14422 Maddelein St · Detroit, MI 48205

$230,000

8 bd · 4.0 ba · 2,898 sqft · MultiFamily public records · 11 Days on market

Built 1930 4,792 sqft lot

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Why this score? — see what drove the B- 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
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Solid brick 4-unit Colonial at 14422 Maddelein in Detroit. All units are currently rented with performing tenants. Two of the tenants are section 8, the other two are cash paying The building also has a valid C of C. . The seller has invested over $22,000 in improvements since March of 2026. Leases, ledgers, and HAP info will be given upon accepted offer with proof of funds to all serious buyers. Each unit offers spacious layouts, classic charm, and updated features. Property has been well maintained and professionally managed with potential for increased cash flow. Conveniently located near shopping, freeways, and public transportation. A great opportunity to add a strong-performing multi-family to your portfolio - collect rent from day one with room to grow!

Key facts

• Spacious layouts
• Four unit colonial
• Updated features

Tags

• FOUR UNIT COLONIAL
• SPACIOUS LAYOUTS
• UPDATED FEATURES
• WELL MAINTAINED
• PROFESSIONALLY MANAGED

Property features AI

Finance

• Other: Above-grade finished area approximately 2,898 square feet; Listing broker: Clyde Realty LLC

Exterior

• Utilities: Sewer available
• Home design: Multi-family residential income property; Two-story
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Lot approximately 0.11 acres (40 x 115); Residential zoning; Pets allowed (contact for details)

Interior

• Bathrooms: 4 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $3k ($40k/yr) — positive. Per door: $828/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $230k).
• Cap rate 23.6% vs local median 10.2% in Detroit — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 (+1.3%/yr); 373 active listings in the ZIP; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $6,053/mo this rent would consume 186% of the median local household income ($39k/yr) (locally 2121% 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 $2k of loan paydown is wiped out by about $7k 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 + 1.3% rent growth), your $64k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 23 sale attempts since 24y 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 $50k; list at $230k implies a 360% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $230,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.63% ✓
• Cap rate: 23.58%
• Cash-on-cash: 61.73%
• DSCR: 3.75
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 58.8%
• Equity multiple: 3.54×
• Total profit: $163,741
• Equity at exit: $34,294

10-year hold

• IRR: 63.0%
• Equity multiple: 6.82×
• Total profit: $374,648
• Equity at exit: $19,886

Cash invested: $64,400 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $6,053 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$167 /mo · $2,004/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,271
• Net cashflow: $3,313

Break-even live

Break-even rent $1,859

Max offer price $230,000

Occupancy floor 40%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$6,052
Total (4 units)			$6,053

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $230,000 Active 11 DOM
2. 2026-06-17
   days on market $230,000 Active 10 DOM
3. 2026-06-16
   days on market $230,000 Active 9 DOM
4. 2026-06-15
   days on market $230,000 Active 8 DOM
5. 2026-06-13
   days on market $230,000 Active 6 DOM
6. 2026-06-13
   days on market $230,000 Active 5 DOM
7. 2026-06-09
   days on market $230,000 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $230,000 Active 1 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: $2,004 · $167/mo
• Projected year-2 tax: $2,773 · $231/mo
• Expected delta: +$769/yr (+$64/mo · 38.4%)

ⓘ 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 ≥95°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: $72,636
• − Mortgage interest: −$12,884
• − Property taxes: −$2,004
• − Insurance: −$1,150
• − Repairs & maintenance: −$5,811
• − Management: −$5,811
• − Depreciation: −$6,691
• Taxable income: $38,285
• Est. tax owed @ 24.0%: −$9,189
• After-tax cash flow: $30,566/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

+342.3% since first listed

54 events — show timeline

• 2026-06-07 Listed $230,000 REALCOMP
• 2026-06-06 Listed $230,000 MiRealSource-MiMLS
• 2026-04-08 Listing Removed — MiRealSource-MiMLS
• 2026-04-08 Listing Removed — REALCOMP
• 2026-03-09 Relisted — MiRealSource-MiMLS
• 2026-03-09 Relisted — REALCOMP
• 2026-02-16 Contingent — MiRealSource-MiMLS
• 2026-02-16 Contingent — REALCOMP
• 2026-01-21 Price Changed $230,000 MiRealSource-MiMLS
• 2026-01-20 Price Changed $230,000 REALCOMP
• 2025-11-20 Relisted — MiRealSource-MiMLS
• 2025-11-20 Relisted — REALCOMP
• 2025-11-17 Contingent — MiRealSource-MiMLS
• 2025-11-17 Contingent — REALCOMP
• 2025-11-13 Listed $240,000 REALCOMP
• 2025-11-13 Listed $240,000 MiRealSource-MiMLS
• 2023-11-20 Rental Removed $800 APPFOLIO
• 2023-11-06 Listed for Rent $800 APPFOLIO
• 2019-12-23 Listing Removed — REALCOMP
• 2019-12-22 Listing Removed — MiRealSource-MiMLS
• 2019-12-22 Listing Removed — MiRealSource-MiMLS
• 2019-10-23 Listed $175,000 MiRealSource-MiMLS
• 2019-10-22 Listed $175,000 MiRealSource-MiMLS
• 2019-10-22 Listed $175,000 REALCOMP
• 2019-07-22 Sold (MLS) $50,000 MiRealSource-MiMLS
• 2019-07-22 Sold (MLS) $50,000 REALCOMP
• 2019-07-01 Pending — MiRealSource-MiMLS
• 2019-07-01 Pending — REALCOMP
• 2019-06-26 Listed $52,000 MiRealSource-MiMLS
• 2019-06-26 Listed $52,000 REALCOMP
• 2015-08-22 Listing Removed — REALCOMP
• 2015-08-22 Listing Removed — MiRealSource-MiMLS
• 2015-08-17 Listing Removed — MiRealSource-MiMLS
• 2015-08-17 Listed $64,900 REALCOMP
• 2015-08-17 Listing Removed — REALCOMP
• 2015-08-16 Listed $64,900 MiRealSource-MiMLS
• 2015-08-09 Relisted — REALCOMP
• 2015-08-06 Listing Removed — REALCOMP
• 2015-05-17 Listed $82,000 REALCOMP
• 2015-05-17 Listed $82,000 MiRealSource-MiMLS
• 2015-03-20 Sold (Public Records) $88,000 Public Records
• 2015-02-09 Sold (MLS) $88,000 MiRealSource-MiMLS
• 2015-02-09 Sold (MLS) $88,000 REALCOMP
• 2015-02-06 Listing Removed — REALCOMP
• 2015-01-09 Listing Removed — MiRealSource-MiMLS
• 2014-07-23 Listed $96,000 MiRealSource-MiMLS
• 2014-07-23 Listed $96,000 REALCOMP
• 2014-06-23 Listing Removed — MiRealSource-MiMLS
• 2014-01-23 Listed $125,000 MiRealSource-MiMLS
• 2003-01-28 Sold (Public Records) $95,000 Public Records
• 2002-11-26 Sold (MLS) $8,500 MiRealSource-MiMLS
• 2002-07-12 Listing Removed — MiRealSource-MiMLS
• 2002-06-17 Listed $7,000 MiRealSource-MiMLS
• 1997-05-27 Sold (Public Records) $52,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $2,004 · +12.3% YoY. Source: county tax records.