1714 Gladstone St · Detroit, MI 48206

$139,900

5 bd · 2.0 ba · 2,198 sqft · SingleFamily public records · 419 Days on market

Built 1920 Fair condition 6,098 sqft lot $64/sqft · 44% below area Est $248k · 44% under

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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
• 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 +2.2/5.0
• Schools +0.8/10.0
• 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 418 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $140k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $951 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 9.8% 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); 310 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 69d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% 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).
• At $2,258/mo this rent would consume 60% of the median local household income ($45k/yr) — 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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 419 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) 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 $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 419 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: 1.61% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.13%
• DSCR: 2.30
• GRM: 5.2

CMA / ARV

• ARV (median comp): $248,263
• List price: $139,900
• Delta: -43.65%
• 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%)	3mo	$82,500	$35	73
1419 Atkinson St	0.34mi	5/2.5	2,274 (+4%)	6mo	$225,000	$99	71
2041 Atkinson St	0.30mi	4/2.5 (-1)	2,308 (+5%)	7mo	$235,000	$102	65
2500 Atkinson St	0.57mi	5/3.5	2,150 (-2%)	4mo	$106,000	$49	61
700 Taylor St	0.70mi	4/2.5 (-1)	2,159 (-2%)	4mo	$330,000	$153	54
2244 Lamothe St	0.67mi	5/1.5	2,317 (+5%)	6mo	$140,000	$60	52
1441 Longfellow St	0.43mi	5/2.5	2,463 (+12%)	7mo	$166,000	$67	52
2066 Atkinson St	0.34mi	4/1.5 (-1)	1,881 (-14%)	4mo	$269,000	$143	50
2544 Atkinson St	0.60mi	5/2.5	2,429 (+10%)	7mo	$225,000	$93	46
686 Atkinson St S	0.74mi	5/2.5	2,384 (+8%)	6mo	$195,000	$82	45
1333 Seward Ave	0.53mi	4/1.5 (-1)	1,904 (-13%)	3mo	$120,000	$63	43
2253 Glynn Ct	0.67mi	4/1.0 (-1)	1,958 (-11%)	0mo	$20,000	$10	41

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: 25.8%
• Equity multiple: 2.10×
• Total profit: $42,946
• Equity at exit: $20,860

10-year hold

• IRR: 34.7%
• Equity multiple: 4.50×
• Total profit: $137,104
• Equity at exit: $12,096

Cash invested: $39,172 (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: 42 active · 18 under contract
• Months of supply: 16.8 mo (6%/mo absorbed)
• Median asking: $247,500 ($115/sqft)
• Median days on market: 65 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: -1.7% vs current asking $/sqft

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

ZIP-level market 48206

• Rents YoY: 5.2%
• Active inventory: 310
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$734
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $951

Break-even live

Break-even rent $1,055

Max offer price $139,900

Occupancy floor 53%

Sensitivity live

Price	-10% $1,030	-5% $990	+0% $951	+5% $911	+10% $872
Rent	-10% $772	-5% $862	+0% $951	+5% $1,040	+10% $1,129
Rate	-1.0pp $1,021	-0.5pp $986	base $951	+0.5pp $915	+1.0pp $878

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: $34,975
• Closing costs: $4,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 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	144d	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	4.0	2.5	2440	$2,000	$0.82	88d	1	0.43mi
8951 La Salle Blvd Detroit, MI	5.0	2.5	2440	$2,500	$1.02	155d	1	0.43mi
8951 La Salle Blvd Unit NA Detroit, MI	4.0	2.5	2440	$2,300	$0.94	10d	1	0.43mi
1699 Glynn Ct Detroit, MI	5.0	3.5	2542	$2,500	$0.98	162d	1	0.63mi
7465 Hanover St Detroit, MI	4.0	1.0	1500	$1,450	$0.97	69d	1	0.65mi
2685 Clairmount St Detroit, MI	4.0	1.5	1681	$1,550	$0.92	134d	1	0.67mi
1978 Glynn Ct Detroit, MI	4.0	2.5	2142	$3,500	$1.63	0d	1	0.67mi
2021 Calvert Ave Unit 2019 Detroit, MI	6.0	2.0	2750	$1,250	$0.45	69d	1	0.71mi
2501 S La Salle Gdns Detroit, MI	4.0	2.0	1942	$1,700	$0.88	10d	1	0.71mi
2655 Collingwood St Detroit, MI	4.0	1.5	1881	$2,700	$1.44	121d	1	0.97mi
6195 16th St Detroit, MI	4.0	1.5	1503	$1,950	$1.30	121d	1	0.99mi
1 Virginia Park St Unit 1 Detroit, MI	4.0	1.5	1550	$1,600	$1.03	109d	1	1.01mi
150 Glynn Ct Detroit, MI	4.0	2.0	2100	$2,225	$1.06	40d	1	1.06mi
2633 Burlingame St Detroit, MI	4.0	2.0	1922	$1,850	$0.96	17d	1	1.06mi
2633 Burlingame St Detroit, MI	4.0	1.5	1922	$1,850	$0.96	3d	1	1.06mi
151 Calvert St Detroit, MI	4.0	2.0	1950	$2,250	$1.15	63d	1	1.07mi
216 Holbrook Unit Na Detroit, MI	4.0	2.0	2000	$2,050	$1.02	99d	1	1.12mi
216 Holbrook St Detroit, MI	4.0	2.0	2000	$2,200	$1.10	99d	1	1.12mi
3031 Lawrence St Detroit, MI	4.0	1.0	1700	$1,600	$0.94	10d	1	1.17mi
3799 W Philadelphia St Detroit, MI	5.0	2.0	2200	$1,650	$0.75	129d	1	1.18mi
3241 Lawrence St Detroit, MI	4.0	2.0	2636	$1,700	$0.64	63d	1	1.23mi
9024 Quincy St Detroit, MI	4.0	1.0	1410	$1,350	$0.96	134d	1	1.29mi
4114 W Euclid St Detroit, MI	6.0	2.0	1500	$1,600	$1.07	27d	1	1.32mi
4114 W Euclid St Detroit, MI	6.0	2.0	1500	$1,600	$1.07	46d	1	1.32mi
558 Holbrook St Detroit, MI	4.0	1.0	1500	$1,600	$1.07	10d	1	1.37mi
242 Harmon St Detroit, MI	4.0	1.5	1710	$1,650	$0.96	102d	1	1.41mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	155d	1	1.49mi
41 Richton St Highland Park, MI	5.0	2.0	1871	$1,800	$0.96	142d	1	1.49mi
41 Richton St Highland Park, MI	5.0	2.0	2608	$1,650	$0.63	3d	1	1.49mi

Listing history 50 events

1. 2026-11-08
   days on market $139,900 Active 419 DOM
2. 2026-11-07
   days on market $139,900 Active 418 DOM
3. 2026-11-06
   days on market $139,900 Active 417 DOM
4. 2026-11-05
   days on market $139,900 Active 416 DOM
5. 2026-11-04
   days on market $139,900 Active 415 DOM
6. 2026-11-02
   days on market $139,900 Active 413 DOM
7. 2026-11-01
   days on market $139,900 Active 412 DOM
8. 2026-10-31
   days on market $139,900 Active 411 DOM
9. 2026-10-30
   days on market $139,900 Active 410 DOM
10. 2026-10-29
    days on market $139,900 Active 409 DOM
11. 2026-10-28
    days on market $139,900 Active 408 DOM
12. 2026-10-27
    days on marketlisting id $139,900 Active 407 DOM
13. 2026-10-26
    days on market $139,900 Active 406 DOM
14. 2026-10-25
    days on market $139,900 Active 405 DOM
15. 2026-10-24
    days on market $139,900 Active 404 DOM
16. 2026-10-23
    days on market $139,900 Active 403 DOM
17. 2026-10-22
    days on market $139,900 Active 402 DOM
18. 2026-10-21
    days on market $139,900 Active 401 DOM
19. 2026-10-20
    days on market $139,900 Active 400 DOM
20. 2026-10-19
    days on market $139,900 Active 399 DOM
21. 2026-10-18
    days on market $139,900 Active 398 DOM
22. 2026-10-17
    days on market $139,900 Active 397 DOM
23. 2026-10-16
    days on market $139,900 Active 396 DOM
24. 2026-10-15
    days on market $139,900 Active 395 DOM
25. 2026-10-14
    days on market $139,900 Active 394 DOM
26. 2026-10-13
    days on market $139,900 Active 393 DOM
27. 2026-10-12
    days on market $139,900 Active 392 DOM
28. 2026-10-11
    days on market $139,900 Active 391 DOM
29. 2026-10-10
    days on market $139,900 Active 390 DOM
30. 2026-10-09
    days on market $139,900 Active 389 DOM
31. 2026-10-08
    days on market $139,900 Active 388 DOM
32. 2026-10-07
    days on market $139,900 Active 387 DOM
33. 2026-10-06
    days on market $139,900 Active 386 DOM
34. 2026-10-05
    days on market $139,900 Active 385 DOM
35. 2026-10-04
    days on market $139,900 Active 384 DOM
36. 2026-10-04
    days on market $139,900 Active 383 DOM
37. 2026-10-02
    days on market $139,900 Active 382 DOM
38. 2026-10-01
    price $139,900 Active 381 DOM
39. 2026-10-01
    days on market $149,900 Active 381 DOM
40. 2026-09-30
    days on market $149,900 Active 380 DOM
41. 2026-09-29
    days on market $149,900 Active 379 DOM
42. 2026-09-28
    days on market $149,900 Active 378 DOM
43. 2026-09-27
    days on market $149,900 Active 377 DOM
44. 2026-09-25
    days on market $149,900 Active 375 DOM
45. 2026-09-24
    days on market $149,900 Active 374 DOM
46. 2026-09-23
    remarks 699-char remark
47. 2026-09-23
    days on market $149,900 Active 373 DOM
48. 2026-09-22
    days on market $149,900 Active 372 DOM
49. 2026-09-21
    days on market $149,900 Active 371 DOM
50. 2026-09-20
    days on market $149,900 Active 370 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: $1,324 · $110/mo
• Expected delta: +$830/yr (+$69/mo · 168.1%)

ⓘ 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: $27,097
• − Mortgage interest: −$7,837
• − Property taxes: −$494
• − Insurance: −$700
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − Depreciation: −$4,070
• Taxable income: $9,662
• Est. tax owed @ 24.0%: −$2,319
• After-tax cash flow: $9,091/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
• County: Wayne County · 1,675,273 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: 10% of renters

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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%

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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%
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

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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

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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.