14135 Mansfield St · Detroit, MI 48227

$124,900

4 bd · 2.0 ba · 2,226 sqft · MultiFamily public records · 7 Days on market

Built 1929 4,792 sqft lot Est $102k · 22% over

---

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Duplex available for sale. Each unit has 2 bedrooms and 1 full bath. The units share a common basement. Wood flooring throughout. Brick exterior.

Key facts

• Wood flooring
• Brick exterior
• Common basement

Tags

• COMMON BASEMENT
• WOOD FLOORING
• BRICK EXTERIOR

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential income property (multi-family); Two-story
• Construction: Brick construction; Block foundation; Built above grade with finished living area
• Exterior features: Paved road access; Pets allowed; Residential zoning

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Natural gas heating; No central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $522/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 16.3% 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); 385 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $2,414/mo this rent would consume 79% 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 $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 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 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.93% ✓
• Cap rate: 16.32%
• Cash-on-cash: 35.82%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $102,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14144 Montrose St	0.25mi	4/2.0	2,146 (-4%)	7mo	$54,000	$25	76
14633 Forrer St	0.44mi	4/2.0	2,185 (-2%)	3mo	$65,000	$30	74
14209 Asbury Park	0.19mi	5/2.0 (+1)	2,321 (+4%)	11mo	$177,827	$77	70
14720 Winthrop St	0.53mi	4/2.0	2,143 (-4%)	3mo	$87,000	$41	67
14101 Montrose St	0.22mi	3/2.0 (-1)	2,094 (-6%)	13mo	$76,000	$36	63
13944 Winthrop St	0.34mi	5/2.0 (+1)	2,268 (+2%)	15mo	$80,000	$35	63
14335 Prevost St	0.19mi	5/2.0 (+1)	1,928 (-13%)	3mo	$125,000	$65	61
14615 Winthrop St	0.42mi	4/2.0	2,434 (+9%)	10mo	$65,000	$27	56
14313 Coyle St	0.60mi	4/2.0	2,120 (-5%)	14mo	$144,000	$68	52
14697 Winthrop St	0.49mi	5/2.0 (+1)	2,379 (+7%)	16mo	$110,000	$46	47
14868 Forrer St	0.57mi	4/3.0	2,047 (-8%)	14mo	$152,000	$74	44
12737 Saint Marys St	0.55mi	4/2.0	1,954 (-12%)	12mo	$124,500	$64	44

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: 34.4%
• Equity multiple: 2.51×
• Total profit: $52,737
• Equity at exit: $18,623

10-year hold

• IRR: 42.6%
• Equity multiple: 5.56×
• Total profit: $159,610
• Equity at exit: $10,799

Cash invested: $34,972 (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: 385
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,414 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $1,044

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 52%

Sensitivity live

Price	-10% $1,130	-5% $1,087	+0% $1,044	+5% $1,001	+10% $958
Rent	-10% $853	-5% $949	+0% $1,044	+5% $1,139	+10% $1,235
Rate	-1.0pp $1,107	-0.5pp $1,076	base $1,044	+0.5pp $1,012	+1.0pp $979

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,414
Total (2 units)			$2,414

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14669 Rutherford St Detroit, MI	4.0	2.0	2359	$1,950	$0.83	44d	1	0.41mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	15d	1	0.61mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	0.66mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	5d	1	1.06mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	1.16mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	4d	1	1.41mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	1.50mi

Listing history 10 events

1. 2026-06-18
   days on market $124,900 Active 7 DOM
2. 2026-06-17
   listing id $124,900 Active 6 DOM
3. 2026-06-17
   days on market $124,900 Active 6 DOM
4. 2026-06-16
   days on market $124,900 Active 5 DOM
5. 2026-06-16
   listing id $124,900 Active 4 DOM
6. 2026-06-15
   listing id $124,900 Active 4 DOM
7. 2026-06-15
   days on market $124,900 Active 4 DOM
8. 2026-06-13
   days on market $124,900 Active 2 DOM
9. 2026-06-13
   remarks 145-char remark
10. 2026-06-13
    listed $124,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $28,968
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$2,317
• − Management: −$2,317
• − Depreciation: −$3,633
• Taxable income: $11,205
• Est. tax owed @ 24.0%: −$2,689
• After-tax cash flow: $9,838/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

+1112.6% since first listed

45 events — show timeline

• 2026-06-11 Listed $124,900 REALCOMP
• 2026-06-11 Listed $124,900 REALCOMP
• 2026-06-11 Listed $124,900 MiRealSource-MiMLS
• 2024-06-27 Sold (Public Records) $125,000 Public Records
• 2024-04-25 Rental Removed $1,000 REALSOURCE
• 2024-04-17 Listed for Rent $1,000 REALSOURCE
• 2024-04-17 Rental Removed $1,000 REALCOMP
• 2024-02-26 Listed for Rent $1,000 REALCOMP
• 2022-04-27 Sold (Public Records) $60,000 Public Records
• 2022-04-18 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2022-04-18 Sold (MLS) $60,000 REALCOMP
• 2022-03-18 Pending — MiRealSource-MiMLS
• 2022-03-18 Pending — REALCOMP
• 2022-03-14 Contingent — MiRealSource-MiMLS
• 2022-03-14 Contingent — REALCOMP
• 2022-01-19 Relisted — MiRealSource-MiMLS
• 2022-01-19 Relisted — REALCOMP
• 2022-01-13 Pending — MiRealSource-MiMLS
• 2022-01-13 Pending — REALCOMP
• 2021-12-22 Listed $69,900 MiRealSource-MiMLS
• 2021-12-22 Listed $69,900 REALCOMP
• 2020-08-20 Listing Removed — MiRealSource-MiMLS
• 2020-07-13 Listing Removed — REALCOMP
• 2020-06-27 Price Changed $61,900 MiRealSource-MiMLS
• 2020-06-26 Price Changed $61,900 REALCOMP
• 2020-06-10 Listed $67,900 REALCOMP
• 2020-06-10 Listed $67,900 MiRealSource-MiMLS
• 2020-03-14 Listing Removed — REALCOMP
• 2020-03-13 Listing Removed — MiRealSource-MiMLS
• 2020-03-13 Relisted — REALCOMP
• 2019-10-28 Pending — MiRealSource-MiMLS
• 2019-10-28 Pending — REALCOMP
• 2019-10-03 Price Changed $55,900 MiRealSource-MiMLS
• 2019-10-03 Price Changed $55,900 REALCOMP
• 2019-08-02 Listed $65,900 REALCOMP
• 2019-08-02 Listed $65,900 MiRealSource-MiMLS
• 2018-08-13 Sold (Public Records) $45,000 Public Records
• 2015-11-18 Listing Removed — REALCOMP
• 2015-11-18 Listing Removed — MiRealSource-MiMLS
• 2015-11-13 Listed $17,700 REALCOMP
• 2015-11-13 Listed $17,700 MiRealSource-MiMLS
• 2012-02-22 Listing Removed — REALCOMP
• 2012-02-22 Listing Removed — MiRealSource-MiMLS
• 2011-08-22 Listed $10,300 REALCOMP
• 2011-08-22 Listed $10,300 MiRealSource-MiMLS

Property tax history

+12.9%/yr

Latest (2025): $6,858 · +38.2% YoY. Source: county tax records.