14250 Houston Whittier St · Detroit, MI 48205

$34,900

3 bd · 1.0 ba · 860 sqft · SingleFamily public records · 72 Days on market

Built 1952 3,920 sqft lot $41/sqft · 34% below area Est $59k · 41% 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
• 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

Great opportunity to own a solid bungalow in a convenient location. This home offers a functional layout with plenty of potential for customization and improvement. Ideal for investors, renovators, or buyers looking to build equity, the property requires updates and repairs but features a good footprint to work with. Spacious lot provides room for outdoor enhancements or future expansion. With some vision and effort, this property can be transformed into a comfortable home or profitable investment. Seller will provide access. BATVAI.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $772 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.
• Cap rate 32.8% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 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 $241 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1952 — 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: 3.72% ✓
• Cap rate: 32.83%
• Cash-on-cash: 94.79%
• DSCR: 5.22
• GRM: 2.2

CMA / ARV

• ARV (median comp): $58,726
• List price: $34,900
• Delta: -40.57%
• 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
13305 Wilfred St	0.29mi	2/1.5 (-1)	863 (+0%)	18mo	$43,000	$50	64
14866 Houston Whittier St	0.38mi	3/1.0	930 (+8%)	9mo	$32,000	$34	61
12834 August Ave	0.45mi	3/1.0	897 (+4%)	15mo	$22,000	$25	59
14901 Seymour St	0.62mi	3/1.0	889 (+3%)	16mo	$60,000	$67	52
15255 Young St	0.66mi	3/1.0	919 (+7%)	9mo	$72,500	$79	50
14981 Flanders St	0.51mi	2/1.0 (-1)	755 (-12%)	1mo	$30,005	$40	50
15001 Flanders St	0.53mi	2/1.0 (-1)	769 (-11%)	6mo	$80,000	$104	48
11384 Stockwell St	0.71mi	3/1.0	922 (+7%)	13mo	$30,000	$33	44
14915 Troester St	0.59mi	3/1.0	755 (-12%)	14mo	$78,000	$103	41
9730 Outer Dr E	0.63mi	2/2.0 (-1)	907 (+6%)	14mo	$31,000	$34	40
12527 Glenfield St	0.71mi	3/1.0	935 (+9%)	16mo	$22,000	$24	39
14531 Promenade St	0.60mi	2/1.0 (-1)	741 (-14%)	8mo	$19,000	$26	37

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: 93.8%
• Equity multiple: 5.24×
• Total profit: $41,389
• Equity at exit: $5,204

10-year hold

• IRR: 96.2%
• Equity multiple: 10.31×
• Total profit: $90,942
• Equity at exit: $3,018

Cash invested: $9,772 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,298 high
• Mortgage (P&I): −$183
• Tax from tax record: −$56 /mo · $673/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $772

Break-even live

Break-even rent $321

Max offer price $34,900

Occupancy floor 36%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	4d	1	0.53mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	43d	1	0.58mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	43d	1	0.74mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.81mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	43d	1	0.95mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	17d	1	0.95mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	17d	1	0.95mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	24d	1	0.96mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	43d	1	0.99mi
13067 Wade St Detroit, MI	2.0	1.0	660	$900	$1.36	4d	1	1.00mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	17d	1	1.08mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	14d	1	1.08mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	1.10mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	21d	1	1.10mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	43d	1	1.10mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	1.11mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	17d	1	1.19mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	14d	1	1.20mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	14d	1	1.22mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	1.23mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	43d	1	1.25mi
11700 Engleside St Detroit, MI	3.0	1.0	1000	$1,175	$1.18	43d	1	1.30mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	43d	1	1.30mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	17d	1	1.30mi
18703 Waltham St Detroit, MI	2.0	1.0	1000	$1,100	$1.10	43d	1	1.30mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	17d	1	1.31mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	43d	1	1.33mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	17d	1	1.33mi
18681 Barlow St Detroit, MI	3.0	1.0	1041	$1,400	$1.34	24d	1	1.34mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	1.39mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	1.42mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	17d	1	1.44mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	43d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $34,900 Active 72 DOM
2. 2026-06-17
   days on market $34,900 Active 71 DOM
3. 2026-06-15
   days on market $34,900 Active 69 DOM
4. 2026-06-13
   days on market $34,900 Active 67 DOM
5. 2026-06-13
   days on market $34,900 Active 66 DOM
6. 2026-06-09
   days on market $34,900 Active 63 DOM
7. 2026-06-08
   days on market $34,900 Active 62 DOM
8. 2026-06-07
   days on market $34,900 Active 61 DOM
9. 2026-06-04
   days on market $34,900 Active 58 DOM
10. 2026-06-03
    days on market $34,900 Active 57 DOM
11. 2026-06-02
    days on market $34,900 Active 56 DOM
12. 2026-06-01
    days on market $34,900 Active 55 DOM
13. 2026-05-31
    days on market $34,900 Active 54 DOM
14. 2026-04-07
    listed $34,900 Active 539-char remark

    Show marketing remark (539 chars)

    Great opportunity to own a solid bungalow in a convenient location. This home offers a functional layout with plenty of potential for customization and improvement. Ideal for investors, renovators, or buyers looking to build equity, the property requires updates and repairs but features a good footprint to work with. Spacious lot provides room for outdoor enhancements or future expansion. With some vision and effort, this property can be transformed into a comfortable home or profitable investment. Seller will provide access. BATVAI.

15. 2026-04-07
    listed $34,900 Active 539-char remark

    Show marketing remark (539 chars)

    Great opportunity to own a solid bungalow in a convenient location. This home offers a functional layout with plenty of potential for customization and improvement. Ideal for investors, renovators, or buyers looking to build equity, the property requires updates and repairs but features a good footprint to work with. Spacious lot provides room for outdoor enhancements or future expansion. With some vision and effort, this property can be transformed into a comfortable home or profitable investment. Seller will provide access. BATVAI.

16. 2012-01-31
    historical
17. 2012-01-31
    historical
18. 2011-09-05
    listed $9,900
19. 2011-09-05
    listed $9,900

ⓘ 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: $673 · $56/mo
• Projected year-2 tax: $673 · $56/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 ≥96°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: $15,578
• − Mortgage interest: −$1,955
• − Property taxes: −$673
• − Insurance: −$174
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$1,015
• Taxable income: $9,268
• Est. tax owed @ 24.0%: −$2,224
• After-tax cash flow: $7,039/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

+252.5% since first listed

6 events — show timeline

• 2026-04-07 Listed $34,900 REALCOMP
• 2026-04-07 Listed $34,900 MiRealSource-MiMLS
• 2012-01-31 Listing Removed — REALCOMP
• 2012-01-31 Listing Removed — MiRealSource-MiMLS
• 2011-09-05 Listed $9,900 REALCOMP
• 2011-09-05 Listed $9,900 MiRealSource-MiMLS

Property tax history

-8.6%/yr

Latest (2025): $673 · -4.5% YoY. Source: county tax records.