14817 Forrer St · Detroit, MI 48227

$85,000

6 bd · 1.5 ba · 1,785 sqft · SingleFamily public records · 3 Days on market

Built 1927 5,663 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Tenant-occupied Detroit duplex with both units leased since January 2026. The property features a 2-bedroom/1-bath unit rented at $900/month and a 1-bedroom/1-bath unit rented at $600/month. Rents do not include utilities. Full basement with separate mechanicals and storage areas adds additional functionality. Rent roll and copies of leases available upon request. Great opportunity for an investor seeking an income-producing property with leases already in place. Buyer and buyer's agent to verify all information.

Key facts

• Breakfast nook
• Formal dining room
• Natural fireplace

Tags

• DUPLEX LAYOUT
• FORMAL DINING ROOM
• NATURAL FIREPLACE
• UPDATED KITCHEN
• BREAKFAST NOOK
• FULLY RENOVATED BATHROOM

Property features AI

Finance

• Other: Pets not allowed
• Financial info: Property listed as Residential Income (multi-family)

Exterior

• Utilities: Public water; Sewer available
• Home design: Multi-family residential property; Two-story building; Located in the RUGBY subdivision; Zoned MultiFamily/Residential
• Construction: Brick construction; Asphalt roof; Block foundation; Built area above grade: 1,785 square feet
• Exterior features: Paved road access; No pool

Interior

• Kitchen: No specific kitchen appliances listed
• Bedrooms: Two 2-bedroom units; One 1-bedroom unit
• Bathrooms: Two full bathrooms; One half bathroom; Each unit has 1 bathroom (unit breakdown lists 1-bath for both unit types)
• Heating & cooling: Forced air heating with natural gas; No central cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: No specific laundry appliances listed

🏷️ Possibly a rental listed for sale. The $85,000 price doesn't fit this home's estimated sale value (~$198,135) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 17.5% vs local median 10.1% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $1,815/mo this rent would consume 60% of the median local household income ($37k/yr) (locally 2371% 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 7y ago 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.
• Current owner paid $72k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $85,000

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.14% ✓
• Cap rate: 17.50%
• Cash-on-cash: 40.03%
• DSCR: 2.78
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $198,135
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14390 Forrer St	0.27mi	5/2.0 (-1)	1,628 (-9%)	22mo	$125,000	$77	48
15330 Lindsay St	0.65mi	5/1.0 (-1)	1,733 (-3%)	21mo	$206,000	$119	40
15701 Sussex St	0.67mi	5/3.0 (-1)	2,029 (+14%)	19mo	$225,000	$111	19

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: 39.5%
• Equity multiple: 2.75×
• Total profit: $41,709
• Equity at exit: $12,674

10-year hold

• IRR: 47.1%
• Equity multiple: 6.15×
• Total profit: $122,678
• Equity at exit: $7,349

Cash invested: $23,800 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,815 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$159 /mo · $1,906/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $794

Break-even live

Break-even rent $810

Max offer price $85,000

Occupancy floor 51%

Sensitivity live

Price	-10% $842	-5% $818	+0% $794	+5% $770	+10% $746
Rent	-10% $651	-5% $722	+0% $794	+5% $866	+10% $937
Rate	-1.0pp $837	-0.5pp $816	base $794	+0.5pp $772	+1.0pp $750

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14941 Robson St Detroit, MI	6.0	2.0	1820	$1,600	$0.88	45d	1	0.48mi
14941 Robson St Detroit, MI	6.0	2.0	1820	$1,600	$0.88	25d	1	0.48mi
16837 Winthrop St Detroit, MI	5.0	2.0	1500	$2,000	$1.33	21d	1	1.23mi

Listing history 3 events

1. 2026-06-21
   days on market $85,000 Active 3 DOM
2. 2026-06-18
   remarks 518-char remark

   Show marketing remark (518 chars)

   Tenant-occupied Detroit duplex with both units leased since January 2026. The property features a 2-bedroom/1-bath unit rented at $900/month and a 1-bedroom/1-bath unit rented at $600/month. Rents do not include utilities. Full basement with separate mechanicals and storage areas adds additional functionality. Rent roll and copies of leases available upon request. Great opportunity for an investor seeking an income-producing property with leases already in place. Buyer and buyer's agent to verify all information.

3. 2026-06-18
   listed $85,000 Active 1 DOM

   Show marketing remark (518 chars)

   Tenant-occupied Detroit duplex with both units leased since January 2026. The property features a 2-bedroom/1-bath unit rented at $900/month and a 1-bedroom/1-bath unit rented at $600/month. Rents do not include utilities. Full basement with separate mechanicals and storage areas adds additional functionality. Rent roll and copies of leases available upon request. Great opportunity for an investor seeking an income-producing property with leases already in place. Buyer and buyer's agent to verify all information.

ⓘ 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: $1,906 · $159/mo
• Projected year-2 tax: $1,906 · $159/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: $21,783
• − Mortgage interest: −$4,761
• − Property taxes: −$1,906
• − Insurance: −$425
• − Repairs & maintenance: −$1,743
• − Management: −$1,743
• − Depreciation: −$2,473
• Taxable income: $8,732
• Est. tax owed @ 24.0%: −$2,096
• After-tax cash flow: $7,432/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

+9.0% since first listed

22 events — show timeline

• 2026-06-18 Listed $85,000 REALCOMP
• 2026-06-18 Listed $85,000 MiRealSource-MiMLS
• 2020-01-07 Sold (Public Records) $72,000 Public Records
• 2020-01-07 Sold (Public Records) $72,000 Public Records
• 2019-12-12 Sold (MLS) $72,000 MiRealSource-MiMLS
• 2019-12-12 Sold (MLS) $72,000 REALCOMP
• 2019-11-13 Listing Removed — REALCOMP
• 2019-11-13 Pending — MiRealSource-MiMLS
• 2019-11-13 Pending — REALCOMP
• 2019-11-13 Relisted — MiRealSource-MiMLS
• 2019-11-13 Relisted — MiRealSource-MiMLS
• 2019-11-13 Relisted — REALCOMP
• 2019-11-13 Relisted — REALCOMP
• 2019-11-13 Listing Removed — MiRealSource-MiMLS
• 2019-11-12 Listing Removed — REALCOMP
• 2019-11-12 Listing Removed — MiRealSource-MiMLS
• 2019-11-07 Pending — MiRealSource-MiMLS
• 2019-11-07 Pending — REALCOMP
• 2019-10-29 Listed $78,000 MiRealSource-MiMLS
• 2019-10-29 Listed $78,000 REALCOMP
• 2019-10-28 Listed $78,000 MiRealSource-MiMLS
• 2019-10-28 Listed $78,000 REALCOMP

Property tax history

-0.2%/yr

Latest (2025): $1,906 · -0.0% YoY. Source: county tax records.