14941 Littlefield St · Detroit, MI 48227

$54,900

4 bd · 1.0 ba · 912 sqft · SingleFamily public records · 29 Days on market

Built 1929 3,920 sqft lot Est $59k · 7% 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 +10.8/15.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Detroit's up-and-coming Alcoma Plats subdivision, this diamond in the rough presents a strong opportunity for cash investors looking for their next flip or long-term rental hold. Littlefield is an extremely active street with steady investor movement and recent nearby sales continuing to push values higher, while the surrounding area remains attractive because of its classic brick bungalow housing stock, strong rental demand, and proximity to major roads, shopping, and neighborhood amenities. This property is priced to reflect the kind of spread and upside that experienced investors and agents actively look for - especially in a market where clean value-add opportunities like this one are becoming harder to find. Listing broker holds contractual equitable interest in the property and may receive consideration from the transaction. Property is being marketed pursuant to a purchase agreement with the seller. Closing will be conducted via contract assignment. Seller to provide marketable title at closing. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay all closing costs, including title insurance and closing fees. Sold AS IS - Buyer to verify all information listed.

Key facts

• Strong rental demand
• 3,920 sq ft lot
• Garage

Tags

• ALCOMA PLATS SUBDIVISION
• STRONG RENTAL DEMAND
• PROXIMITY TO MAJOR ROADS
• NEIGHBORHOOD AMENITIES

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Two-story single family residence; Brick construction; Entry on ground level
• Construction: Brick exterior; Block foundation
• Exterior features: Paved road access; Lot approximately 35 x 108 (0.09 acres)

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Six total rooms; Ground-level entry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $741 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.5% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 ($37k/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 $380 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 + 5.6% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.
• Current owner paid $18k; list at $55k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,076 (1.5% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 2.45% ✓
• Cap rate: 22.50%
• Cash-on-cash: 57.87%
• DSCR: 3.58
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $59,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14565 Hartwell St	0.26mi	3/1.0 (-1)	900 (-1%)	3mo	$65,000	$72	78
14871 NE Cheyenne St NW	0.09mi	3/1.0 (-1)	878 (-4%)	13mo	$69,000	$79	74
14595 Littlefield St	0.21mi	3/1.0 (-1)	916 (+0%)	16mo	$68,000	$74	71
14844 Freeland St	0.48mi	3/1.0 (-1)	924 (+1%)	9mo	$38,000	$41	63
15041 Lesure St	0.29mi	3/1.0 (-1)	1,021 (+12%)	2mo	$50,000	$49	60
15732 Manor St	0.63mi	3/1.0 (-1)	930 (+2%)	3mo	$50,000	$54	60
15735 Cheyenne St	0.49mi	3/1.0 (-1)	873 (-4%)	10mo	$66,000	$76	57
15430 Mark Twain St	0.63mi	3/1.0 (-1)	1,026 (+12%)	1mo	$95,000	$93	44
14575 Strathmoor St	0.66mi	3/1.0 (-1)	952 (+4%)	18mo	$35,000	$37	42
14929 Birwood St	0.61mi	3/2.0 (-1)	999 (+10%)	13mo	$65,000	$65	36
14301 Freeland St	0.67mi	3/2.0 (-1)	1,020 (+12%)	7mo	$65,000	$64	34
14530 Marlowe St	0.75mi	3/1.0 (-1)	1,005 (+10%)	17mo	$40,000	$40	29

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: 59.2%
• Equity multiple: 3.73×
• Total profit: $41,904
• Equity at exit: $8,186

10-year hold

• IRR: 64.8%
• Equity multiple: 8.34×
• Total profit: $112,795
• Equity at exit: $4,747

Cash invested: $15,372 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,346 high
• Mortgage (P&I): −$288
• Tax from tax record: −$11 /mo · $130/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $741

Break-even live

Break-even rent $407

Max offer price $54,900

Occupancy floor 40%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	18d	1	0.09mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.11mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	0.22mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	0.42mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	44d	1	0.55mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	0.55mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	0.57mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	0.84mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	0.86mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.93mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	24d	1	0.93mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	24d	1	0.93mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	0.93mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	0.96mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	0.96mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	1.08mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	1.11mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	13d	1	1.14mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	1.19mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	1.28mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	1.33mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	17d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $54,900 Active 29 DOM
2. 2026-06-17
   days on market $54,900 Active 28 DOM
3. 2026-06-15
   days on market $54,900 Active 26 DOM
4. 2026-06-13
   days on market $54,900 Active 24 DOM
5. 2026-06-13
   days on market $54,900 Active 23 DOM
6. 2026-06-09
   days on market $54,900 Active 20 DOM
7. 2026-06-08
   days on market $54,900 Active 19 DOM
8. 2026-06-07
   days on market $54,900 Active 18 DOM
9. 2026-06-04
   days on market $54,900 Active 15 DOM
10. 2026-06-03
    days on market $54,900 Active 14 DOM
11. 2026-06-02
    days on market $54,900 Active 13 DOM
12. 2026-06-01
    days on market $54,900 Active 12 DOM
13. 2026-05-31
    days on market $54,900 Active 11 DOM
14. 2026-05-20
    listed $54,900 Active

    Show marketing remark (1237 chars)

    Located in Detroit's up-and-coming Alcoma Plats subdivision, this diamond in the rough presents a strong opportunity for cash investors looking for their next flip or long-term rental hold. Littlefield is an extremely active street with steady investor movement and recent nearby sales continuing to push values higher, while the surrounding area remains attractive because of its classic brick bungalow housing stock, strong rental demand, and proximity to major roads, shopping, and neighborhood amenities. This property is priced to reflect the kind of spread and upside that experienced investors and agents actively look for - especially in a market where clean value-add opportunities like this one are becoming harder to find. Listing broker holds contractual equitable interest in the property and may receive consideration from the transaction. Property is being marketed pursuant to a purchase agreement with the seller. Closing will be conducted via contract assignment. Seller to provide marketable title at closing. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay all closing costs, including title insurance and closing fees. Sold AS IS - Buyer to verify all information listed.

15. 2026-05-20
    listed $54,900 Active 1237-char remark

    Show marketing remark (1237 chars)

    Located in Detroit's up-and-coming Alcoma Plats subdivision, this diamond in the rough presents a strong opportunity for cash investors looking for their next flip or long-term rental hold. Littlefield is an extremely active street with steady investor movement and recent nearby sales continuing to push values higher, while the surrounding area remains attractive because of its classic brick bungalow housing stock, strong rental demand, and proximity to major roads, shopping, and neighborhood amenities. This property is priced to reflect the kind of spread and upside that experienced investors and agents actively look for - especially in a market where clean value-add opportunities like this one are becoming harder to find. Listing broker holds contractual equitable interest in the property and may receive consideration from the transaction. Property is being marketed pursuant to a purchase agreement with the seller. Closing will be conducted via contract assignment. Seller to provide marketable title at closing. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay all closing costs, including title insurance and closing fees. Sold AS IS - Buyer to verify all information listed.

16. 2007-02-28
    soldstatus $18,000 186-char remark

    Show marketing remark (186 chars)

    BANK OWNED HOME, HANDY MAN SPECIAL, SHOW AND SELL. EMD TO BE HELD BY LISTING AGENT, ACR TO BE SIGNED BY BUYER 48 HOURS PRIOR TO SCHEDULING CLOSING. NOTE TERMS. CALL AGENT WITH QUESTIONS.

17. 2007-02-27
    soldstatus $18,000
18. 2007-02-26
    historical
19. 2007-01-15
    listed $19,900 186-char remark

    Show marketing remark (186 chars)

    BANK OWNED HOME, HANDY MAN SPECIAL, SHOW AND SELL. EMD TO BE HELD BY LISTING AGENT, ACR TO BE SIGNED BY BUYER 48 HOURS PRIOR TO SCHEDULING CLOSING. NOTE TERMS. CALL AGENT WITH QUESTIONS.

20. 2007-01-15
    listed $19,900

    Show marketing remark (186 chars)

    BANK OWNED HOME, HANDY MAN SPECIAL, SHOW AND SELL. EMD TO BE HELD BY LISTING AGENT, ACR TO BE SIGNED BY BUYER 48 HOURS PRIOR TO SCHEDULING CLOSING. NOTE TERMS. CALL AGENT WITH QUESTIONS.

ⓘ 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: $130 · $11/mo
• Projected year-2 tax: $488 · $41/mo
• Expected delta: +$358/yr (+$30/mo · 275.2%)

ⓘ 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 ≥97°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: $16,147
• − Mortgage interest: −$3,075
• − Property taxes: −$130
• − Insurance: −$274
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$1,597
• Taxable income: $8,486
• Est. tax owed @ 24.0%: −$2,037
• After-tax cash flow: $6,860/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

+175.9% since first listed

7 events — show timeline

• 2026-05-20 Listed $54,900 MiRealSource-MiMLS
• 2026-05-20 Listed $54,900 REALCOMP
• 2007-02-28 Sold (MLS) $18,000 REALCOMP
• 2007-02-27 Sold (MLS) $18,000 MiRealSource-MiMLS
• 2007-02-26 Listing Removed — MiRealSource-MiMLS
• 2007-01-15 Listed $19,900 MiRealSource-MiMLS
• 2007-01-15 Listed $19,900 REALCOMP

Property tax history

-19.9%/yr

Latest (2025): $130 · -94.4% YoY. Source: county tax records.