14772 Tacoma St · Detroit, MI 48205

$50,000

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 167 Days on market

Built 1939 3,920 sqft lot $45/sqft · 9% above area Est $46k · 9% over

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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
• Livability +3.7/5.0
• ARV discount +3.6/15.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make an offer. This 3 bedroom, 1 bathroom brick bungalow would make a great addition to your rental portfolio. Rents in the neighborhood are as high as $1,200/month and ARVs in the $110-125K range. Long term tenant in place paying below market rate at $500/mo. Subject to probate approval. Some updating and TLC needed. Garage standing but in bad condition - can be torn down. BATVAI. Two additional properties for sale - 14996 Tacoma and 15018 Tacoma.

Key facts

• 3,920 sq ft lot
• 2 garage spots
• Built 1939

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 $663 ($8k/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: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.2% vs local median 10.0% 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 (+1.3%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 41% of the median local income ($39k/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 $346 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 + 1.3% 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 167 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $2k; list at $50k implies a 2270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.68% ✓
• Cap rate: 22.19%
• Cash-on-cash: 56.79%
• DSCR: 3.53
• GRM: 3.1

CMA / ARV

• ARV (median comp): $46,025
• List price: $50,000
• Delta: 8.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14788 Rossini Dr	0.13mi	3/1.0	1,099 (-2%)	1mo	$82,000	$75	90
14910 Fairmount Dr	0.20mi	3/1.0	1,116 (-0%)	1mo	$15,000	$13	89
15275 Eastburn St	0.42mi	3/1.0	1,100 (-2%)	2mo	$56,000	$51	76
19953 Regent Dr	0.32mi	3/1.0	1,038 (-7%)	2mo	$55,000	$53	72
14078 Bringard Dr	0.51mi	3/1.5	1,110 (-1%)	2mo	$76,000	$68	72
14076 Rossini Dr	0.42mi	3/1.0	1,055 (-6%)	0mo	$90,000	$85	71
15011 Bringard Dr	0.39mi	3/1.0	1,208 (+8%)	2mo	$125,000	$103	67
15017 Lappin St	0.35mi	3/1.0	1,008 (-10%)	2mo	$60,000	$60	66
15644 Carlisle St	0.73mi	3/1.0	1,055 (-6%)	1mo	$129,900	$123	56
14068 Carlisle St	0.65mi	3/1.0	1,020 (-9%)	2mo	$55,000	$54	54
13900 Bringard Dr	0.62mi	3/1.5	1,242 (+11%)	2mo	$49,000	$39	49
14119 Edmore Dr	0.54mi	3/1.0	1,278 (+14%)	2mo	$70,000	$55	49

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: 53.3%
• Equity multiple: 3.28×
• Total profit: $31,932
• Equity at exit: $7,455

10-year hold

• IRR: 57.8%
• Equity multiple: 6.25×
• Total profit: $73,563
• Equity at exit: $4,323

Cash invested: $14,000 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,340 high
• Mortgage (P&I): −$262
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $663

Break-even live

Break-even rent $501

Max offer price $50,000

Occupancy floor 46%

Sensitivity live

Price	-10% $691	-5% $677	+0% $663	+5% $648	+10% $634
Rent	-10% $557	-5% $610	+0% $663	+5% $715	+10% $768
Rate	-1.0pp $688	-0.5pp $675	base $663	+0.5pp $650	+1.0pp $636

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

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	25d	1	0.32mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	0.39mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	45d	1	0.44mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	45d	1	0.54mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	45d	1	0.56mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	45d	1	0.58mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	25d	1	0.63mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	18d	1	0.70mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	16d	1	0.72mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	0.76mi
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	12d	1	0.78mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	45d	1	0.80mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	0.86mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	4d	1	0.86mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	45d	1	0.88mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	18d	1	0.92mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	6d	1	0.94mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	14d	1	0.95mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	0.96mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	25d	1	0.97mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	18d	1	1.00mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	45d	1	1.01mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	25d	1	1.02mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	1.02mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	16d	1	1.04mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	18d	1	1.06mi
15238 Seymour St Detroit, MI	3.0	1.0	1064	$1,300	$1.22	0d	1	1.08mi
13501 Vernon Ave Warren, MI	2.0	1.0	850	$1,300	$1.53	25d	1	1.09mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	45d	1	1.10mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	19d	1	1.15mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	45d	1	1.16mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	1.16mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	1.19mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	18d	1	1.20mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	18d	1	1.23mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	23d	1	1.28mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	1.28mi
12846 Georgiana Ave Warren, MI	3.0	1.0	912	$1,300	$1.43	25d	1	1.30mi
12807 Coleen Ave Warren, MI	3.0	1.0	1080	$1,250	$1.16	25d	1	1.32mi
20296 Waltham St Detroit, MI	3.0	1.5	986	$1,300	$1.32	18d	1	1.33mi

Listing history 33 events

1. 2026-06-21
   days on market $50,000 Active 167 DOM
2. 2026-06-18
   days on market $50,000 Active 164 DOM
3. 2026-06-17
   days on market $50,000 Active 163 DOM
4. 2026-06-15
   days on market $50,000 Active 161 DOM
5. 2026-06-13
   days on market $50,000 Active 159 DOM
6. 2026-06-13
   days on market $50,000 Active 158 DOM
7. 2026-06-09
   days on market $50,000 Active 155 DOM
8. 2026-06-08
   days on market $50,000 Active 154 DOM
9. 2026-06-07
   days on market $50,000 Active 153 DOM
10. 2026-06-04
    days on market $50,000 Active 150 DOM
11. 2026-06-03
    days on market $50,000 Active 149 DOM
12. 2026-06-01
    days on market $50,000 Active 147 DOM
13. 2026-05-31
    days on market $50,000 Active 146 DOM
14. 2026-01-05
    listed $50,000 Active 452-char remark

    Show marketing remark (452 chars)

    Make an offer. This 3 bedroom, 1 bathroom brick bungalow would make a great addition to your rental portfolio. Rents in the neighborhood are as high as $1,200/month and ARVs in the $110-125K range. Long term tenant in place paying below market rate at $500/mo. Subject to probate approval. Some updating and TLC needed. Garage standing but in bad condition - can be torn down. BATVAI. Two additional properties for sale - 14996 Tacoma and 15018 Tacoma.

15. 2026-01-05
    listed $50,000 Active 452-char remark

    Show marketing remark (452 chars)

    Make an offer. This 3 bedroom, 1 bathroom brick bungalow would make a great addition to your rental portfolio. Rents in the neighborhood are as high as $1,200/month and ARVs in the $110-125K range. Long term tenant in place paying below market rate at $500/mo. Subject to probate approval. Some updating and TLC needed. Garage standing but in bad condition - can be torn down. BATVAI. Two additional properties for sale - 14996 Tacoma and 15018 Tacoma.

16. 2026-01-01
    historical
17. 2026-01-01
    historical
18. 2025-09-26
    listed $50,000 Active
19. 2025-09-25
    listed $50,000 Active
20. 2012-09-21
    soldstatus $2,110
21. 2012-09-21
    soldstatus $2,110
22. 2012-09-20
    historical
23. 2012-07-20
    listed $8,000
24. 2012-07-20
    listed $8,000
25. 2007-07-19
    soldstatus $110,000
26. 2006-10-27
    soldstatus $19,611
27. 2006-06-05
    listed $38,500
28. 2006-05-15
    historical
29. 2005-09-30
    listed $46,200
30. 2002-10-23
    soldstatus $95,000
31. 2002-06-27
    soldstatus $45,000
32. 1996-05-16
    soldstatus $32,500
33. 1996-05-16
    soldstatus $44,900

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $1,354 · $113/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 ≥95°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: $16,077
• − Mortgage interest: −$2,801
• − Property taxes: −$1,354
• − Insurance: −$250
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$1,455
• Taxable income: $7,645
• Est. tax owed @ 24.0%: −$1,835
• After-tax cash flow: $6,116/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

+53.8% since first listed

20 events — show timeline

• 2026-01-05 Listed $50,000 REALCOMP
• 2026-01-05 Listed $50,000 MiRealSource-MiMLS
• 2026-01-01 Listing Removed — MiRealSource-MiMLS
• 2026-01-01 Listing Removed — REALCOMP
• 2025-09-26 Listed $50,000 REALCOMP
• 2025-09-25 Listed $50,000 MiRealSource-MiMLS
• 2012-09-21 Sold (MLS) $2,110 MiRealSource-MiMLS
• 2012-09-21 Sold (MLS) $2,110 REALCOMP
• 2012-09-20 Listing Removed — MiRealSource-MiMLS
• 2012-07-20 Listed $8,000 MiRealSource-MiMLS
• 2012-07-20 Listed $8,000 REALCOMP
• 2007-07-19 Sold (Public Records) $110,000 Public Records
• 2006-10-27 Sold (MLS) $19,611 REALCOMP
• 2006-06-05 Listed $38,500 REALCOMP
• 2006-05-15 Listing Removed — REALCOMP
• 2005-09-30 Listed $46,200 REALCOMP
• 2002-10-23 Sold (Public Records) $95,000 Public Records
• 2002-06-27 Sold (Public Records) $45,000 Public Records
• 1996-05-16 Sold (Public Records) $44,900 Public Records
• 1996-05-16 Sold (Public Records) $32,500 Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,354 · -19.9% YoY. Source: county tax records.