14621 Roselawn St · Detroit, MI 48238

$39,900

2 bd · 1.0 ba · 669 sqft · SingleFamily public records · 55 Days on market

Built 1941 3,920 sqft lot $60/sqft · 10% above area Est $36k · 10% over ↓ 39% since listing

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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
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• ARV discount +3.0/15.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tenant-occupied property generating $850/month in rental income, perfect for investors seeking immediate cash flow. Please do not disturb the tenant. Showings and inspections will be granted only with an accepted offer. A great opportunity to add a performing asset to your portfolio.

Key facts

• 3,920 sq ft lot
• Built 1941
• Listed 54 days

Property features AI

Finance

• Other: Located in the Oakford Sub subdivision; Directions: north of Lyndon, west of Livernois
• Financial info: Annual property tax reported

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Ground-level entry with steps
• Construction: Built with other construction materials; Brick/mortar foundation
• Exterior features: Paved road access; Lot dimensions approximately 35 x 105.8 (0.09 acres)

Interior

• Bedrooms: Bedrooms not specifically listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Unfinished basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($902 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 10.1% 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); 348 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 32% 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 2.5% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1941 — 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: 2.26% ✓
• Cap rate: 18.39%
• Cash-on-cash: 43.22%
• DSCR: 2.92
• GRM: 3.7

CMA / ARV

• ARV (median comp): $36,252
• List price: $39,900
• Delta: 10.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14830 Greenlawn St	0.13mi	2/1.0	672 (+0%)	13mo	$15,000	$22	83
7326 Ellsworth St	0.51mi	2/1.0	756 (+13%)	13mo	$35,000	$46	44

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: 43.8%
• Equity multiple: 2.98×
• Total profit: $22,133
• Equity at exit: $5,949

10-year hold

• IRR: 51.3%
• Equity multiple: 6.84×
• Total profit: $65,272
• Equity at exit: $3,450

Cash invested: $11,172 (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: 348
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $902 high
• Mortgage (P&I): −$209
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $402

Break-even live

Break-even rent $392

Max offer price $39,900

Occupancy floor 50%

Sensitivity live

Price	-10% $425	-5% $414	+0% $402	+5% $391	+10% $380
Rent	-10% $331	-5% $367	+0% $402	+5% $438	+10% $474
Rate	-1.0pp $422	-0.5pp $412	base $402	+0.5pp $392	+1.0pp $381

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14950 Stoepel St Detroit, MI	2.0	1.0	600	$900	$1.50	25d	1	0.56mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	25d	4	0.62mi
3808 Kendall St Unit 3 Detroit, MI	1.0	1.0	550	$700	$1.27	45d	1	0.80mi
2341 Ewald Cir Unit 3 Detroit, MI	1.0	1.0	600	$900	$1.50	45d	1	0.82mi
3700 Pasadena St Unit 8 Detroit, MI	1.0	1.0	500	$775	$1.55	25d	1	0.98mi
12728 Monica St Unit 2 Detroit, MI	1.0	1.0	620	$750	$1.21	45d	1	1.06mi
3266 Pasadena St Unit 3 Detroit, MI	1.0	1.0	696	$700	$1.01	45d	1	1.09mi
1875 Ewald Cir Unit 2E Detroit, MI	1.0	1.0	725	$875	$1.21	6d	1	1.14mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	19d	1	1.16mi
3235 W Grand St Detroit, MI	2.0	1.0	500	$850	$1.70	16d	1	1.17mi
1705 Oakman Blvd Unit 10 Detroit, MI	1.0	1.0	650	$895	$1.38	25d	1	1.28mi
1705 Oakman Blvd Unit 5 Detroit, MI	1.0	1.0	650	$895	$1.38	45d	1	1.28mi
2952 Waverly St Unit 2W Detroit, MI	1.0	1.0	439	$750	$1.71	12d	1	1.36mi
14881 Schaefer Hwy Detroit, MI	1.0	1.0	530	$782	$1.48	3d	4	1.45mi

Listing history 17 events

1. 2026-06-21
   days on market $39,900 Active 55 DOM
2. 2026-06-18
   days on market $39,900 Active 52 DOM
3. 2026-06-17
   days on market $39,900 Active 51 DOM
4. 2026-06-15
   days on market $39,900 Active 49 DOM
5. 2026-06-13
   days on market $39,900 Active 47 DOM
6. 2026-06-13
   days on market $39,900 Active 46 DOM
7. 2026-06-09
   days on market $39,900 Active 43 DOM
8. 2026-06-08
   days on market $39,900 Active 42 DOM
9. 2026-06-07
   days on market $39,900 Active 41 DOM
10. 2026-06-04
    days on market $39,900 Active 38 DOM
11. 2026-06-03
    days on market $39,900 Active 37 DOM
12. 2026-06-02
    days on market $39,900 Active 36 DOM
13. 2026-06-01
    days on market $39,900 Active 35 DOM
14. 2026-05-31
    days on market $39,900 Active 34 DOM
15. 2026-04-27
    listed $39,900 Active 284-char remark

    Show marketing remark (284 chars)

    Tenant-occupied property generating $850/month in rental income, perfect for investors seeking immediate cash flow. Please do not disturb the tenant. Showings and inspections will be granted only with an accepted offer. A great opportunity to add a performing asset to your portfolio.

16. 2026-04-27
    listed $39,900 Active 284-char remark

    Show marketing remark (284 chars)

    Tenant-occupied property generating $850/month in rental income, perfect for investors seeking immediate cash flow. Please do not disturb the tenant. Showings and inspections will be granted only with an accepted offer. A great opportunity to add a performing asset to your portfolio.

17. 2021-09-28
    soldstatus $65,000

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,010 · $84/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: $10,821
• − Mortgage interest: −$2,235
• − Property taxes: −$1,010
• − Insurance: −$200
• − Repairs & maintenance: −$866
• − Management: −$866
• − Depreciation: −$1,161
• Taxable income: $4,484
• Est. tax owed @ 24.0%: −$1,076
• After-tax cash flow: $3,752/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

-38.6% since first listed

3 events — show timeline

• 2026-04-27 Listed $39,900 REALCOMP
• 2026-04-27 Listed $39,900 MiRealSource-MiMLS
• 2021-09-28 Sold (Public Records) $65,000 Public Records

Property tax history

-4.5%/yr

Latest (2025): $1,010 · -49.4% YoY. Source: county tax records.