14029 Grandville Ave · Detroit, MI 48223

$75,000

3 bd · 1.0 ba · 734 sqft · SingleFamily public records · 75 Days on market

Built 1938 4,792 sqft lot $102/sqft · 6% below area Est $141k · 47% 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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Detroit home offering great value and opportunity! Located on Grandville Ave, this property features a spacious layout, solid bones, and plenty of potential to make it your own or add to your investment portfolio. Conveniently situated near major roads, shopping, and local amenities—this is city living with upside. Don’t miss your chance to get into Detroit at an accessible price point!

Key facts

• Solid bones
• Spacious layout
• 4,792 sq ft lot

Tags

• SPACIOUS LAYOUT
• SOLID BONES
• ACCESSIBLE PRICE POINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 10.2% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 33% 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 $519 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 27y 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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: 1.65% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.08%
• DSCR: 2.07
• GRM: 5.1

CMA / ARV

• ARV (median comp): $140,725
• List price: $75,000
• Delta: -46.70%
• 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
14359 Grandville Ave	0.26mi	3/1.0	739 (+1%)	13mo	$105,000	$142	76
13540 Minock St	0.27mi	2/1.0 (-1)	709 (-3%)	10mo	$24,000	$34	69
13557 Faust Ave	0.49mi	3/1.0	699 (-5%)	5mo	$40,000	$57	65
12900 Faust Ave	0.59mi	2/1.0 (-1)	735 (+0%)	6mo	$18,500	$25	63
13535 Evergreen Rd	0.40mi	2/1.0 (-1)	754 (+3%)	13mo	$45,700	$61	61
12876 Faust Ave	0.60mi	2/1.0 (-1)	760 (+4%)	2mo	$44,999	$59	59
13563 Faust Ave	0.49mi	2/1.0 (-1)	775 (+6%)	5mo	$60,000	$77	58
13619 Stahelin Ave	0.30mi	2/1.0 (-1)	672 (-8%)	14mo	$50,000	$74	55
12642 Kentfield St	0.71mi	2/1.0 (-1)	742 (+1%)	10mo	$40,000	$54	52
13516 Glastonbury Ave	0.44mi	2/1.0 (-1)	685 (-7%)	18mo	$45,000	$66	49
13538 Rosemont Ave	0.64mi	3/1.0	825 (+12%)	11mo	$53,000	$64	40
14314 Southfield Fwy	0.75mi	2/1.0 (-1)	827 (+13%)	13mo	$125,000	$151	28

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: 17.4%
• Equity multiple: 1.70×
• Total profit: $14,724
• Equity at exit: $11,183

10-year hold

• IRR: 25.9%
• Equity multiple: 3.26×
• Total profit: $47,546
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,238 high
• Mortgage (P&I): −$393
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $421

Break-even live

Break-even rent $704

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $464	-5% $443	+0% $421	+5% $400	+10% $379
Rent	-10% $324	-5% $372	+0% $421	+5% $470	+10% $519
Rate	-1.0pp $459	-0.5pp $440	base $421	+0.5pp $402	+1.0pp $382

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	0.28mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	0.56mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	22d	1	0.90mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	24d	1	0.90mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	44d	1	1.06mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	44d	6	1.30mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	5d	4	1.45mi

Listing history 36 events

1. 2026-06-07
   days on market $75,000 Active 75 DOM
2. 2026-06-04
   days on market $75,000 Active 72 DOM
3. 2026-06-03
   days on market $75,000 Active 71 DOM
4. 2026-06-02
   days on market $75,000 Active 70 DOM
5. 2026-06-01
   days on market $75,000 Active 69 DOM
6. 2026-05-31
   days on market $75,000 Active 68 DOM
7. 2026-03-24
   listed $75,000 Active 410-char remark

   Show marketing remark (400 chars)

   Charming Detroit home offering great value and opportunity! Located on Grandville Ave, this property features a spacious layout, solid bones, and plenty of potential to make it your own or add to your investment portfolio. Conveniently situated near major roads, shopping, and local amenities - this is city living with upside. Don't miss your chance to get into Detroit at an accessible price point!

8. 2026-03-24
   listed $75,000 Active 400-char remark

   Show marketing remark (400 chars)

   Charming Detroit home offering great value and opportunity! Located on Grandville Ave, this property features a spacious layout, solid bones, and plenty of potential to make it your own or add to your investment portfolio. Conveniently situated near major roads, shopping, and local amenities - this is city living with upside. Don't miss your chance to get into Detroit at an accessible price point!

9. 2025-08-19
   historical
10. 2025-07-09
    listed $99,000 Active
11. 2025-07-09
    listed $99,000 Active
12. 2025-07-01
    historical
13. 2025-07-01
    historical
14. 2025-06-21
    price $99,000
15. 2025-06-20
    price $99,000
16. 2025-04-24
    price $105,000
17. 2025-04-24
    price $105,000
18. 2025-04-08
    listed $115,000 Active
19. 2025-04-08
    listed $115,000 Active
20. 2008-12-10
    historical
21. 2008-12-09
    historical
22. 2008-10-22
    listed $8,950
23. 2008-10-22
    listed $9,950
24. 2008-09-29
    historical
25. 2007-07-26
    listed $14,349
26. 2006-07-24
    soldstatus $136,000
27. 2006-06-08
    historical
28. 2006-05-08
    listed $140,500
29. 2006-01-13
    soldstatus $55,500
30. 2005-05-09
    listed $63,000
31. 2001-04-13
    soldstatus $65,000
32. 2000-10-20
    soldstatus $24,000
33. 2000-10-06
    soldstatus $24,000
34. 2000-06-15
    listed $58,900
35. 2000-01-01
    historical
36. 1999-10-01
    listed $45,000

ⓘ 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: $1,582 · $132/mo
• Projected year-2 tax: $1,582 · $132/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 · 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: $14,851
• − Mortgage interest: −$4,201
• − Property taxes: −$1,582
• − Insurance: −$375
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,182
• Taxable income: $4,135
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $4,064/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

+66.7% since first listed

30 events — show timeline

• 2026-03-24 Listed $75,000 REALCOMP
• 2026-03-24 Listed $75,000 MiRealSource-MiMLS
• 2025-08-19 Listing Removed — MiRealSource-MiMLS
• 2025-07-09 Listed $99,000 REALCOMP
• 2025-07-09 Listed $99,000 MiRealSource-MiMLS
• 2025-07-01 Listing Removed — MiRealSource-MiMLS
• 2025-07-01 Listing Removed — REALCOMP
• 2025-06-21 Price Changed $99,000 MiRealSource-MiMLS
• 2025-06-20 Price Changed $99,000 REALCOMP
• 2025-04-24 Price Changed $105,000 MiRealSource-MiMLS
• 2025-04-24 Price Changed $105,000 REALCOMP
• 2025-04-08 Listed $115,000 REALCOMP
• 2025-04-08 Listed $115,000 MiRealSource-MiMLS
• 2008-12-10 Listing Removed — REALCOMP
• 2008-12-09 Listing Removed — MiRealSource-MiMLS
• 2008-10-22 Listed $9,950 MiRealSource-MiMLS
• 2008-10-22 Listed $8,950 REALCOMP
• 2008-09-29 Listing Removed — REALCOMP
• 2007-07-26 Listed $14,349 REALCOMP
• 2006-07-24 Sold (Public Records) $136,000 Public Records
• 2006-06-08 Listing Removed — REALCOMP
• 2006-05-08 Listed $140,500 REALCOMP
• 2006-01-13 Sold (MLS) $55,500 REALCOMP
• 2005-05-09 Listed $63,000 REALCOMP
• 2001-04-13 Sold (Public Records) $65,000 Public Records
• 2000-10-20 Sold (Public Records) $24,000 Public Records
• 2000-10-06 Sold (MLS) $24,000 REALCOMP
• 2000-06-15 Listed $58,900 REALCOMP
• 2000-01-01 Listing Removed — REALCOMP
• 1999-10-01 Listed $45,000 REALCOMP

Property tax history

-0.1%/yr

Latest (2025): $1,582 · -37.5% YoY. Source: county tax records.