRealSource-MiMLS
• 2026-05-26 Listing Removed — MiRealSource-MiMLS
• 2026-05-26 Listing Removed — REALCOMP
• 2026-05-12 Price Changed $189,900 MiRealSource-MiMLS
• 2026-05-12 Price Changed $189,900 REALCOMP
• 2026-04-28 Listed $199,900 MiRealSource-MiMLS
• 2026-04-28 Listed $199,900 REALCOMP
• 2026-04-09 Rental Removed $2,200 REALCOMP
• 2026-04-09 Listing Removed — MiRealSource-MiMLS
• 2026-04-09 Listing Removed — REALCOMP
• 2026-03-24 Listed for Rent $2,200 REALCOMP
• 2026-03-24 Rental Removed $2,200 REALSOURCE
• 2026-03-23 Listed for Rent $2,200 REALSOURCE
• 2026-03-04 Price Changed $230,000 MiRealSource-MiMLS
• 2026-03-03 Price Changed $230,000 REALCOMP
• 2026-02-05 Listed $269,900 REALCOMP
• 2026-02-05 Listed $269,900 MiRealSource-MiMLS
• 2026-01-28 Listing Removed — MiRealSource-MiMLS
• 2026-01-28 Listing Removed — REALCOMP
• 2026-01-17 Price Changed $280,000 MiRealSource-MiMLS
• 2026-01-16 Price Changed $280,000 REALCOMP
• 2025-12-18 Price Changed $285,000 MiRealSource-MiMLS
• 2025-12-18 Price Changed $285,000 REALCOMP
• 2025-11-26 Listed $295,000 REALCOMP
• 2025-11-25 Listed $295,000 MiRealSource-MiMLS
• 2025-08-20 Sold (Public Records) $86,000 Public Records
• 2023-08-22 Listing Removed — MiRealSource-MiMLS
• 2023-08-22 Listing Removed — REALCOMP
• 2023-05-22 Listed $124,900 MiRealSource-MiMLS
• 2023-05-22 Listed $124,900 REALCOMP
• 2023-02-23 Listing Removed — MiRealSource-MiMLS
• 2023-02-22 Listing Removed — REALCOMP
• 2022-10-31 Listed $159,900 MiRealSource-MiMLS
• 2022-10-31 Listed $159,900 REALCOMP
• 2022-09-29 Listing Removed — MiRealSource-MiMLS
• 2022-09-29 Listing Removed — REALCOMP
• 2022-08-24 Price Changed $129,900 MiRealSource-MiMLS
• 2022-08-23 Price Changed $129,900 REALCOMP
• 2022-01-28 Listed $130,000 MiRealSource-MiMLS
• 2022-01-28 Listed $130,000 REALCOMP

Property tax history

+12.3%/yr

Latest (2025): $1,977 · -49.3% YoY. Source: county tax records.