14865 Mendota St · Detroit, MI 48238

$49,995

3 bd · 1.0 ba · 1,480 sqft · SingleFamily public records · 76 Days on market

Built 1928 3,485 sqft lot Est $83k · 40% 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
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick family flat that will be a great investment opportunity. Needs some work but will be a great rental property. Located by recreation center and park, close to freeways, and shopping. Home is being sold as is by quit claim deed.

Key facts

• 3,485 sq ft lot
• 2 parking spots
• Built 1928

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $614 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.0% 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 (+6.1%/yr); 346 active listings in the ZIP; 40 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 44% of the median local income ($33k/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 $345 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 + 6.1% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 8y 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 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,995 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1928 — 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: 2.46% ✓
• Cap rate: 21.03%
• Cash-on-cash: 52.63%
• DSCR: 3.34
• GRM: 3.4

CMA / ARV

• ARV (median comp): $83,217
• List price: $49,995
• Delta: -39.92%
• 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
15087 Pinehurst St	0.19mi	3/1.0	1,497 (+1%)	4mo	$55,000	$37	86
14931 Monte Vista St	0.13mi	3/1.5	1,307 (-12%)	0mo	$35,000	$27	72
14889 Manor St	0.17mi	4/2.5 (+1)	1,375 (-7%)	0mo	$159,000	$116	69
15841 Steel St	0.75mi	3/1.0	1,460 (-1%)	1mo	$50,000	$34	62
14265 Appoline St	0.51mi	3/2.0	1,384 (-6%)	0mo	$76,000	$55	61
14905 Littlefield St	0.55mi	3/1.0	1,368 (-8%)	1mo	$52,000	$38	61
15374 Birwood St	0.34mi	4/2.0 (+1)	1,378 (-7%)	4mo	$132,000	$96	60
14942 Ward Ave	0.42mi	4/2.0 (+1)	1,619 (+9%)	4mo	$75,000	$46	52
15771 Birwood St	0.57mi	3/1.5	1,290 (-13%)	0mo	$128,995	$100	50
14974 Cheyenne St	0.48mi	3/2.5	1,300 (-12%)	4mo	$155,000	$119	48
15053 Littlefield St	0.57mi	3/2.0	1,286 (-13%)	2mo	$75,000	$58	46
15103 Cheyenne St	0.54mi	4/2.0 (+1)	1,317 (-11%)	4mo	$121,500	$92	45

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 54.2%
• Equity multiple: 3.50×
• Total profit: $35,039
• Equity at exit: $7,454

10-year hold

• IRR: 60.6%
• Equity multiple: 8.04×
• Total profit: $98,532
• Equity at exit: $4,323

Cash invested: $13,999 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$262
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $614

Break-even live

Break-even rent $454

Max offer price $49,995

Occupancy floor 45%

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: $12,499
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	0.01mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	43d	1	0.43mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	0.47mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	0.47mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	0.50mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	43d	1	0.56mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	43d	1	0.56mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	0.56mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	43d	1	0.59mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	16d	1	0.65mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	17d	1	0.67mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	0.67mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	43d	1	0.68mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	16d	1	0.71mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	0.71mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.72mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	24d	1	0.76mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	0.78mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	43d	1	0.79mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	43d	1	0.80mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	20d	1	0.84mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.85mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	0.90mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	12d	1	0.90mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	43d	1	0.92mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	1d	1	0.93mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	17d	1	0.93mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	0.95mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	24d	1	0.96mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	43d	1	0.99mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	2d	1	0.99mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	43d	1	1.01mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	16d	1	1.01mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	43d	1	1.05mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	43d	1	1.15mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	17d	1	1.17mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	3d	1	1.17mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	20d	1	1.19mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	20d	1	1.21mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	24d	1	1.22mi

Listing history 41 events

1. 2026-06-18
   days on market $49,995 Active 76 DOM
2. 2026-06-17
   days on market $49,995 Active 75 DOM
3. 2026-06-15
   days on market $49,995 Active 73 DOM
4. 2026-06-13
   days on market $49,995 Active 71 DOM
5. 2026-06-13
   days on market $49,995 Active 70 DOM
6. 2026-06-09
   days on market $49,995 Active 67 DOM
7. 2026-06-08
   days on market $49,995 Active 66 DOM
8. 2026-06-07
   days on market $49,995 Active 65 DOM
9. 2026-06-04
   days on market $49,995 Active 62 DOM
10. 2026-06-03
    days on market $49,995 Active 61 DOM
11. 2026-06-02
    days on market $49,995 Active 60 DOM
12. 2026-06-01
    days on market $49,995 Active 59 DOM
13. 2026-05-31
    days on market $49,995 Active 58 DOM
14. 2026-04-03
    listed $49,995 Active 232-char remark

    Show marketing remark (232 chars)

    Brick family flat that will be a great investment opportunity. Needs some work but will be a great rental property. Located by recreation center and park, close to freeways, and shopping. Home is being sold as is by quit claim deed.

15. 2026-04-03
    listed $49,995 Active 232-char remark

    Show marketing remark (232 chars)

    Brick family flat that will be a great investment opportunity. Needs some work but will be a great rental property. Located by recreation center and park, close to freeways, and shopping. Home is being sold as is by quit claim deed.

16. 2020-09-15
    historical
17. 2020-06-04
    status Pending
18. 2020-06-04
    status Pending
19. 2020-05-24
    historical
20. 2020-05-14
    historical Accepting Backup Offers
21. 2020-05-14
    historical Accepting Backup Offers
22. 2020-04-16
    status Active
23. 2020-04-16
    status Active
24. 2020-04-02
    status Pending
25. 2020-04-02
    status Pending
26. 2020-01-24
    price $32,000
27. 2020-01-23
    price $32,000
28. 2020-01-17
    status Active
29. 2020-01-13
    historical
30. 2019-12-14
    listed $34,900 Active
31. 2019-12-14
    listed $34,900 Active
32. 2018-10-09
    historical
33. 2018-10-09
    historical
34. 2018-09-22
    price $12,000
35. 2018-09-21
    historical
36. 2018-09-21
    price $12,000
37. 2018-09-21
    historical
38. 2018-08-06
    listed $14,900 Active
39. 2018-08-06
    listed $14,900 Active
40. 2018-08-06
    listed $14,900 Active
41. 2018-08-06
    listed $14,900 Active

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $909 · $76/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 2/10 Low 7 d/yr ≥97°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: $14,775
• − Mortgage interest: −$2,800
• − Property taxes: −$909
• − Insurance: −$250
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$1,454
• Taxable income: $6,997
• Est. tax owed @ 24.0%: −$1,679
• After-tax cash flow: $5,688/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+235.5% since first listed

28 events — show timeline

• 2026-04-03 Listed $49,995 REALCOMP
• 2026-04-03 Listed $49,995 MiRealSource-MiMLS
• 2020-09-15 Listing Removed — REALCOMP
• 2020-06-04 Pending — MiRealSource-MiMLS
• 2020-06-04 Pending — REALCOMP
• 2020-05-24 Listing Removed — MiRealSource-MiMLS
• 2020-05-14 Contingent — MiRealSource-MiMLS
• 2020-05-14 Contingent — REALCOMP
• 2020-04-16 Relisted — MiRealSource-MiMLS
• 2020-04-16 Relisted — REALCOMP
• 2020-04-02 Pending — MiRealSource-MiMLS
• 2020-04-02 Pending — REALCOMP
• 2020-01-24 Price Changed $32,000 MiRealSource-MiMLS
• 2020-01-23 Price Changed $32,000 REALCOMP
• 2020-01-17 Relisted — REALCOMP
• 2020-01-13 Listing Removed — REALCOMP
• 2019-12-14 Listed $34,900 MiRealSource-MiMLS
• 2019-12-14 Listed $34,900 REALCOMP
• 2018-10-09 Listing Removed — REALCOMP
• 2018-10-09 Listing Removed — MiRealSource-MiMLS
• 2018-09-22 Price Changed $12,000 MiRealSource-MiMLS
• 2018-09-21 Listing Removed — REALCOMP
• 2018-09-21 Price Changed $12,000 REALCOMP
• 2018-09-21 Listing Removed — MiRealSource-MiMLS
• 2018-08-06 Listed $14,900 REALCOMP
• 2018-08-06 Listed $14,900 MiRealSource-MiMLS
• 2018-08-06 Listed $14,900 MiRealSource-MiMLS
• 2018-08-06 Listed $14,900 REALCOMP

Property tax history

-3.2%/yr

Latest (2025): $909 · -51.5% YoY. Source: county tax records.