14232 Cruse St · Detroit, MI 48227

$99,990

5 bd · 1.5 ba · 1,598 sqft · SingleFamily public records · 25 Days on market

Built 1929 5,227 sqft lot $63/sqft · 37% above area Est $73k · 37% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Large Detroit property with substantial square footage and strong value-add potential. Generous room sizes and flexible floor plan make this an ideal renovation or rental opportunity. Perfect for investors seeking a project with upside. Convenient access to main roads and neighborhood amenities. Easy to show, schedule today! Owner is licensed real estate agent.

Key facts

• 5,227 sq ft lot
• Built 1929
• Listed 25 days

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story layout; Ground-level entry with steps
• Construction: Brick and vinyl siding exterior
• Exterior features: Paved road access; Lot approximately 41.5 x 127 (0.12 acres)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No cooling system
• Interior features: Five total rooms; Unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+5.6%/yr); 385 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $1,686/mo this rent would consume 55% 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 $692 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 + 5.6% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 10 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 $38k; list at $100k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,490 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — 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: 1.69% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.38%
• DSCR: 2.08
• GRM: 4.9

CMA / ARV

• ARV (median comp): $73,115
• List price: $99,990
• Delta: 36.76%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14400 Hubbell St	0.32mi	4/1.5 (-1)	1,444 (-10%)	4mo	$108,000	$75	60
14845 Freeland St	0.45mi	4/1.5 (-1)	1,741 (+9%)	1mo	$110,000	$63	59
14942 Ward Ave	0.73mi	4/2.0 (-1)	1,619 (+1%)	4mo	$75,000	$46	53
14070 Robson St	0.51mi	4/1.5 (-1)	1,674 (+5%)	16mo	$65,000	$39	50
13244 Ardmore St	0.48mi	4/2.0 (-1)	1,650 (+3%)	18mo	$51,000	$31	50
14911 Tracey St	0.51mi	4/1.5 (-1)	1,495 (-6%)	18mo	$89,000	$60	46
15103 Strathmoor St	0.71mi	4/2.0 (-1)	1,800 (+13%)	9mo	$66,000	$37	31
14531 Whitcomb St	0.73mi	4/3.0 (-1)	1,407 (-12%)	8mo	$210,000	$149	29
13255 Lauder St	0.63mi	4/2.0 (-1)	1,786 (+12%)	22mo	$111,000	$62	26

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.88×
• Total profit: $24,608
• Equity at exit: $14,909

10-year hold

• IRR: 30.8%
• Equity multiple: 4.14×
• Total profit: $87,869
• Equity at exit: $8,645

Cash invested: $27,997 (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: 385
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,686 high
• Mortgage (P&I): −$524
• Tax from tax record: −$197 /mo · $2,362/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $569

Break-even live

Break-even rent $966

Max offer price $99,990

Occupancy floor 61%

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	43d	1	0.35mi
14941 Robson St Detroit, MI	6.0	2.0	1820	$1,600	$0.88	24d	1	0.70mi
14941 Robson St Detroit, MI	6.0	2.0	1820	$1,600	$0.88	43d	1	0.70mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	16d	1	0.85mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	43d	1	1.17mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	43d	1	1.18mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	43d	1	1.43mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	43d	1	1.44mi

Listing history 30 events

1. 2026-06-09
   days on market $99,990 Active 25 DOM
2. 2026-06-08
   days on market $99,990 Active 24 DOM
3. 2026-06-07
   days on market $99,990 Active 23 DOM
4. 2026-06-04
   days on market $99,990 Active 20 DOM
5. 2026-06-03
   days on market $99,990 Active 19 DOM
6. 2026-06-02
   days on market $99,990 Active 18 DOM
7. 2026-06-01
   days on market $99,990 Active 17 DOM
8. 2026-05-31
   days on market $99,990 Active 16 DOM
9. 2026-05-15
   listed $99,990 Active 363-char remark
10. 2026-05-15
    listed $99,990 Active 363-char remark
11. 2026-04-23
    historical $1,350
12. 2026-04-19
    historical
13. 2026-04-19
    historical
14. 2026-03-05
    listed $1,350
15. 2026-01-19
    listed $99,900 Active
16. 2026-01-18
    listed $99,900 Active
17. 2023-09-06
    historical $1,450
18. 2023-08-13
    listed $1,450
19. 2023-02-28
    soldstatus $38,000 Sold
20. 2023-02-28
    soldstatus $38,000 Closed
21. 2023-01-27
    status Pending
22. 2023-01-27
    status Pending
23. 2023-01-16
    status Active
24. 2023-01-16
    status Active
25. 2023-01-13
    status Pending
26. 2023-01-13
    status Pending
27. 2022-12-09
    price $39,600
28. 2022-12-08
    price $39,600
29. 2022-10-18
    listed $44,000 Active
30. 2022-10-18
    listed $44,000 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: $2,362 · $197/mo
• Projected year-2 tax: $2,362 · $197/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: $20,229
• − Mortgage interest: −$5,601
• − Property taxes: −$2,362
• − Insurance: −$500
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$2,909
• Taxable income: $5,621
• Est. tax owed @ 24.0%: −$1,349
• After-tax cash flow: $5,478/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

+127.2% since first listed

24 events — show timeline

• 2026-06-10 Listing Removed — REALCOMP
• 2026-06-10 Listing Removed — MiRealSource-MiMLS
• 2026-05-15 Listed $99,990 REALCOMP
• 2026-05-15 Listed $99,990 MiRealSource-MiMLS
• 2026-04-23 Rental Removed $1,350 REALSOURCE
• 2026-04-19 Listing Removed — MiRealSource-MiMLS
• 2026-04-19 Listing Removed — REALCOMP
• 2026-03-05 Listed for Rent $1,350 REALSOURCE
• 2026-01-19 Listed $99,900 REALCOMP
• 2026-01-18 Listed $99,900 MiRealSource-MiMLS
• 2023-09-06 Rental Removed $1,450 REALSOURCE
• 2023-08-13 Listed for Rent $1,450 REALSOURCE
• 2023-02-28 Sold (MLS) $38,000 MiRealSource-MiMLS
• 2023-02-28 Sold (MLS) $38,000 REALCOMP
• 2023-01-27 Pending — MiRealSource-MiMLS
• 2023-01-27 Pending — REALCOMP
• 2023-01-16 Relisted — MiRealSource-MiMLS
• 2023-01-16 Relisted — REALCOMP
• 2023-01-13 Pending — MiRealSource-MiMLS
• 2023-01-13 Pending — REALCOMP
• 2022-12-09 Price Changed $39,600 MiRealSource-MiMLS
• 2022-12-08 Price Changed $39,600 REALCOMP
• 2022-10-18 Listed $44,000 MiRealSource-MiMLS
• 2022-10-18 Listed $44,000 REALCOMP

Property tax history

+8.6%/yr

Latest (2025): $2,362 · -2.3% YoY. Source: county tax records.