14216 Kentucky St · Detroit, MI 48238

$61,999

4 bd · 1.0 ba · 1,257 sqft · SingleFamily public records · 36 Days on market

Built 1926 5,227 sqft lot $49/sqft · 77% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great investment property, this home has been approved by MSHDA and is tenant occupied. Tenant is paying 1k. per month. This home is also being offered as a packaged along with 12094 Littlefield. The tenant is already here just needing some TLC. This is an investors dream or a handyman's special. 2 diamond in the rough properties. Waiting for the right buyer with the right vision. The income is already there just in need of TLC

Key facts

• 5,227 sq ft lot
• Built 1926
• Listed 36 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story layout; Ground-level entry with steps; Wood siding exterior
• Construction: Wood siding construction
• Exterior features: Paved road access; Lot dimensions approximately 51 x 100 (0.12 acres)

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Basement present; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $1,324/mo this rent would consume 48% of the median local household income ($33k/yr) (locally 2172% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $428 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 16y 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: property tax is 4.7% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,139 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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. 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: 2.14% ✓
• Cap rate: 15.05%
• Cash-on-cash: 31.28%
• DSCR: 2.39
• GRM: 3.9

CMA / ARV

• ARV (median comp): $35,029
• List price: $61,999
• Delta: 76.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14203 Cherrylawn St	0.18mi	3/2.0 (-1)	1,250 (-1%)	5mo	$58,000	$46	78
13586 Indiana St	0.32mi	3/1.0 (-1)	1,298 (+3%)	2mo	$30,000	$23	73
13903 Cloverlawn Ave	0.37mi	3/1.5 (-1)	1,265 (+1%)	5mo	$140,000	$111	71
13581 Cloverlawn St	0.43mi	4/2.0	1,240 (-1%)	4mo	$143,000	$115	70
13558 Pinehurst St	0.51mi	4/1.0	1,099 (-13%)	2mo	$135,000	$123	54
14931 Monte Vista St	0.71mi	3/1.5 (-1)	1,307 (+4%)	0mo	$35,000	$27	53
12754 Mendota St	0.70mi	3/1.0 (-1)	1,224 (-3%)	8mo	$28,500	$23	51
13546 Ilene St	0.39mi	3/1.0 (-1)	1,440 (+15%)	6mo	$32,000	$22	48
8240 Desoto St	0.70mi	4/1.0	1,368 (+9%)	8mo	$59,500	$43	46
14889 Manor St	0.72mi	4/2.5	1,375 (+9%)	0mo	$159,000	$116	44
14265 Appoline St	0.63mi	3/2.0 (-1)	1,384 (+10%)	0mo	$76,000	$55	44
8282 Desoto St	0.68mi	4/2.0	1,380 (+10%)	7mo	$149,000	$108	42

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: 30.4%
• Equity multiple: 2.34×
• Total profit: $23,208
• Equity at exit: $9,244

10-year hold

• IRR: 39.7%
• Equity multiple: 5.42×
• Total profit: $76,697
• Equity at exit: $5,361

Cash invested: $17,360 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,324 high
• Mortgage (P&I): −$325
• Tax from tax record: −$243 /mo · $2,910/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $452

Break-even live

Break-even rent $751

Max offer price $61,999

Occupancy floor 61%

Sensitivity live

Price	-10% $660	-5% $470	+0% $452	+5% $435	+10% $417
Rent	-10% $348	-5% $400	+0% $452	+5% $505	+10% $557
Rate	-1.0pp $484	-0.5pp $468	base $452	+0.5pp $436	+1.0pp $420

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.16mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	0.24mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.27mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.28mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	0.37mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	0.37mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.38mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	0.39mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.53mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	0.61mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	0.66mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	0.75mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	0.94mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	0.96mi
12144 Washburn St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	15d	1	0.97mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	1.02mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	1.05mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.13mi
4336 Buena Vista St Detroit, MI	3.0	1.0	1300	$1,100	$0.85	44d	1	1.19mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	1.23mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	4d	1	1.23mi
4341 Glendale St Detroit, MI	4.0	2.5	1832	$1,680	$0.92	5d	1	1.26mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	1.27mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	1.31mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	17d	1	1.35mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	1.36mi
12032 Santa Rosa Dr Unit 1 Detroit, MI	3.0	1.0	900	$1,423	$1.58	5d	1	1.37mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.39mi
3740 Tyler St Unit 1 Detroit, MI	3.0	1.0	1300	$1,300	$1.00	5d	1	1.41mi
3040 Kendall St Detroit, MI	5.0	1.0	1188	$1,386	$1.17	13d	1	1.43mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	1.44mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	44d	1	1.44mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	1.49mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	18d	1	1.49mi

Listing history 50 events

1. 2026-06-18
   days on market $61,999 Active 36 DOM
2. 2026-06-17
   days on market $61,999 Active 35 DOM
3. 2026-06-15
   days on market $61,999 Active 33 DOM
4. 2026-06-13
   days on market $61,999 Active 31 DOM
5. 2026-06-13
   days on market $61,999 Active 30 DOM
6. 2026-06-09
   days on market $61,999 Active 27 DOM
7. 2026-06-08
   days on market $61,999 Active 26 DOM
8. 2026-06-07
   days on market $61,999 Active 25 DOM
9. 2026-06-04
   days on market $61,999 Active 22 DOM
10. 2026-06-03
    days on market $61,999 Active 21 DOM
11. 2026-06-02
    days on market $61,999 Active 20 DOM
12. 2026-06-01
    days on market $61,999 Active 19 DOM
13. 2026-05-31
    days on market $61,999 Active 18 DOM
14. 2026-05-11
    listed $61,999 Active 431-char remark

    Show marketing remark (431 chars)

    Great investment property, this home has been approved by MSHDA and is tenant occupied. Tenant is paying 1k. per month. This home is also being offered as a packaged along with 12094 Littlefield. The tenant is already here just needing some TLC. This is an investors dream or a handyman's special. 2 diamond in the rough properties. Waiting for the right buyer with the right vision. The income is already there just in need of TLC

15. 2026-05-11
    historical

    Show marketing remark (431 chars)

    Great investment property, this home has been approved by MSHDA and is tenant occupied. Tenant is paying 1k. per month. This home is also being offered as a packaged along with 12094 Littlefield. The tenant is already here just needing some TLC. This is an investors dream or a handyman's special. 2 diamond in the rough properties. Waiting for the right buyer with the right vision. The income is already there just in need of TLC

16. 2026-05-11
    listed $61,999 Active

    Show marketing remark (431 chars)

    Great investment property, this home has been approved by MSHDA and is tenant occupied. Tenant is paying 1k. per month. This home is also being offered as a packaged along with 12094 Littlefield. The tenant is already here just needing some TLC. This is an investors dream or a handyman's special. 2 diamond in the rough properties. Waiting for the right buyer with the right vision. The income is already there just in need of TLC

17. 2026-04-07
    status Active
18. 2026-04-07
    status Active
19. 2026-03-23
    status Pending
20. 2026-03-23
    status Pending
21. 2026-03-16
    status Active
22. 2026-03-16
    status Active
23. 2026-03-06
    status Pending
24. 2026-03-06
    status Pending
25. 2026-02-27
    listed $61,999 Active
26. 2026-02-27
    listed $61,999 Active
27. 2026-01-23
    historical
28. 2026-01-23
    historical
29. 2025-08-30
    listed $50,000 Active
30. 2025-08-30
    listed $50,000 Active
31. 2025-01-23
    historical
32. 2025-01-23
    historical
33. 2024-08-05
    listed $40,000 Active
34. 2024-08-05
    listed $40,000 Active
35. 2024-08-01
    historical
36. 2024-07-31
    historical
37. 2024-06-24
    price $40,000
38. 2024-06-24
    price $40,000
39. 2024-04-25
    price $42,000
40. 2024-04-24
    price $42,000
41. 2024-04-10
    price $45,000
42. 2024-04-09
    price $45,000
43. 2024-03-02
    price $50,000
44. 2024-03-02
    price $50,000
45. 2024-01-26
    listed $56,000 Active
46. 2024-01-26
    listed $56,000 Active
47. 2024-01-24
    historical
48. 2024-01-24
    historical
49. 2024-01-10
    listed $70,000 Active
50. 2024-01-10
    listed $70,000 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: $2,910 · $243/mo
• Projected year-2 tax: $2,910 · $243/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 ≥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: $15,888
• − Mortgage interest: −$3,473
• − Property taxes: −$2,910
• − Insurance: −$310
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$1,804
• Taxable income: $4,849
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $4,266/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

+2075.4% since first listed

45 events — show timeline

• 2026-05-11 Listed $61,999 MiRealSource-MiMLS
• 2026-05-11 Listing Removed — MiRealSource-MiMLS
• 2026-05-11 Listed $61,999 REALCOMP
• 2026-04-07 Relisted — MiRealSource-MiMLS
• 2026-04-07 Relisted — REALCOMP
• 2026-03-23 Pending — REALCOMP
• 2026-03-23 Pending — MiRealSource-MiMLS
• 2026-03-16 Relisted — REALCOMP
• 2026-03-16 Relisted — MiRealSource-MiMLS
• 2026-03-06 Pending — REALCOMP
• 2026-03-06 Pending — MiRealSource-MiMLS
• 2026-02-27 Listed $61,999 REALCOMP
• 2026-02-27 Listed $61,999 MiRealSource-MiMLS
• 2026-01-23 Listing Removed — MiRealSource-MiMLS
• 2026-01-23 Listing Removed — REALCOMP
• 2025-08-30 Listed $50,000 REALCOMP
• 2025-08-30 Listed $50,000 MiRealSource-MiMLS
• 2025-01-23 Listing Removed — REALCOMP
• 2025-01-23 Listing Removed — MiRealSource-MiMLS
• 2024-08-05 Listed $40,000 MiRealSource-MiMLS
• 2024-08-05 Listed $40,000 REALCOMP
• 2024-08-01 Listing Removed — MiRealSource-MiMLS
• 2024-07-31 Listing Removed — REALCOMP
• 2024-06-24 Price Changed $40,000 MiRealSource-MiMLS
• 2024-06-24 Price Changed $40,000 REALCOMP
• 2024-04-25 Price Changed $42,000 MiRealSource-MiMLS
• 2024-04-24 Price Changed $42,000 REALCOMP
• 2024-04-10 Price Changed $45,000 MiRealSource-MiMLS
• 2024-04-09 Price Changed $45,000 REALCOMP
• 2024-03-02 Price Changed $50,000 MiRealSource-MiMLS
• 2024-03-02 Price Changed $50,000 REALCOMP
• 2024-01-26 Listed $56,000 MiRealSource-MiMLS
• 2024-01-26 Listed $56,000 REALCOMP
• 2024-01-24 Listing Removed — MiRealSource-MiMLS
• 2024-01-24 Listing Removed — REALCOMP
• 2024-01-10 Listed $70,000 MiRealSource-MiMLS
• 2024-01-10 Listed $70,000 REALCOMP
• 2011-08-31 Listing Removed — REALCOMP
• 2011-08-31 Listing Removed — MiRealSource-MiMLS
• 2011-03-31 Listed $3,000 REALCOMP
• 2011-03-31 Listed $3,000 MiRealSource-MiMLS
• 2011-03-08 Listing Removed — REALCOMP
• 2011-03-08 Listing Removed — MiRealSource-MiMLS
• 2010-12-08 Listed $2,850 REALCOMP
• 2010-12-08 Listed $2,850 MiRealSource-MiMLS

Property tax history

+10.8%/yr

Latest (2025): $2,910 · +52.2% YoY. Source: county tax records.