1714 Gladstone St · Detroit, MI 48206

$159,900

5 bd · 2.0 ba · 2,198 sqft · SingleFamily public records · 279 Days on market

Built 1920 6,098 sqft lot $73/sqft · 41% below area Est $271k · 41% under

---

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

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 279 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $999 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 10.0% 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: Rents rising fast (+5.2%/yr); 273 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• At $2,462/mo this rent would consume 66% of the median local household income ($45k/yr) (locally 646% 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 + 5.2% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.54% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.77%
• DSCR: 2.19
• GRM: 5.4

CMA / ARV

• ARV (median comp): $271,392
• List price: $159,900
• Delta: -41.08%
• 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
1419 Atkinson St	0.34mi	5/2.5	2,274 (+4%)	1mo	$225,000	$99	75
2011 Atkinson St	0.28mi	4/2.0 (-1)	2,084 (-5%)	3mo	$245,000	$118	71
2041 Atkinson St	0.30mi	4/2.5 (-1)	2,308 (+5%)	2mo	$235,000	$102	69
1485 Longfellow St	0.41mi	4/2.5 (-1)	2,215 (+1%)	5mo	$195,000	$88	68
2016 Atkinson St	0.31mi	5/2.5	2,001 (-9%)	3mo	$130,000	$65	66
2281 Atkinson St	0.40mi	4/1.5 (-1)	2,103 (-4%)	4mo	$325,000	$155	64
1129 Atkinson St	0.47mi	4/2.5 (-1)	2,288 (+4%)	4mo	$15,000	$7	61
1727 Edison St	0.29mi	4/2.5 (-1)	2,410 (+10%)	4mo	$117,000	$49	60
2244 Lamothe St	0.67mi	5/1.5	2,317 (+5%)	2mo	$140,000	$60	56
1441 Longfellow St	0.43mi	5/2.5	2,463 (+12%)	2mo	$166,000	$67	56
2544 Atkinson St	0.60mi	5/2.5	2,429 (+10%)	3mo	$225,000	$93	50
686 Atkinson St S	0.74mi	5/2.5	2,384 (+8%)	1mo	$195,000	$82	48

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 · 5.2% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 1.96×
• Total profit: $43,201
• Equity at exit: $23,842

10-year hold

• IRR: 32.2%
• Equity multiple: 4.20×
• Total profit: $143,178
• Equity at exit: $13,825

Cash invested: $44,772 (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 48206

• Rents YoY: 5.2%
• Active inventory: 273
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,462 high
• Mortgage (P&I): −$839
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $999

Break-even live

Break-even rent $1,198

Max offer price $159,900

Occupancy floor 54%

Sensitivity live

Price	-10% $1,089	-5% $1,044	+0% $999	+5% $953	+10% $908
Rent	-10% $804	-5% $901	+0% $999	+5% $1,096	+10% $1,193
Rate	-1.0pp $1,079	-0.5pp $1,039	base $999	+0.5pp $957	+1.0pp $915

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 15 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	4d	1	0.17mi
2080 Gladstone St #1 Detroit, MI	4.0	2.0	2426	$3,000	$1.24	0d	1	0.23mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	16d	1	0.43mi
8951 La Salle Blvd Detroit, MI	4.0	2.5	2440	$2,500	$1.02	3d	1	0.43mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,500	$1.02	0d	1	0.43mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	23d	1	0.63mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	0d	1	0.97mi
216 Holbrook Unit Na Detroit, MI	4.0	2.0	2000	$2,200	$1.10	0d	1	1.12mi
216 Holbrook St Detroit, MI	4.0	2.0	2000	$2,000	$1.00	23d	1	1.12mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	18d	1	1.17mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	18d	1	1.18mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,800	$0.68	18d	1	1.23mi
4114 W Euclid St Detroit, MI	6.0	2.0	1500	$1,800	$1.20	45d	1	1.32mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	3d	1	1.49mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	16d	1	1.49mi

Listing history 15 events

1. 2026-06-21
   days on market $159,900 Active 279 DOM
2. 2026-06-18
   days on market $159,900 Active 276 DOM
3. 2026-06-17
   days on market $159,900 Active 275 DOM
4. 2026-06-15
   days on market $159,900 Active 273 DOM
5. 2026-06-13
   days on market $159,900 Active 271 DOM
6. 2026-06-13
   days on market $159,900 Active 270 DOM
7. 2026-06-09
   days on market $159,900 Active 267 DOM
8. 2026-06-08
   days on market $159,900 Active 266 DOM
9. 2026-06-07
   days on market $159,900 Active 265 DOM
10. 2026-06-04
    days on market $159,900 Active 262 DOM
11. 2026-06-03
    days on market $159,900 Active 261 DOM
12. 2026-06-01
    days on market $159,900 Active 259 DOM
13. 2026-05-31
    days on market $159,900 Active 258 DOM
14. 2025-09-15
    listed $159,900 Active 698-char remark

    Show marketing remark (698 chars)

    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.

15. 2025-09-15
    listed $159,900 Active 698-char remark

    Show marketing remark (698 chars)

    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.

ⓘ 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: $1,478 · $123/mo
• Expected delta: +$984/yr (+$82/mo · 199.2%)

ⓘ 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: $29,544
• − Mortgage interest: −$8,957
• − Property taxes: −$494
• − Insurance: −$800
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − Depreciation: −$4,652
• Taxable income: $9,915
• Est. tax owed @ 24.0%: −$2,379
• After-tax cash flow: $9,604/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): 15,227
• Household income: $45,046
• Rent vs Own: 46.4% rent · 53.6% own
• Severe rent burden: 646.0

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 (81%)
• Race & ethnicity: Black 81% White 12% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Iranian 3% Romanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 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: ▼ -139.60%
• Current HPI: 130.9545
• Rent YoY: ▲ 5.20%
• 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

+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.