14045 Sussex St · Detroit, MI 48227

$48,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 59 Days on market

Built 1924 4,356 sqft lot $33/sqft · 28% below area Est $67k · 28% under ↓ 24% since listing

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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 +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

Investor opportunity at 14045 Sussex! This 3-bedroom, 1.1-bath bungalow offers 1,456 sq ft above grade with additional lower-level potential. Situated on a 1.5-story layout, this property is ideal for investors looking to renovate and maximize value. Priced at just $37.71 per square foot, the upside is clear. Cash only, sold as-is - perfect for a fix-and-flip or rental addition to your portfolio. Don't miss this chance to capitalize on a value-add property in Detroit!

Key facts

• 4,356 sq ft lot
• Built 1924
• Listed 58 days

Property features AI

Finance

• Other: Subdivision: HAMPTON ROADS; Directions: North of Schoolcraft / East of Greenfield
• Financial info: Annual tax amount reported

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Ground-level entry with steps
• Construction: Brick construction; Block foundation; Above-grade finished area approximately 1,456 square feet
• Exterior features: Paved road access; Lot approximately 0.1 acre (38 x 122.4)

Interior

• Bedrooms: 5 total rooms (includes living spaces and bedrooms)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $47k (3.0% below list) — sets the bar for market timing.
• Cap rate 23.3% 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); 391 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $332 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 + 5.6% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y 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 2.8% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,560 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1924 — 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: 2.80% ✓
• Cap rate: 23.31%
• Cash-on-cash: 60.76%
• DSCR: 3.70
• GRM: 3.0

CMA / ARV

• ARV (median comp): $67,118
• List price: $48,000
• Delta: -28.48%
• 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
14100 Winthrop St	0.19mi	3/1.0	1,411 (-3%)	4mo	$90,000	$64	82
13995 Montrose St	0.27mi	3/1.5	1,468 (+1%)	4mo	$116,600	$79	81
14124 Sussex St	0.06mi	3/1.0	1,646 (+13%)	3mo	$70,000	$43	73
14018 Prevost St	0.35mi	3/2.0	1,532 (+5%)	5mo	$75,000	$49	67
14400 Hubbell St	0.48mi	4/1.5 (+1)	1,444 (-1%)	4mo	$108,000	$75	66
14232 Lauder St	0.30mi	3/1.0	1,272 (-13%)	2mo	$60,000	$47	63
14572 Terry St	0.48mi	3/1.0	1,248 (-14%)	4mo	$103,000	$83	50
14736 Mansfield St	0.74mi	3/1.0	1,318 (-10%)	0mo	$62,000	$47	49
14689 Forrer St	0.60mi	3/1.5	1,627 (+12%)	3mo	$65,000	$40	48
14644 Hubbell St	0.62mi	3/1.0	1,248 (-14%)	2mo	$45,000	$36	46
14500 Ardmore St	0.71mi	3/2.5	1,596 (+10%)	5mo	$120,000	$75	41
14574 Mark Twain St	0.66mi	2/1.5 (-1)	1,650 (+13%)	2mo	$50,000	$30	38

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: 62.7%
• Equity multiple: 3.92×
• Total profit: $39,215
• Equity at exit: $7,157

10-year hold

• IRR: 68.1%
• Equity multiple: 8.87×
• Total profit: $105,735
• Equity at exit: $4,150

Cash invested: $13,440 (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: 391
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$252
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $681

Break-even live

Break-even rent $484

Max offer price $48,000

Occupancy floor 44%

Sensitivity live

Price	-10% $708	-5% $694	+0% $681	+5% $667	+10% $653
Rent	-10% $574	-5% $627	+0% $681	+5% $734	+10% $787
Rate	-1.0pp $705	-0.5pp $693	base $681	+0.5pp $668	+1.0pp $655

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	0.09mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	44d	1	0.20mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	0.28mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	0.34mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	0.43mi
14615 Winthrop St Detroit, MI	2.0	1.0	1217	$1,300	$1.07	17d	1	0.49mi
14580 Forrer St Unit Unit Detroit, MI	2.0	1.0	1300	$900	$0.69	20d	1	0.52mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	0.56mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	0.56mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	0.59mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	5d	1	0.60mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	0.63mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	0.64mi
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	44d	1	0.66mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	0.67mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	44d	1	0.72mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	0.74mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	44d	1	0.75mi
14510 Asbury Park Detroit, MI	2.0	1.0	1771	$1,250	$0.71	44d	1	0.75mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	44d	1	0.81mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	13d	1	0.81mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	5d	1	0.81mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	0.86mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	0.93mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	25d	1	0.93mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	25d	1	0.93mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	0.93mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.94mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	0.95mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	15d	1	0.96mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	0.96mi
12014 Terry St Detroit, MI	2.0	1.0	1361	$1,200	$0.88	44d	1	0.98mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	1.01mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	17d	1	1.06mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	44d	1	1.07mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	17d	1	1.07mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.09mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	1.09mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	1.18mi
11431 Marlowe St Detroit, MI	3.0	1.0	1172	$1,400	$1.19	17d	1	1.19mi

Listing history 24 events

1. 2026-06-21
   days on market $48,000 Active 59 DOM
2. 2026-06-18
   days on market $48,000 Active 56 DOM
3. 2026-06-17
   days on market $48,000 Active 55 DOM
4. 2026-06-15
   days on market $48,000 Active 53 DOM
5. 2026-06-13
   days on market $48,000 Active 51 DOM
6. 2026-06-13
   days on market $48,000 Active 50 DOM
7. 2026-06-09
   days on market $48,000 Active 47 DOM
8. 2026-06-08
   days on market $48,000 Active 46 DOM
9. 2026-06-07
   days on market $48,000 Active 45 DOM
10. 2026-06-04
    days on market $48,000 Active 42 DOM
11. 2026-06-03
    days on market $48,000 Active 41 DOM
12. 2026-06-02
    pricedays on market $48,000 Active 40 DOM

    Show marketing remark (472 chars)

    Investor opportunity at 14045 Sussex! This 3-bedroom, 1.1-bath bungalow offers 1,456 sq ft above grade with additional lower-level potential. Situated on a 1.5-story layout, this property is ideal for investors looking to renovate and maximize value. Priced at just $37.71 per square foot, the upside is clear. Cash only, sold as-is - perfect for a fix-and-flip or rental addition to your portfolio. Don't miss this chance to capitalize on a value-add property in Detroit!

13. 2026-06-01
    days on market $50,000 Active 39 DOM
14. 2026-05-31
    days on market $50,000 Active 38 DOM
15. 2026-04-23
    listed $50,000 Active 482-char remark

    Show marketing remark (472 chars)

    Investor opportunity at 14045 Sussex! This 3-bedroom, 1.1-bath bungalow offers 1,456 sq ft above grade with additional lower-level potential. Situated on a 1.5-story layout, this property is ideal for investors looking to renovate and maximize value. Priced at just $37.71 per square foot, the upside is clear. Cash only, sold as-is - perfect for a fix-and-flip or rental addition to your portfolio. Don't miss this chance to capitalize on a value-add property in Detroit!

16. 2026-04-23
    listed $50,000 Active 472-char remark

    Show marketing remark (472 chars)

    Investor opportunity at 14045 Sussex! This 3-bedroom, 1.1-bath bungalow offers 1,456 sq ft above grade with additional lower-level potential. Situated on a 1.5-story layout, this property is ideal for investors looking to renovate and maximize value. Priced at just $37.71 per square foot, the upside is clear. Cash only, sold as-is - perfect for a fix-and-flip or rental addition to your portfolio. Don't miss this chance to capitalize on a value-add property in Detroit!

17. 2026-01-22
    historical
18. 2026-01-22
    historical
19. 2026-01-12
    listed $54,900 Active
20. 2026-01-12
    listed $54,900 Active
21. 2003-11-07
    soldstatus $79,000
22. 2002-11-15
    soldstatus $26,000
23. 2002-10-16
    listed $29,900
24. 2002-03-22
    soldstatus $62,900

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,327 · $111/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 ≥98°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: $16,144
• − Mortgage interest: −$2,689
• − Property taxes: −$1,327
• − Insurance: −$240
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$1,396
• Taxable income: $7,909
• Est. tax owed @ 24.0%: −$1,898
• After-tax cash flow: $6,269/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

-23.7% since first listed

12 events — show timeline

• 2026-06-02 Price Changed $48,000 MiRealSource-MiMLS
• 2026-06-02 Price Changed $48,000 REALCOMP
• 2026-04-23 Listed $50,000 REALCOMP
• 2026-04-23 Listed $50,000 MiRealSource-MiMLS
• 2026-01-22 Listing Removed — REALCOMP
• 2026-01-22 Listing Removed — MiRealSource-MiMLS
• 2026-01-12 Listed $54,900 REALCOMP
• 2026-01-12 Listed $54,900 MiRealSource-MiMLS
• 2003-11-07 Sold (Public Records) $79,000 Public Records
• 2002-11-15 Sold (MLS) $26,000 REALCOMP
• 2002-10-16 Listed $29,900 REALCOMP
• 2002-03-22 Sold (Public Records) $62,900 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,327 · -0.2% YoY. Source: county tax records.