1714 Gladstone St · Detroit, MI 48206 2269

$149,900

5 bd · 2.0 ba · 2,198 sqft · SingleFamily public records · 373 Days on market

Built 1920 Fair condition 6,098 sqft lot $68/sqft · 35% below area

---

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
• Appreciation +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.8/10.0

Listing remarks MLS

Nestled in the heart of Detroit, Michigan, the single-family residence at 1714 Gladstone ST offers a unique opportunity to own a piece of the city's history. Constructed in 1920, this property holds the promise of a comfortable and characterful living space. The residence features three bedrooms, providing ample space for rest and relaxation, while the two bathrooms offer convenience and privacy. This 1920 single-family residence at 1714 Gladstone St is ready to become your cherished Detroit home. Please be advised the property may qualify for a $5000 Chase Homebuyer Grant. Buyer may also qualify for Housing Choice Voucher Homeownership program. For more information, contact listing agent.

Key facts

• 6,098 sq ft lot
• Built 1920
• Listed 373 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 9.6% 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: 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: Thirkell Elementarymiddle School (math 2% / reading 8%, grade F, #1,325 of 1,397 statewide, top 99%, 501 students, 91% FRL); Northwestern High School (math 10% / reading 10%, grade F, #659 of 713 statewide, top 97%, 358 students, 88% FRL) — zoned schools at 90% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 65d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 373 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 373 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.51% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.52%
• DSCR: 2.14
• GRM: 5.5

CMA / ARV

• ARV (median comp): $386,278
• List price: $149,900
• Delta: -61.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1947 Clairmount St	0.19mi	4/2.0 (-1)	2,337 (+6%)	2mo	$82,500	$35	74
1419 Atkinson St	0.34mi	5/2.5	2,274 (+4%)	4mo	$225,000	$99	73
2011 Atkinson St	0.28mi	4/2.0 (-1)	2,084 (-5%)	6mo	$245,000	$118	68
2041 Atkinson St	0.30mi	4/2.5 (-1)	2,308 (+5%)	5mo	$235,000	$102	66
2500 Atkinson St	0.57mi	5/3.5	2,150 (-2%)	2mo	$106,000	$49	62
700 Taylor St	0.70mi	4/2.5 (-1)	2,159 (-2%)	2mo	$330,000	$153	56
2244 Lamothe St	0.67mi	5/1.5	2,317 (+5%)	4mo	$140,000	$60	54
1441 Longfellow St	0.43mi	5/2.5	2,463 (+12%)	5mo	$166,000	$67	54
2066 Atkinson St	0.34mi	4/1.5 (-1)	1,881 (-14%)	3mo	$269,000	$143	51
2544 Atkinson St	0.60mi	5/2.5	2,429 (+10%)	6mo	$225,000	$93	48
686 Atkinson St S	0.74mi	5/2.5	2,384 (+8%)	4mo	$195,000	$82	46
1333 Seward Ave	0.53mi	4/1.5 (-1)	1,904 (-13%)	2mo	$120,000	$63	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 2.78×
• Total profit: $74,855
• Equity at exit: $67,402

10-year hold

• IRR: 31.9%
• Equity multiple: 5.45×
• Total profit: $186,746
• Equity at exit: $103,874

Cash invested: $41,972 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 26 active · 17 under contract
• Months of supply: 7.8 mo (13%/mo absorbed)
• Median asking: $229,450 ($97/sqft)
• Median days on market: 57 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +81.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 48206 2269

• Active inventory: 1
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$786
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $893

Break-even live

Break-even rent $1,126

Max offer price $149,900

Occupancy floor 55%

Sensitivity live

Price	-10% $978	-5% $935	+0% $893	+5% $850	+10% $808
Rent	-10% $714	-5% $804	+0% $893	+5% $982	+10% $1,071
Rate	-1.0pp $968	-0.5pp $931	base $893	+0.5pp $854	+1.0pp $814

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: $37,475
• Closing costs: $4,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2028 Gladstone St Unit 1 Detroit, MI	5.0	2.0	2500	$2,850	$1.14	98d	1	0.17mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$2,850	$1.17	0d	1	0.23mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,300	$0.94	0d	1	0.43mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	110d	1	0.43mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,000	$0.82	43d	1	0.43mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,100	$0.86	0d	1	0.43mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	117d	1	0.63mi
7465 Hanover St Detroit, MI	4.0	1.0	1500	$1,450	$0.97	23d	1	0.65mi
2685 Clairmount St Detroit, MI	4.0	1.5	1681	$1,550	$0.92	88d	1	0.67mi
2021 Calvert Ave Unit 2019 Detroit, MI	6.0	2.0	2750	$1,250	$0.45	23d	1	0.71mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	75d	1	0.97mi
6195 16th St Detroit, MI	4.0	1.5	1503	$1,950	$1.30	76d	1	0.99mi
1 Virginia Park St Unit 1 Detroit, MI	4.0	1.5	1550	$1,600	$1.03	64d	1	1.01mi
150 Glynn Ct Detroit, MI	4.0	2.0	2100	$2,225	$1.06	0d	1	1.06mi
151 Calvert St Detroit, MI	4.0	2.0	1950	$2,250	$1.15	17d	1	1.07mi
216 Holbrook Unit Na Detroit, MI	4.0	2.0	2000	$2,050	$1.02	54d	1	1.12mi
216 Holbrook St Detroit, MI	4.0	2.0	2000	$2,200	$1.10	54d	1	1.12mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	112d	1	1.17mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	84d	1	1.18mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,700	$0.64	18d	1	1.23mi
9024 Quincy St Detroit, MI	4.0	1.0	1410	$1,350	$0.96	88d	1	1.29mi
4114 W Euclid St Detroit, MI	6.0	2.0	1500	$1,600	$1.07	0d	1	1.32mi
558 Holbrook St Detroit, MI	4.0	1.0	1500	$1,600	$1.07	77d	1	1.37mi
242 Harmon St Detroit, MI	4.0	1.5	1710	$1,650	$0.96	56d	1	1.41mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	110d	1	1.49mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	97d	1	1.49mi

Listing history 50 events

1. 2026-09-23
   remarks 699-char remark
2. 2026-09-23
   days on market $149,900 Active 373 DOM
3. 2026-09-22
   days on market $149,900 Active 372 DOM
4. 2026-09-21
   days on market $149,900 Active 371 DOM
5. 2026-09-20
   days on market $149,900 Active 370 DOM
6. 2026-09-19
   days on market $149,900 Active 369 DOM
7. 2026-09-18
   pricedays on market $149,900 Active 368 DOM
8. 2026-09-17
   days on market $159,900 Active 367 DOM
9. 2026-09-16
   days on market $159,900 Active 366 DOM
10. 2026-09-15
    days on market $159,900 Active 365 DOM
11. 2026-09-14
    days on market $159,900 Active 364 DOM
12. 2026-09-13
    days on market $159,900 Active 363 DOM
13. 2026-09-12
    days on market $159,900 Active 362 DOM
14. 2026-09-11
    days on market $159,900 Active 361 DOM
15. 2026-09-05
    days on market $159,900 Active 355 DOM
16. 2026-09-04
    days on market $159,900 Active 354 DOM
17. 2026-09-03
    days on market $159,900 Active 353 DOM
18. 2026-08-31
    days on market $159,900 Active 350 DOM
19. 2026-08-30
    days on market $159,900 Active 349 DOM
20. 2026-08-29
    days on market $159,900 Active 348 DOM
21. 2026-08-28
    days on market $159,900 Active 347 DOM
22. 2026-08-27
    days on market $159,900 Active 346 DOM
23. 2026-08-26
    days on market $159,900 Active 345 DOM
24. 2026-08-25
    days on market $159,900 Active 344 DOM
25. 2026-08-24
    days on market $159,900 Active 343 DOM
26. 2026-08-23
    days on market $159,900 Active 342 DOM
27. 2026-08-22
    days on market $159,900 Active 341 DOM
28. 2026-08-21
    days on market $159,900 Active 340 DOM
29. 2026-08-20
    days on market $159,900 Active 339 DOM
30. 2026-08-19
    days on market $159,900 Active 338 DOM
31. 2026-08-18
    days on market $159,900 Active 337 DOM
32. 2026-08-17
    days on market $159,900 Active 336 DOM
33. 2026-08-16
    days on market $159,900 Active 335 DOM
34. 2026-08-14
    days on market $159,900 Active 333 DOM
35. 2026-08-13
    days on market $159,900 Active 332 DOM
36. 2026-08-12
    days on market $159,900 Active 331 DOM
37. 2026-08-11
    days on market $159,900 Active 330 DOM
38. 2026-08-10
    days on market $159,900 Active 329 DOM
39. 2026-08-09
    days on market $159,900 Active 328 DOM
40. 2026-08-08
    days on market $159,900 Active 327 DOM
41. 2026-08-06
    days on market $159,900 Active 325 DOM
42. 2026-08-05
    days on market $159,900 Active 324 DOM
43. 2026-08-04
    days on market $159,900 Active 323 DOM
44. 2026-07-31
    days on market $159,900 Active 319 DOM
45. 2026-07-30
    days on market $159,900 Active 318 DOM
46. 2026-07-30
    days on market $159,900 Active 317 DOM
47. 2026-07-28
    days on market $159,900 Active 316 DOM
48. 2026-07-26
    days on market $159,900 Active 314 DOM
49. 2026-07-24
    days on market $159,900 Active 312 DOM
50. 2026-07-23
    listing id $159,900 Active 311 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: $494 · $41/mo
• Projected year-2 tax: $1,401 · $117/mo
• Expected delta: +$907/yr (+$76/mo · 183.7%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,074
• − Mortgage interest: −$8,397
• − Property taxes: −$494
• − Insurance: −$750
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − Depreciation: −$4,361
• Taxable income: $8,741
• Est. tax owed @ 24.0%: −$2,098
• After-tax cash flow: $8,614/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $54,950–$98,910 screening

The home is in fair condition with some minor repairs and maintenance needed. Painting the exterior and refinishing the hardwood flooring can significantly increase its resale value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Repairs flagged

• Minor exterior paint — The exterior walls show some wear and discoloration, indicating minor paint damage.
• Minor hardwood flooring — The flooring appears worn and could benefit from refinishing.

Value-add opportunities

• Resale paint exterior walls — Painting the exterior walls can improve the home's curb appeal and make it more attractive to potential buyers. ↑
• Resale refinish hardwood flooring — Refinishing the hardwood flooring can make the interior look more modern and appealing to potential buyers. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 8/100

Zoned Schools

Elementary Thirkell Elementarymiddle School F MI #1,325/1,397 Nat'l #40,579/41,679 High Northwestern High School F MI #659/713 Nat'l #15,975/17,239

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

B Composite livability gradescore 73/100

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

---

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2025-09-15 Listed $159,900 REALCOMP
• 2025-09-15 Listed $159,900 MiRealSource-MiMLS

Property tax history

+1.0%/yr

Latest (2025): $494 · +0.9% YoY. Source: county tax records.