14191 Rochelle St · Detroit, MI 48205

$85,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 87 Days on market

Built 1938 3,920 sqft lot $98/sqft · 122% above area

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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
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offer Deadline is Thursday, May 21, @ noon! Step into this beautifully renovated bungalow that blends modern updates with timeless charm. This inviting home features 3 bedrooms and 1 full bath, including a spacious loft-style third bedroom with plush carpeting, perfect for a private retreat, home office, or creative space. The stylish kitchen is designed to impress with sleek granite countertops, new tile flooring, and ample space for cooking and gathering. Thoughtful updates throughout the home provide comfort and functionality while maintaining a warm and welcoming feel. The full basement offers abundant space for storage, a workshop, or future finishing possibilities. Whether you're relaxing at home or entertaining guests, this move-in-ready gem offers the perfect balance of comfort, style, and versatility.

Key facts

• New tile flooring
• Stylish kitchen
• Full basement

Tags

• RENOVATED BUNGALOW
• SPACIOUS LOFT-STYLE BEDROOM
• STYLISH KITCHEN
• GRANITE COUNTERTOPS
• NEW TILE FLOORING
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.7% 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 (+1.3%/yr); 373 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,639 units permitted in Wayne County in 2024 (1,216 in 5+ unit buildings).
• This rent runs 40% of the median local income ($39k/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 $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 + 1.3% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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: 1.53% ✓
• Cap rate: 13.69%
• Cash-on-cash: 26.41%
• DSCR: 2.18
• GRM: 5.5

CMA / ARV

• ARV (median comp): $51,567
• List price: $85,000
• Delta: 64.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12834 August Ave	0.47mi	3/1.0	897 (+4%)	15mo	$22,000	$25	60
14866 Houston Whittier St	0.48mi	3/1.0	930 (+8%)	9mo	$32,000	$34	57
14901 Seymour St	0.54mi	3/1.0	889 (+3%)	16mo	$60,000	$67	57
13305 Wilfred St	0.45mi	2/1.5 (-1)	863 (-0%)	18mo	$43,000	$50	57
15255 Young St	0.68mi	3/1.0	919 (+6%)	9mo	$72,500	$79	50
14981 Flanders St	0.61mi	2/1.0 (-1)	755 (-13%)	1mo	$30,005	$40	44
14915 Troester St	0.53mi	3/1.0	755 (-13%)	14mo	$78,000	$103	43
15001 Flanders St	0.63mi	2/1.0 (-1)	769 (-11%)	6mo	$80,000	$104	42
13066 Glenfield St	0.58mi	2/1.0 (-1)	750 (-13%)	23mo	$35,000	$47	27

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.73×
• Total profit: $17,407
• Equity at exit: $12,674

10-year hold

• IRR: 25.7%
• Equity multiple: 3.08×
• Total profit: $49,467
• 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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 373
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$446
• Tax from tax record: −$20 /mo · $240/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $524

Break-even live

Break-even rent $634

Max offer price $85,000

Occupancy floor 55%

Sensitivity live

Price	-10% $572	-5% $548	+0% $524	+5% $500	+10% $476
Rent	-10% $421	-5% $473	+0% $524	+5% $575	+10% $626
Rate	-1.0pp $567	-0.5pp $545	base $524	+0.5pp $502	+1.0pp $479

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 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	0.52mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	0.56mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	25d	1	0.79mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	0.92mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	0.92mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	22d	1	0.92mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	0.95mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	0.98mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	18d	1	0.98mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	0.99mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	1.02mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	1.09mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	1.09mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	44d	1	1.10mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	1.11mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	18d	1	1.12mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	44d	1	1.13mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	1.14mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	25d	1	1.17mi
13067 Wade St Detroit, MI	2.0	1.0	660	$900	$1.36	5d	1	1.21mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	44d	1	1.23mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	18d	1	1.25mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	1.26mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	1.28mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	15d	1	1.29mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	44d	1	1.29mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	15d	1	1.29mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	15d	1	1.37mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	1.38mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	44d	1	1.43mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	1.43mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	44d	1	1.46mi
11513 Greiner St Unit 11521 Greiner Detroit, MI	2.0	1.0	942	$1,050	$1.11	44d	1	1.47mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	44d	1	1.48mi

Listing history 37 events

1. 2026-06-18
   days on market $85,000 Active 87 DOM
2. 2026-06-17
   days on market $85,000 Active 86 DOM
3. 2026-06-16
   days on market $85,000 Active 85 DOM
4. 2026-06-15
   days on market $85,000 Active 84 DOM
5. 2026-06-13
   days on market $85,000 Active 82 DOM
6. 2026-06-13
   days on market $85,000 Active 81 DOM
7. 2026-06-09
   days on market $85,000 Active 78 DOM
8. 2026-06-08
   days on market $85,000 Active 77 DOM
9. 2026-06-07
   days on market $85,000 Active 76 DOM
10. 2026-06-04
    days on market $85,000 Active 73 DOM
11. 2026-06-03
    days on market $85,000 Active 72 DOM
12. 2026-06-02
    days on market $85,000 Active 71 DOM
13. 2026-06-01
    days on market $85,000 Active 70 DOM
14. 2026-05-31
    days on market $85,000 Active 69 DOM
15. 2026-03-20
    listed $85,000 Active 823-char remark

    Show marketing remark (821 chars)

    Offer Deadline is Thursday, May 21, @ noon! Step into this beautifully renovated bungalow that blends modern updates with timeless charm. This inviting home features 3 bedrooms and 1 full bath, including a spacious loft-style third bedroom with plush carpeting, perfect for a private retreat, home office, or creative space. The stylish kitchen is designed to impress with sleek granite countertops, new tile flooring, and ample space for cooking and gathering. Thoughtful updates throughout the home provide comfort and functionality while maintaining a warm and welcoming feel. The full basement offers abundant space for storage, a workshop, or future finishing possibilities. Whether you're relaxing at home or entertaining guests, this move-in-ready gem offers the perfect balance of comfort, style, and versatility.

16. 2026-03-20
    listed $85,000 Active 821-char remark

    Show marketing remark (821 chars)

    Offer Deadline is Thursday, May 21, @ noon! Step into this beautifully renovated bungalow that blends modern updates with timeless charm. This inviting home features 3 bedrooms and 1 full bath, including a spacious loft-style third bedroom with plush carpeting, perfect for a private retreat, home office, or creative space. The stylish kitchen is designed to impress with sleek granite countertops, new tile flooring, and ample space for cooking and gathering. Thoughtful updates throughout the home provide comfort and functionality while maintaining a warm and welcoming feel. The full basement offers abundant space for storage, a workshop, or future finishing possibilities. Whether you're relaxing at home or entertaining guests, this move-in-ready gem offers the perfect balance of comfort, style, and versatility.

17. 2009-07-28
    historical
18. 2009-07-28
    historical
19. 2008-12-04
    listed $5,500
20. 2008-12-04
    listed $5,500
21. 2008-11-06
    historical
22. 2008-11-06
    historical
23. 2008-04-24
    listed $1,800
24. 2008-04-24
    listed $1,800
25. 2007-10-18
    historical
26. 2007-04-19
    historical
27. 2007-04-19
    historical
28. 2007-01-19
    listed $12,900
29. 2007-01-19
    listed $12,900
30. 2007-01-19
    listed $12,900
31. 2005-08-30
    soldstatus $80,000
32. 2005-05-01
    historical
33. 2005-03-21
    listed $87,000
34. 2004-07-06
    soldstatus $70,000
35. 2003-08-18
    historical
36. 2003-02-18
    listed $40,000
37. 2002-05-16
    soldstatus $12,000

ⓘ 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: $240 · $20/mo
• Projected year-2 tax: $774 · $65/mo
• Expected delta: +$534/yr (+$45/mo · 222.7%)

ⓘ 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 · 14 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: $15,568
• − Mortgage interest: −$4,761
• − Property taxes: −$240
• − Insurance: −$425
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,473
• Taxable income: $5,178
• Est. tax owed @ 24.0%: −$1,243
• After-tax cash flow: $5,042/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+608.3% since first listed

23 events — show timeline

• 2026-03-20 Listed $85,000 MiRealSource-MiMLS
• 2026-03-20 Listed $85,000 REALCOMP
• 2009-07-28 Listing Removed — REALCOMP
• 2009-07-28 Listing Removed — MiRealSource-MiMLS
• 2008-12-04 Listed $5,500 REALCOMP
• 2008-12-04 Listed $5,500 MiRealSource-MiMLS
• 2008-11-06 Listing Removed — MiRealSource-MiMLS
• 2008-11-06 Listing Removed — REALCOMP
• 2008-04-24 Listed $1,800 MiRealSource-MiMLS
• 2008-04-24 Listed $1,800 REALCOMP
• 2007-10-18 Listing Removed — REALCOMP
• 2007-04-19 Listing Removed — REALCOMP
• 2007-04-19 Listing Removed — MiRealSource-MiMLS
• 2007-01-19 Listed $12,900 REALCOMP
• 2007-01-19 Listed $12,900 MiRealSource-MiMLS
• 2007-01-19 Listed $12,900 REALCOMP
• 2005-08-30 Sold (Public Records) $80,000 Public Records
• 2005-05-01 Listing Removed — REALCOMP
• 2005-03-21 Listed $87,000 REALCOMP
• 2004-07-06 Sold (Public Records) $70,000 Public Records
• 2003-08-18 Listing Removed — REALCOMP
• 2003-02-18 Listed $40,000 REALCOMP
• 2002-05-16 Sold (Public Records) $12,000 Public Records

Property tax history

-9.2%/yr

Latest (2016): $240 · +0.0% YoY. Source: county tax records.