214 Worcester Pl · Detroit, MI 48203

$125,000

3 bd · 1.5 ba · 1,908 sqft · SingleFamily public records · 23 Days on market

Built 1922 6,098 sqft lot Est $143k · 13% under

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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 +22.8/30.0
• ARV discount +13.2/15.0
• DSCR +7.3/10.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO THIS SPACIOUS 3-BEDROOM, 1.5-BATH BRICK COLONIAL OFFERING OVER 1,900 SQ FT OF COMFORTABLE, MOVE-IN-READY LIVING - PERFECT FOR FIRST-TIME HOMEBUYERS LOOKING FOR BOTH SPACE AND VALUE! ENJOY THE CHARM OF A COVERED FRONT PORCH FOR MORNING COFFEE, BEAUTIFUL HARDWOOD FLOORS THROUGHOUT THE MAIN LEVEL, AND A GREAT FLOW BETWEEN THE LARGE LIVING ROOM, DINING ROOM, AND COZY FAMILY ROOM FILLED WITH NATURAL LIGHT. UPSTAIRS FEATURES A GENEROUS PRIMARY SUITE WITH ACCESS TO A PRIVATE BALCONY, PLUS TWO ADDITIONAL SPACIOUS BEDROOMS. JUST A SHORT WALK TO PEACEFUL PALMER PARK AND A QUICK DRIVE TO ROYAL OAK AND DOWNTOWN DETROIT, THIS LOCATION OFFERS THE PERFECT BLEND OF QUIET, RESIDENTIAL LIVING AND URBAN CONVENIENCE. WHETHER YOU'RE READY TO PLANT ROOTS OR LOOKING FOR A SMART STARTER HOME, THIS WELL-MAINTAINED PROPERTY DELIVERS SPACE, CHARACTER, AND ENDLESS POTENTIAL - SCHEDULE YOUR PRIVATE SHOWING TODAY!

Key facts

• Covered front porch
• Private balcony
• Urban convenience

Tags

• COVERED FRONT PORCH
• HARDWOOD FLOORS
• PRIVATE BALCONY
• SHORT WALK TO PALMER PARK
• QUICK DRIVE TO ROYAL OAK
• URBAN CONVENIENCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

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: 216 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 ($38k/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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 9 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: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1922 — 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: 1.13% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.43%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $143,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
80 W Grixdale	0.36mi	3/1.5	1,902 (-0%)	8mo	$125,000	$66	76
123 Florence St	0.54mi	3/1.5	1,900 (-0%)	14mo	$92,500	$49	63
28 W Montana St	0.19mi	4/2.0 (+1)	1,728 (-9%)	12mo	$21,500	$12	58
127 Cedarhurst St	0.15mi	3/2.5	1,752 (-8%)	20mo	$55,000	$31	58
25 W Greendale	0.38mi	3/2.5	2,101 (+10%)	7mo	$140,000	$67	55
161 Eason St	0.69mi	3/2.0	1,848 (-3%)	8mo	$138,000	$75	54
574 W Greendale	0.36mi	4/2.0 (+1)	1,672 (-12%)	4mo	$135,000	$81	53
44 Grove St	0.41mi	3/1.0	1,646 (-14%)	10mo	$8,000	$5	48
41 Ferris St	0.67mi	4/1.5 (+1)	1,855 (-3%)	22mo	$169,900	$92	41
163 Moss St	0.74mi	3/1.0	1,678 (-12%)	4mo	$191,000	$114	40
55 Moss St	0.64mi	4/1.5 (+1)	2,094 (+10%)	10mo	$204,000	$97	40
17430 Pontchartrain Blvd	0.66mi	2/1.0 (-1)	1,724 (-10%)	15mo	$215,000	$125	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-6,407
• Equity at exit: $18,638

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $12,375
• Equity at exit: $10,808

Cash invested: $35,000 (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 48203

• Home prices YoY: -23.3%
• Active inventory: 216
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,415 high
• Mortgage (P&I): −$656
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $217

Break-even live

Break-even rent $1,140

Max offer price $125,000

Occupancy floor 80%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17550 2nd Ave Detroit, MI	2.0	1.0	1350	$1,150	$0.85	17d	1	0.29mi
574 W Golden Gate Highland Park, MI	3.0	1.0	1315	$1,300	$0.99	43d	1	0.48mi
885 Covington Dr Unit 201 Highland Park, MI	2.0	2.0	1350	$1,695	$1.26	43d	1	0.50mi
326 Eason St Highland Park, MI	3.0	1.0	1256	$1,300	$1.04	17d	1	0.90mi
18503 Riopelle St Highland Park, MI	3.0	1.0	1254	$1,250	$1.00	5d	1	1.06mi
2521 W McNichols Rd Unit B2 Detroit, MI	2.0	1.0	1300	$1,250	$0.96	43d	1	1.12mi
16503 Linwood St Detroit, MI	4.0	2.0	2415	$1,800	$0.75	3d	1	1.34mi

Listing history 26 events

1. 2025-12-10
   status Pending 908-char remark

   Show marketing remark (908 chars)

   WELCOME TO THIS SPACIOUS 3-BEDROOM, 1.5-BATH BRICK COLONIAL OFFERING OVER 1,900 SQ FT OF COMFORTABLE, MOVE-IN-READY LIVING - PERFECT FOR FIRST-TIME HOMEBUYERS LOOKING FOR BOTH SPACE AND VALUE! ENJOY THE CHARM OF A COVERED FRONT PORCH FOR MORNING COFFEE, BEAUTIFUL HARDWOOD FLOORS THROUGHOUT THE MAIN LEVEL, AND A GREAT FLOW BETWEEN THE LARGE LIVING ROOM, DINING ROOM, AND COZY FAMILY ROOM FILLED WITH NATURAL LIGHT. UPSTAIRS FEATURES A GENEROUS PRIMARY SUITE WITH ACCESS TO A PRIVATE BALCONY, PLUS TWO ADDITIONAL SPACIOUS BEDROOMS. JUST A SHORT WALK TO PEACEFUL PALMER PARK AND A QUICK DRIVE TO ROYAL OAK AND DOWNTOWN DETROIT, THIS LOCATION OFFERS THE PERFECT BLEND OF QUIET, RESIDENTIAL LIVING AND URBAN CONVENIENCE. WHETHER YOU'RE READY TO PLANT ROOTS OR LOOKING FOR A SMART STARTER HOME, THIS WELL-MAINTAINED PROPERTY DELIVERS SPACE, CHARACTER, AND ENDLESS POTENTIAL - SCHEDULE YOUR PRIVATE SHOWING TODAY!

2. 2025-12-10
   status Pending

   Show marketing remark (908 chars)

   WELCOME TO THIS SPACIOUS 3-BEDROOM, 1.5-BATH BRICK COLONIAL OFFERING OVER 1,900 SQ FT OF COMFORTABLE, MOVE-IN-READY LIVING - PERFECT FOR FIRST-TIME HOMEBUYERS LOOKING FOR BOTH SPACE AND VALUE! ENJOY THE CHARM OF A COVERED FRONT PORCH FOR MORNING COFFEE, BEAUTIFUL HARDWOOD FLOORS THROUGHOUT THE MAIN LEVEL, AND A GREAT FLOW BETWEEN THE LARGE LIVING ROOM, DINING ROOM, AND COZY FAMILY ROOM FILLED WITH NATURAL LIGHT. UPSTAIRS FEATURES A GENEROUS PRIMARY SUITE WITH ACCESS TO A PRIVATE BALCONY, PLUS TWO ADDITIONAL SPACIOUS BEDROOMS. JUST A SHORT WALK TO PEACEFUL PALMER PARK AND A QUICK DRIVE TO ROYAL OAK AND DOWNTOWN DETROIT, THIS LOCATION OFFERS THE PERFECT BLEND OF QUIET, RESIDENTIAL LIVING AND URBAN CONVENIENCE. WHETHER YOU'RE READY TO PLANT ROOTS OR LOOKING FOR A SMART STARTER HOME, THIS WELL-MAINTAINED PROPERTY DELIVERS SPACE, CHARACTER, AND ENDLESS POTENTIAL - SCHEDULE YOUR PRIVATE SHOWING TODAY!

3. 2025-11-17
   listed $125,000 Active

   Show marketing remark (908 chars)

   WELCOME TO THIS SPACIOUS 3-BEDROOM, 1.5-BATH BRICK COLONIAL OFFERING OVER 1,900 SQ FT OF COMFORTABLE, MOVE-IN-READY LIVING - PERFECT FOR FIRST-TIME HOMEBUYERS LOOKING FOR BOTH SPACE AND VALUE! ENJOY THE CHARM OF A COVERED FRONT PORCH FOR MORNING COFFEE, BEAUTIFUL HARDWOOD FLOORS THROUGHOUT THE MAIN LEVEL, AND A GREAT FLOW BETWEEN THE LARGE LIVING ROOM, DINING ROOM, AND COZY FAMILY ROOM FILLED WITH NATURAL LIGHT. UPSTAIRS FEATURES A GENEROUS PRIMARY SUITE WITH ACCESS TO A PRIVATE BALCONY, PLUS TWO ADDITIONAL SPACIOUS BEDROOMS. JUST A SHORT WALK TO PEACEFUL PALMER PARK AND A QUICK DRIVE TO ROYAL OAK AND DOWNTOWN DETROIT, THIS LOCATION OFFERS THE PERFECT BLEND OF QUIET, RESIDENTIAL LIVING AND URBAN CONVENIENCE. WHETHER YOU'RE READY TO PLANT ROOTS OR LOOKING FOR A SMART STARTER HOME, THIS WELL-MAINTAINED PROPERTY DELIVERS SPACE, CHARACTER, AND ENDLESS POTENTIAL - SCHEDULE YOUR PRIVATE SHOWING TODAY!

4. 2025-11-17
   listed $125,000 Active 908-char remark

   Show marketing remark (908 chars)

   WELCOME TO THIS SPACIOUS 3-BEDROOM, 1.5-BATH BRICK COLONIAL OFFERING OVER 1,900 SQ FT OF COMFORTABLE, MOVE-IN-READY LIVING - PERFECT FOR FIRST-TIME HOMEBUYERS LOOKING FOR BOTH SPACE AND VALUE! ENJOY THE CHARM OF A COVERED FRONT PORCH FOR MORNING COFFEE, BEAUTIFUL HARDWOOD FLOORS THROUGHOUT THE MAIN LEVEL, AND A GREAT FLOW BETWEEN THE LARGE LIVING ROOM, DINING ROOM, AND COZY FAMILY ROOM FILLED WITH NATURAL LIGHT. UPSTAIRS FEATURES A GENEROUS PRIMARY SUITE WITH ACCESS TO A PRIVATE BALCONY, PLUS TWO ADDITIONAL SPACIOUS BEDROOMS. JUST A SHORT WALK TO PEACEFUL PALMER PARK AND A QUICK DRIVE TO ROYAL OAK AND DOWNTOWN DETROIT, THIS LOCATION OFFERS THE PERFECT BLEND OF QUIET, RESIDENTIAL LIVING AND URBAN CONVENIENCE. WHETHER YOU'RE READY TO PLANT ROOTS OR LOOKING FOR A SMART STARTER HOME, THIS WELL-MAINTAINED PROPERTY DELIVERS SPACE, CHARACTER, AND ENDLESS POTENTIAL - SCHEDULE YOUR PRIVATE SHOWING TODAY!

5. 2025-10-29
   historical
6. 2025-07-30
   price $125,000
7. 2025-07-29
   price $125,000
8. 2025-07-06
   price $135,000
9. 2025-07-06
   price $135,000
10. 2025-06-10
    price $145,000
11. 2025-06-09
    price $145,000
12. 2025-05-20
    listed $155,000 Active
13. 2025-05-20
    listed $155,000 Active
14. 2022-07-13
    soldstatus $110,000
15. 2021-12-03
    soldstatus $48,000 Sold
16. 2021-12-03
    soldstatus $48,000 Closed
17. 2021-11-10
    status Pending
18. 2021-11-10
    status Pending
19. 2021-10-22
    listed $31,000 Active
20. 2021-10-22
    listed $31,000 Active
21. 2019-11-21
    historical
22. 2019-11-21
    historical
23. 2019-10-21
    listed $58,000 Active
24. 2019-10-21
    listed $58,000 Active
25. 2010-04-14
    historical
26. 2010-01-02
    listed $10,000

ⓘ 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: $2,318 · $193/mo
• Projected year-2 tax: $2,318 · $193/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,974
• − Mortgage interest: −$7,002
• − Property taxes: −$2,318
• − Insurance: −$625
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,636
• Taxable income: $677
• Est. tax owed @ 24.0%: −$163
• After-tax cash flow: $2,438/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): 20,049
• Household income: $38,404
• Rent vs Own: 48.7% rent · 51.3% own
• Severe rent burden: 1192.0

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 (85%)
• Race & ethnicity: Black 85% White 8% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -90.13%
• Current HPI: 297.0176
• Rent YoY: —
• 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

+1150.0% since first listed

26 events — show timeline

• 2025-12-10 Pending — MiRealSource-MiMLS
• 2025-12-10 Pending — REALCOMP
• 2025-11-17 Listed $125,000 REALCOMP
• 2025-11-17 Listed $125,000 MiRealSource-MiMLS
• 2025-10-29 Listing Removed — MiRealSource-MiMLS
• 2025-07-30 Price Changed $125,000 MiRealSource-MiMLS
• 2025-07-29 Price Changed $125,000 REALCOMP
• 2025-07-06 Price Changed $135,000 MiRealSource-MiMLS
• 2025-07-06 Price Changed $135,000 REALCOMP
• 2025-06-10 Price Changed $145,000 MiRealSource-MiMLS
• 2025-06-09 Price Changed $145,000 REALCOMP
• 2025-05-20 Listed $155,000 REALCOMP
• 2025-05-20 Listed $155,000 MiRealSource-MiMLS
• 2022-07-13 Sold (Public Records) $110,000 Public Records
• 2021-12-03 Sold (MLS) $48,000 MiRealSource-MiMLS
• 2021-12-03 Sold (MLS) $48,000 REALCOMP
• 2021-11-10 Pending — MiRealSource-MiMLS
• 2021-11-10 Pending — REALCOMP
• 2021-10-22 Listed $31,000 MiRealSource-MiMLS
• 2021-10-22 Listed $31,000 REALCOMP
• 2019-11-21 Listing Removed — REALCOMP
• 2019-11-21 Listing Removed — MiRealSource-MiMLS
• 2019-10-21 Listed $58,000 MiRealSource-MiMLS
• 2019-10-21 Listed $58,000 REALCOMP
• 2010-04-14 Listing Removed — REALCOMP
• 2010-01-02 Listed $10,000 REALCOMP

Property tax history

+4.9%/yr

Latest (2025): $2,318 · -37.8% YoY. Source: county tax records.