14815 Stansbury Ave · Detroit, MI 48227

$69,900

3 bd · 1.0 ba · 863 sqft · SingleFamily public records · 112 Days on market

Built 1927 4,356 sqft lot $81/sqft · 43% above area Est $49k · 43% over

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Why this score? — see what drove the C+ 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
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed / 1 bath home with basement and 1-car garage. Currently tenant-occupied at $1,200/month, offering immediate rental income. Conveniently located near major roads and local amenities. BATVAI.

Key facts

• 1-car garage
• Local amenities
• 4,356 sq ft lot

Tags

• 1-CAR GARAGE
• IMMEDIATE RENTAL INCOME
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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 fast (+5.6%/yr); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 42% 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 $483 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 15y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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: 1.81% ✓
• Cap rate: 15.38%
• Cash-on-cash: 32.46%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (median comp): $48,948
• List price: $69,900
• Delta: 42.80%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14565 Hartwell St	0.25mi	3/1.0	900 (+4%)	3mo	$65,000	$72	79
14844 Freeland St	0.14mi	3/1.0	924 (+7%)	9mo	$38,000	$41	74
14819 Hubbell St	0.34mi	2/1.0 (-1)	851 (-1%)	5mo	$29,000	$34	73
14814 Lesure St	0.08mi	2/1.0 (-1)	761 (-12%)	1mo	$43,000	$57	70
14871 NE Cheyenne St NW	0.39mi	3/1.0	878 (+2%)	13mo	$69,000	$79	68
15735 Cheyenne St	0.71mi	3/1.0	873 (+1%)	10mo	$66,000	$76	56
15840 Tracey St	0.75mi	2/1.0 (-1)	858 (-1%)	4mo	$70,000	$82	56
14559 Snowden St	0.30mi	2/1.0 (-1)	745 (-14%)	13mo	$70,000	$94	48
15461 Marlowe St	0.64mi	3/1.0	963 (+12%)	7mo	$42,000	$44	45
14343 Coyle St	0.67mi	2/1.5 (-1)	916 (+6%)	12mo	$45,500	$50	41
15500 Strathmoor St	0.60mi	2/1.0 (-1)	755 (-12%)	11mo	$60,000	$79	37
13990 Lauder St	0.72mi	4/1.5 (+1)	964 (+12%)	10mo	$64,900	$67	32

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 30.4%
• Equity multiple: 2.32×
• Total profit: $25,781
• Equity at exit: $10,422

10-year hold

• IRR: 39.1%
• Equity multiple: 5.12×
• Total profit: $80,542
• Equity at exit: $6,044

Cash invested: $19,572 (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: 391
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,265 high
• Mortgage (P&I): −$367
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $529

Break-even live

Break-even rent $595

Max offer price $69,900

Occupancy floor 53%

Sensitivity live

Price	-10% $569	-5% $549	+0% $529	+5% $510	+10% $490
Rent	-10% $429	-5% $479	+0% $529	+5% $579	+10% $629
Rate	-1.0pp $565	-0.5pp $547	base $529	+0.5pp $511	+1.0pp $493

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	0.15mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.23mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	0.31mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	0.32mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	18d	1	0.37mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	17d	1	0.40mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	0.45mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	0.45mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	25d	1	0.59mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	0.63mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	0.64mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.68mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.70mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	25d	1	0.70mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	0.70mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	25d	1	0.70mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	44d	1	0.76mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	0.77mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	0.81mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	44d	1	0.82mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	0.82mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	44d	1	0.83mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	0.87mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	1.02mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	1.03mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	1.06mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	1.06mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	1.08mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	1.10mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	44d	1	1.11mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	44d	1	1.11mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	17d	1	1.17mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	13d	1	1.27mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	5d	1	1.27mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	44d	1	1.27mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	44d	1	1.31mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	18d	1	1.41mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	13d	1	1.43mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	44d	1	1.46mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	1.47mi

Listing history 37 events

1. 2026-06-21
   days on market $69,900 Active 112 DOM
2. 2026-06-18
   days on market $69,900 Active 109 DOM
3. 2026-06-17
   days on market $69,900 Active 108 DOM
4. 2026-06-15
   days on market $69,900 Active 106 DOM
5. 2026-06-13
   days on market $69,900 Active 104 DOM
6. 2026-06-13
   days on market $69,900 Active 103 DOM
7. 2026-06-09
   days on market $69,900 Active 102 DOM
8. 2026-06-08
   days on market $69,900 Active 101 DOM
9. 2026-06-07
   days on market $69,900 Active 100 DOM
10. 2026-06-04
    days on market $69,900 Active 97 DOM
11. 2026-06-03
    days on market $69,900 Active 96 DOM
12. 2026-06-01
    days on market $69,900 Active 94 DOM
13. 2026-05-31
    days on market $69,900 Active 93 DOM
14. 2026-02-27
    listed $75,000 Active 195-char remark

    Show marketing remark (195 chars)

    3 bed / 1 bath home with basement and 1-car garage. Currently tenant-occupied at $1,200/month, offering immediate rental income. Conveniently located near major roads and local amenities. BATVAI.

15. 2026-02-27
    listed $75,000 Active 195-char remark

    Show marketing remark (195 chars)

    3 bed / 1 bath home with basement and 1-car garage. Currently tenant-occupied at $1,200/month, offering immediate rental income. Conveniently located near major roads and local amenities. BATVAI.

16. 2026-02-27
    listed $75,000 Active

    Show marketing remark (195 chars)

    3 bed / 1 bath home with basement and 1-car garage. Currently tenant-occupied at $1,200/month, offering immediate rental income. Conveniently located near major roads and local amenities. BATVAI.

17. 2021-11-29
    soldstatus $95,900
18. 2018-03-17
    historical
19. 2018-03-17
    historical
20. 2018-03-10
    price $17,500
21. 2018-03-09
    price $17,500
22. 2018-03-09
    status Active
23. 2018-03-09
    status Active
24. 2018-03-08
    historical
25. 2018-03-08
    historical
26. 2017-12-14
    listed $19,900 Active
27. 2017-12-14
    listed $19,900 Active
28. 2016-12-01
    historical
29. 2016-11-30
    historical
30. 2016-08-29
    listed $20,000 Active
31. 2016-08-29
    listed $20,000 Active
32. 2011-06-03
    soldstatus $4,800
33. 2011-06-03
    soldstatus $4,800
34. 2011-05-20
    historical
35. 2011-04-07
    listed $4,700
36. 2011-04-07
    listed $4,700
37. 1998-03-25
    soldstatus $9,468

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$93/yr (+$8/mo · 10.4%)

ⓘ 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 ≥97°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: $15,179
• − Mortgage interest: −$3,915
• − Property taxes: −$891
• − Insurance: −$350
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,033
• Taxable income: $5,561
• Est. tax owed @ 24.0%: −$1,335
• After-tax cash flow: $5,018/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

+692.1% since first listed

24 events — show timeline

• 2026-02-27 Listed $75,000 SW Michigan MLS
• 2026-02-27 Listed $75,000 REALCOMP
• 2026-02-27 Listed $75,000 MiRealSource-MiMLS
• 2021-11-29 Sold (Public Records) $95,900 Public Records
• 2018-03-17 Listing Removed — REALCOMP
• 2018-03-17 Listing Removed — MiRealSource-MiMLS
• 2018-03-10 Price Changed $17,500 MiRealSource-MiMLS
• 2018-03-09 Price Changed $17,500 REALCOMP
• 2018-03-09 Relisted — MiRealSource-MiMLS
• 2018-03-09 Relisted — REALCOMP
• 2018-03-08 Listing Removed — REALCOMP
• 2018-03-08 Listing Removed — MiRealSource-MiMLS
• 2017-12-14 Listed $19,900 MiRealSource-MiMLS
• 2017-12-14 Listed $19,900 REALCOMP
• 2016-12-01 Listing Removed — REALCOMP
• 2016-11-30 Listing Removed — MiRealSource-MiMLS
• 2016-08-29 Listed $20,000 MiRealSource-MiMLS
• 2016-08-29 Listed $20,000 REALCOMP
• 2011-06-03 Sold (MLS) $4,800 MiRealSource-MiMLS
• 2011-06-03 Sold (MLS) $4,800 REALCOMP
• 2011-05-20 Listing Removed — MiRealSource-MiMLS
• 2011-04-07 Listed $4,700 MiRealSource-MiMLS
• 2011-04-07 Listed $4,700 REALCOMP
• 1998-03-25 Sold (Public Records) $9,468 Public Records

Property tax history

-0.6%/yr

Latest (2025): $891 · -7.7% YoY. Source: county tax records.