14321 Prevost St · Detroit, MI 48227

$65,000

2 bd · 1.0 ba · 949 sqft · Townhouse public records · 215 Days on market

Built 1944 4,356 sqft lot $68/sqft · 18% below area Est $80k · 18% 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 +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE COLONIAL STYLE 1/2 DUPLEX SITUATED IN A DISIRABLE AREA. HOME FEATURES 2 BEDROOMS AND 1 FULL BATH. HOME IS LOCATED CLOSE TO DINING, SHOPPING AND ENTERTAINMENT. ALL MEASUREMENTS ARE ESTIMATED. BATVAI. SELLER WILL LOOK AT ALL REASONABLE OFFERS.

Key facts

• 4,356 sq ft lot
• Garage
• Built 1944

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $65k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: Edison Elementary School (math 10% / reading 10%, grade F, #1,230 of 1,397 statewide, top 91%, 309 students, 89% FRL); Cody High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 466 students, 88% FRL) — zoned schools at 88% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 393 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 39% of the median local income ($37k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.81% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.04%
• DSCR: 2.11
• GRM: 4.6

CMA / ARV

• ARV (median comp): $79,606
• List price: $65,000
• Delta: -18.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 21.8%
• Equity multiple: 1.93×
• Total profit: $16,882
• Equity at exit: $9,692

10-year hold

• IRR: 31.8%
• Equity multiple: 4.29×
• Total profit: $59,788
• Equity at exit: $5,620

Cash invested: $18,200 (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: 393
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,177 high
• Mortgage (P&I): −$341
• Tax from tax record: −$182 /mo · $2,186/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $380

Break-even live

Break-even rent $696

Max offer price $65,000

Occupancy floor 63%

Sensitivity live

Price	-10% $417	-5% $398	+0% $380	+5% $361	+10% $343
Rent	-10% $287	-5% $333	+0% $380	+5% $426	+10% $473
Rate	-1.0pp $413	-0.5pp $396	base $380	+0.5pp $363	+1.0pp $346

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	46d	1	0.29mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	46d	1	0.36mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	15d	1	0.39mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	7d	1	0.39mi
14835 Greenfield Rd Detroit, MI	1.0	1.0	650	$825	$1.27	46d	1	0.42mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	17d	1	0.50mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	46d	1	0.51mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	46d	1	0.56mi
14834 Sussex St Unit 3 Detroit, MI	1.0	1.0	800	$800	$1.00	46d	1	0.57mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	46d	1	0.71mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	46d	1	0.72mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	46d	1	0.77mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	46d	1	0.77mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	20d	1	0.82mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	23d	1	0.82mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	7d	1	0.84mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	15d	1	0.86mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	27d	1	0.86mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	27d	1	0.86mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	20d	1	0.86mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	19d	1	0.89mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	46d	1	0.96mi
12611 Memorial St Unit 629203 Detroit, MI	1.0	1.0	635	$995	$1.57	27d	1	0.97mi
12611 Memorial St Unit 629104 Detroit, MI	1.0	1.0	700	$995	$1.42	46d	1	0.97mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	19d	1	0.98mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	19d	1	0.98mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	19d	1	1.00mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	7d	1	1.00mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	19d	1	1.04mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	24d	1	1.08mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	46d	1	1.08mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	46d	1	1.09mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	7d	1	1.17mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	27d	1	1.22mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	19d	1	1.25mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	20d	1	1.27mi
14881 Schaefer Hwy Detroit, MI	1.0	1.0	530	$782	$1.48	5d	4	1.29mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	27d	1	1.31mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	46d	1	1.35mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	15d	1	1.35mi

Listing history 40 events

1. 2026-06-22
   days on market $65,000 Active 215 DOM
2. 2026-06-21
   days on market $65,000 Active 214 DOM
3. 2026-06-18
   days on market $65,000 Active 211 DOM
4. 2026-06-17
   days on market $65,000 Active 210 DOM
5. 2026-06-15
   days on market $65,000 Active 208 DOM
6. 2026-06-13
   days on market $65,000 Active 206 DOM
7. 2026-06-13
   days on market $65,000 Active 205 DOM
8. 2026-06-09
   days on market $65,000 Active 202 DOM
9. 2026-06-08
   days on market $65,000 Active 201 DOM
10. 2026-06-07
    days on market $65,000 Active 200 DOM
11. 2026-06-04
    days on market $65,000 Active 197 DOM
12. 2026-06-03
    days on market $65,000 Active 196 DOM
13. 2026-06-01
    days on market $65,000 Active 194 DOM
14. 2026-05-31
    days on market $65,000 Active 193 DOM
15. 2026-03-04
    price $65,000 246-char remark

    Show marketing remark (246 chars)

    NICE COLONIAL STYLE 1/2 DUPLEX SITUATED IN A DISIRABLE AREA. HOME FEATURES 2 BEDROOMS AND 1 FULL BATH. HOME IS LOCATED CLOSE TO DINING, SHOPPING AND ENTERTAINMENT. ALL MEASUREMENTS ARE ESTIMATED. BATVAI. SELLER WILL LOOK AT ALL REASONABLE OFFERS.

16. 2026-03-04
    price $65,000 246-char remark

    Show marketing remark (246 chars)

    NICE COLONIAL STYLE 1/2 DUPLEX SITUATED IN A DISIRABLE AREA. HOME FEATURES 2 BEDROOMS AND 1 FULL BATH. HOME IS LOCATED CLOSE TO DINING, SHOPPING AND ENTERTAINMENT. ALL MEASUREMENTS ARE ESTIMATED. BATVAI. SELLER WILL LOOK AT ALL REASONABLE OFFERS.

17. 2026-02-05
    price $70,000 246-char remark

    Show marketing remark (246 chars)

    NICE COLONIAL STYLE 1/2 DUPLEX SITUATED IN A DISIRABLE AREA. HOME FEATURES 2 BEDROOMS AND 1 FULL BATH. HOME IS LOCATED CLOSE TO DINING, SHOPPING AND ENTERTAINMENT. ALL MEASUREMENTS ARE ESTIMATED. BATVAI. SELLER WILL LOOK AT ALL REASONABLE OFFERS.

18. 2026-02-04
    price $70,000 246-char remark

    Show marketing remark (246 chars)

    NICE COLONIAL STYLE 1/2 DUPLEX SITUATED IN A DISIRABLE AREA. HOME FEATURES 2 BEDROOMS AND 1 FULL BATH. HOME IS LOCATED CLOSE TO DINING, SHOPPING AND ENTERTAINMENT. ALL MEASUREMENTS ARE ESTIMATED. BATVAI. SELLER WILL LOOK AT ALL REASONABLE OFFERS.

19. 2025-11-19
    listed $75,000 Active 246-char remark

    Show marketing remark (246 chars)

    NICE COLONIAL STYLE 1/2 DUPLEX SITUATED IN A DISIRABLE AREA. HOME FEATURES 2 BEDROOMS AND 1 FULL BATH. HOME IS LOCATED CLOSE TO DINING, SHOPPING AND ENTERTAINMENT. ALL MEASUREMENTS ARE ESTIMATED. BATVAI. SELLER WILL LOOK AT ALL REASONABLE OFFERS.

20. 2025-11-19
    listed $75,000 Active 246-char remark

    Show marketing remark (246 chars)

    NICE COLONIAL STYLE 1/2 DUPLEX SITUATED IN A DISIRABLE AREA. HOME FEATURES 2 BEDROOMS AND 1 FULL BATH. HOME IS LOCATED CLOSE TO DINING, SHOPPING AND ENTERTAINMENT. ALL MEASUREMENTS ARE ESTIMATED. BATVAI. SELLER WILL LOOK AT ALL REASONABLE OFFERS.

21. 2024-01-01
    historical
22. 2024-01-01
    historical
23. 2023-12-08
    price $70,200
24. 2023-12-07
    price $70,200
25. 2023-09-21
    listed $78,000 Active
26. 2023-09-21
    listed $78,000 Active
27. 2021-10-27
    soldstatus $70,110
28. 2021-08-05
    soldstatus $44,000 Sold
29. 2021-08-05
    soldstatus $44,000 Closed
30. 2021-07-22
    status Pending
31. 2021-07-22
    status Pending
32. 2021-07-19
    price $49,900
33. 2021-07-19
    price $49,900
34. 2021-06-23
    status Active
35. 2021-06-23
    status Active
36. 2021-06-14
    status Pending
37. 2021-06-14
    status Pending
38. 2021-06-09
    listed $52,000 Active
39. 2021-06-09
    listed $52,000 Active
40. 2000-11-28
    soldstatus $44,500

ⓘ 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: $2,186 · $182/mo
• Projected year-2 tax: $2,186 · $182/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 ≥98°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: $14,125
• − Mortgage interest: −$3,641
• − Property taxes: −$2,186
• − Insurance: −$325
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$1,891
• Taxable income: $3,822
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $3,640/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

+46.1% since first listed

26 events — show timeline

• 2026-03-04 Price Changed $65,000 MiRealSource-MiMLS
• 2026-03-04 Price Changed $65,000 REALCOMP
• 2026-02-05 Price Changed $70,000 MiRealSource-MiMLS
• 2026-02-04 Price Changed $70,000 REALCOMP
• 2025-11-19 Listed $75,000 REALCOMP
• 2025-11-19 Listed $75,000 MiRealSource-MiMLS
• 2024-01-01 Listing Removed — MiRealSource-MiMLS
• 2024-01-01 Listing Removed — REALCOMP
• 2023-12-08 Price Changed $70,200 MiRealSource-MiMLS
• 2023-12-07 Price Changed $70,200 REALCOMP
• 2023-09-21 Listed $78,000 MiRealSource-MiMLS
• 2023-09-21 Listed $78,000 REALCOMP
• 2021-10-27 Sold (Public Records) $70,110 Public Records
• 2021-08-05 Sold (MLS) $44,000 MiRealSource-MiMLS
• 2021-08-05 Sold (MLS) $44,000 REALCOMP
• 2021-07-22 Pending — MiRealSource-MiMLS
• 2021-07-22 Pending — REALCOMP
• 2021-07-19 Price Changed $49,900 MiRealSource-MiMLS
• 2021-07-19 Price Changed $49,900 REALCOMP
• 2021-06-23 Relisted — MiRealSource-MiMLS
• 2021-06-23 Relisted — REALCOMP
• 2021-06-14 Pending — MiRealSource-MiMLS
• 2021-06-14 Pending — REALCOMP
• 2021-06-09 Listed $52,000 MiRealSource-MiMLS
• 2021-06-09 Listed $52,000 REALCOMP
• 2000-11-28 Sold (Public Records) $44,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,186 · -54.3% YoY. Source: county tax records.