14570 Trinity St · Detroit, MI 48223

$10,000

3 bd · 1.0 ba · 973 sqft · SingleFamily public records · 39 Days on market

Built 1960 3,920 sqft lot $10/sqft · 74% below area ↓ 50% since listing

---

Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Great opportunity to revive this home with plenty of comps to support. Surrouinding lots owned by city and can be picked up very cheap. Property will be sold via QCD

Key facts

• 3,920 sq ft lot
• Built 1960
• Listed 38 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer
• Home design: Single-family residence; One story; Ground-level entry; Entry facing ground level
• Construction: Built with other construction materials; Slab foundation
• Exterior features: Paved road access; No pool

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: 3 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $898 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $10k (3.0% below list) — sets the bar for market timing.
• Cap rate 114.1% 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: 161 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 33% of the median local income ($45k/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 $69 of loan paydown is wiped out by about $300 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 + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($10k) 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.

Recommended offer $9,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 12.24% ✓
• Cap rate: 114.07%
• Cash-on-cash: 384.90%
• DSCR: 18.13
• GRM: 0.7

CMA / ARV

• ARV (median comp): $38,958
• List price: $10,000
• Delta: -74.33%
• 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
14032 Patton St St	0.49mi	3/1.0	968 (-0%)	3mo	$50,000	$52	73
20511 Lyndon St	0.27mi	3/1.0	896 (-8%)	8mo	$40,000	$45	68
14387 Auburn St	0.67mi	3/1.0	971 (-0%)	3mo	$42,000	$43	66
14177 Bentler St	0.40mi	4/1.0 (+1)	1,000 (+3%)	8mo	$30,000	$30	65
15361 Patton St	0.56mi	3/1.0	950 (-2%)	8mo	$80,000	$84	64
14258 Plainview Ave	0.66mi	3/1.0	918 (-6%)	3mo	$42,000	$46	57
19826 Lyndon St	0.57mi	3/1.0	866 (-11%)	1mo	$21,000	$24	54
14171 Plainview Ave	0.68mi	3/1.0	1,040 (+7%)	7mo	$41,000	$39	51
15411 Lahser Rd	0.73mi	3/2.0	1,025 (+5%)	4mo	$42,000	$41	49
14931 Rockdale St	0.58mi	3/1.0	1,100 (+13%)	8mo	$39,900	$36	45
15717 Fielding St	0.75mi	3/1.5	867 (-11%)	9mo	$95,000	$110	38
15452 Stout St	0.69mi	3/1.0	1,110 (+14%)	8mo	$152,000	$137	37

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: —
• Equity multiple: 20.86×
• Total profit: $55,599
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 44.62×
• Total profit: $122,145
• Equity at exit: $865

Cash invested: $2,800 (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 48223

• Active inventory: 161
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $898

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 22%

Sensitivity live

Price	-10% $905	-5% $902	+0% $898	+5% $895	+10% $891
Rent	-10% $801	-5% $850	+0% $898	+5% $946	+10% $995
Rate	-1.0pp $903	-0.5pp $901	base $898	+0.5pp $896	+1.0pp $893

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	44d	1	0.37mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	17d	1	0.38mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	6d	1	0.55mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	17d	1	0.62mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	44d	1	0.63mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	44d	1	0.67mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	25d	1	0.68mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	22d	1	0.68mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	44d	1	0.78mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	25d	1	0.81mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	44d	1	0.81mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	44d	1	0.84mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	44d	6	0.88mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	17d	1	0.89mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	44d	1	0.92mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	17d	1	0.93mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	6d	4	0.96mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	16d	1	1.08mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	6d	1	1.17mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	44d	1	1.22mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	44d	1	1.23mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	44d	1	1.29mi
23610 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.31mi
23602 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.32mi
23606 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.32mi
14122 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.32mi
14226 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.32mi
14228 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.32mi
14230 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.32mi
14234 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.32mi
14238 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.32mi
14126 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.32mi
14128 Riverview St Unit 207 Detroit, MI	2.0	1.0	900	$800	$0.89	44d	1	1.32mi
14128 Riverview St Unit 108 Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	1.32mi
14128 Riverview St Unit 107 Detroit, MI	2.0	1.0	900	$845	$0.94	44d	1	1.32mi
14136 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.32mi
14128 Riverview St Apt 208 Detroit, MI	2.0	1.0	900	$985	$1.09	44d	1	1.32mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.32mi
23626 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.32mi
14160 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	44d	1	1.32mi

Listing history 17 events

1. 2026-06-21
   days on market $10,000 Active 39 DOM
2. 2026-06-18
   days on market $10,000 Active 36 DOM
3. 2026-06-17
   days on market $10,000 Active 35 DOM
4. 2026-06-15
   days on market $10,000 Active 33 DOM
5. 2026-06-13
   days on market $10,000 Active 31 DOM
6. 2026-06-13
   days on market $10,000 Active 30 DOM
7. 2026-06-09
   days on market $10,000 Active 27 DOM
8. 2026-06-08
   days on market $10,000 Active 26 DOM
9. 2026-06-07
   days on market $10,000 Active 25 DOM
10. 2026-06-04
    days on market $10,000 Active 22 DOM
11. 2026-06-03
    days on market $10,000 Active 21 DOM
12. 2026-06-02
    days on market $10,000 Active 20 DOM
13. 2026-06-01
    days on market $10,000 Active 19 DOM
14. 2026-05-31
    days on market $10,000 Active 18 DOM
15. 2026-05-13
    listed $10,000 Active 165-char remark

    Show marketing remark (165 chars)

    Great opportunity to revive this home with plenty of comps to support. Surrouinding lots owned by city and can be picked up very cheap. Property will be sold via QCD

16. 2026-05-13
    listed $10,000 Active 165-char remark

    Show marketing remark (165 chars)

    Great opportunity to revive this home with plenty of comps to support. Surrouinding lots owned by city and can be picked up very cheap. Property will be sold via QCD

17. 2004-10-08
    soldstatus $20,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°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: $14,692
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$291
• Taxable income: $11,290
• Est. tax owed @ 24.0%: −$2,710
• After-tax cash flow: $8,068/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• 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

-50.0% since first listed

3 events — show timeline

• 2026-05-13 Listed $10,000 MiRealSource-MiMLS
• 2026-05-13 Listed $10,000 REALCOMP
• 2004-10-08 Sold (Public Records) $20,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,900 · +1.2% YoY. Source: county tax records.