14257 Fielding St · Detroit, MI 48223

$99,900

3 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 9 Days on market

Built 1999 5,227 sqft lot Est $69k · 45% over

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Why this score? — see what drove the D 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 +19.7/30.0
• 1% rule +8.1/10.0
• DSCR +6.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• 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

Nice 3 Bedroom, 1 Bathroom Ranch Home with Full Basement & Detached Garage. Home is tenant occupied, please do not walk property without an appointment.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1999

Property features AI

Finance

• Other: Paved road access; Lot dimensions approximately 50 x 104.46 (0.12 acres)
• Financial info: No investor or income/expense details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached garage; Approximately 1.5 garage spaces
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry
• Construction: Vinyl siding; Block foundation; Asphalt roof; Built area above grade: 1,148 (units provided in source)
• Exterior features: Awning(s); Covered porch

Interior

• Kitchen: No specific appliances listed beyond water heater
• Bedrooms: Total of 3 rooms (bedrooms/other rooms combined)
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No central cooling
• Interior features: Gas water heater; Unfinished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 7.7% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 158 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 35% of the median local income ($45k/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 $691 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: property tax is 4.2% of price.

Recommended offer $99,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $68,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14823 Heyden St	0.40mi	3/1.0	1,162 (+1%)	12mo	$70,000	$60	69
13968 Blackstone St	0.40mi	2/1.0 (-1)	1,200 (+4%)	4mo	$35,000	$29	66
14171 Plainview Ave	0.34mi	3/1.0	1,040 (-9%)	7mo	$41,000	$39	62
19400 Lyndon St	0.56mi	3/2.0	1,169 (+2%)	9mo	$70,000	$60	60
14895 Evergreen Rd	0.51mi	3/1.0	1,079 (-6%)	9mo	$63,000	$58	58
13961 Piedmont St	0.68mi	3/1.0	1,083 (-6%)	2mo	$130,000	$120	57
15051 Minock St	0.72mi	3/1.5	1,164 (+1%)	10mo	$172,000	$148	54
13940 Evergreen Rd	0.41mi	3/1.0	1,019 (-11%)	12mo	$65,400	$64	52
14177 Bentler St	0.48mi	4/1.0 (+1)	1,000 (-13%)	8mo	$30,000	$30	44
14825 Chapel St	0.65mi	4/1.0 (+1)	1,058 (-8%)	11mo	$30,000	$28	42
19431 Lyndon St	0.53mi	2/1.0 (-1)	990 (-14%)	7mo	$36,500	$37	42
15112 Kentfield St	0.63mi	3/1.0	990 (-14%)	12mo	$62,500	$63	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-8,543
• Equity at exit: $14,895

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $2,847
• Equity at exit: $8,638

Cash invested: $27,972 (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 48223

• Active inventory: 158
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$524
• Tax from tax record: −$351 /mo · $4,216/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $118

Break-even live

Break-even rent $1,161

Max offer price $99,900

Occupancy floor 86%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	16d	1	0.24mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	43d	1	0.38mi
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	43d	1	0.47mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	43d	1	0.53mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	0.54mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.54mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	43d	1	0.71mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	43d	1	0.71mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	4d	1	0.73mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	43d	6	0.86mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	16d	1	0.88mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	0.89mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	16d	1	0.94mi
15712 Vaughan St Detroit, MI	3.0	1.0	1280	$1,400	$1.09	14d	1	0.97mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	4d	4	0.98mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	43d	1	0.99mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.00mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	1.07mi
15815 Evergreen Rd Detroit, MI	3.0	1.0	1350	$1,300	$0.96	43d	1	1.09mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.11mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.12mi
15829 Minock St Detroit, MI	3.0	1.5	1200	$1,550	$1.29	24d	1	1.14mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	16d	1	1.15mi
13581 Penrod St Detroit, MI	4.0	1.0	1152	$1,200	$1.04	43d	1	1.17mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	4d	1	1.19mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	1.22mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	14d	1	1.26mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	43d	1	1.26mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	4d	1	1.30mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	4d	1	1.37mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	1.44mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	1.47mi
23610 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.49mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	4d	1	1.49mi
23606 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.50mi
23602 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.50mi
23626 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.50mi

Listing history 8 events

1. 2026-06-18
   days on market $99,900 Active 9 DOM
2. 2026-06-17
   days on market $99,900 Active 8 DOM
3. 2026-06-16
   days on market $99,900 Active 7 DOM
4. 2026-06-15
   days on market $99,900 Active 6 DOM
5. 2026-06-13
   days on market $99,900 Active 4 DOM
6. 2026-06-13
   days on market $99,900 Active 3 DOM
7. 2026-06-10
   remarks 154-char remark
8. 2026-06-10
   listed $99,900 Active 1 DOM

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

Tax reassessment forecast MI · Partial reset (capped growth)

• Current annual tax: $4,216 · $351/mo
• Projected year-2 tax: $4,216 · $351/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 ≥99°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: $15,713
• − Mortgage interest: −$5,596
• − Property taxes: −$4,216
• − Insurance: −$500
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$2,906
• Taxable loss: −$19
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $1,415/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-09 Listed $99,900 MiRealSource-MiMLS
• 2026-06-09 Listed $99,900 REALCOMP

Property tax history

+33.2%/yr

Latest (2025): $4,216 · +706.9% YoY. Source: county tax records.