14894 Cherrylawn St · Detroit, MI 48238

$14,000

3 bd · 1.0 ba · 928 sqft · SingleFamily public records · 85 Days on market

Built 1924 3,485 sqft lot ↓ 7% since listing

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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
• 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

Investor's Opportunity – Prime Fix & Flip in Detroit! This amazing bungalow is perfect for investors looking to transform a property into a beautiful home. Featuring 3 bedrooms, 1 bathroom, a spacious living room, and a nice-sized kitchen, this house has great bones and endless potential. The unfinished basement offers additional space ready for your finishing touches. The property is fully secured with fencing surrounding the entire lot. Conveniently located just minutes from downtown Detroit, major hospitals, schools, and universities. Whether you're an experienced flipper or a first-time investor, this property is a fantastic opportunity to add value and create a home someone will love. Call now to schedule your tour!

Key facts

• 3,485 sq ft lot
• Built 1924
• Listed 85 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $14k.

Deal economics

• At list price, monthly cash flow is $818 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $14k).
• Recommended offer: $13k (6.0% below list) — sets the bar for market timing.
• Cap rate 76.4% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 43% 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 $97 of loan paydown is wiped out by about $420 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($13k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $6k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $13,160 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 8.63% ✓
• Cap rate: 76.41%
• Cash-on-cash: 250.42%
• DSCR: 12.14
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $40,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14677 Cloverlawn Ave	0.14mi	3/1.5	900 (-3%)	1mo	$20,000	$22	85
8539 Desoto St	0.12mi	3/1.0	988 (+6%)	3mo	$31,529	$32	81
8598 Ellsworth St	0.22mi	4/1.0 (+1)	1,006 (+8%)	8mo	$20,000	$20	64
15775 Indiana St	0.58mi	3/1.5	967 (+4%)	1mo	$45,000	$47	63
14619 Greenlawn St	0.25mi	2/1.0 (-1)	804 (-13%)	5mo	$52,000	$65	57
14249 Cloverlawn St	0.48mi	3/1.0	1,035 (+12%)	5mo	$69,000	$67	54
14601 San Juan Dr	0.46mi	3/1.5	816 (-12%)	4mo	$37,000	$45	53
14014 Washburn St	0.71mi	2/1.0 (-1)	876 (-6%)	3mo	$17,000	$19	50
14929 Birwood St	0.51mi	3/2.0	999 (+8%)	13mo	$65,000	$65	49
14284 Kentucky St	0.49mi	2/1.0 (-1)	825 (-11%)	8mo	$27,000	$33	47
14611 Washburn St	0.38mi	2/1.0 (-1)	790 (-15%)	10mo	$34,900	$44	44
7300 Ellsworth St	0.56mi	2/1.0 (-1)	836 (-10%)	10mo	$30,000	$36	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: —
• Equity multiple: 14.73×
• Total profit: $53,809
• Equity at exit: $2,087

10-year hold

• IRR: —
• Equity multiple: 34.50×
• Total profit: $131,339
• Equity at exit: $1,210

Cash invested: $3,920 (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: 1.0×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$73
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $818

Break-even live

Break-even rent $172

Max offer price $14,000

Occupancy floor 27%

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: $3,500
• Closing costs: $420
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	12d	1	0.18mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	17d	1	0.18mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	16d	1	0.21mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	24d	1	0.57mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	4d	1	0.60mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	43d	1	0.63mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	43d	1	0.66mi
14950 Stoepel St Detroit, MI	2.0	1.0	600	$900	$1.50	24d	1	0.67mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	17d	1	0.71mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	3d	1	0.73mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	43d	1	0.73mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	0.74mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	4d	1	0.74mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	24d	4	0.82mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	12d	1	0.85mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	43d	1	0.87mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	17d	1	0.89mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	17d	1	0.89mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	43d	1	0.90mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	17d	1	1.07mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	43d	1	1.08mi
3812 W Grand St Detroit, MI	2.0	1.0	1100	$1,025	$0.93	16d	1	1.17mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	16d	1	1.17mi
2034 Ewald Cir Detroit, MI	2.0	1.0	1000	$995	$0.99	4d	1	1.20mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	43d	1	1.21mi
4045 Clements St Detroit, MI	3.0	1.0	850	$1,150	$1.35	24d	1	1.21mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	43d	1	1.23mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	1.24mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	16d	1	1.25mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	4d	1	1.31mi
4203 Tyler St Detroit, MI	2.0	1.0	950	$895	$0.94	43d	1	1.33mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	16d	1	1.35mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	17d	1	1.35mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	21d	1	1.35mi
3824 Tyler St Apt 1 Detroit, MI	3.0	1.0	900	$1,523	$1.69	16d	1	1.36mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	43d	1	1.38mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	43d	1	1.38mi
17147 Monica St Unit 2 1 Detroit, MI	2.0	1.0	900	$975	$1.08	24d	1	1.39mi
3783 Tyler St Unit Lower Detroit, MI	3.0	1.0	1000	$1,150	$1.15	43d	1	1.40mi
15906 Alden St Detroit, MI	3.0	1.0	1030	$1,150	$1.12	16d	1	1.40mi

Listing history 17 events

1. 2026-01-07
   status Pending 755-char remark

   Show marketing remark (755 chars)

   Investor's Opportunity – Prime Fix & Flip in Detroit! This amazing bungalow is perfect for investors looking to transform a property into a beautiful home. Featuring 3 bedrooms, 1 bathroom, a spacious living room, and a nice-sized kitchen, this house has great bones and endless potential. The unfinished basement offers additional space ready for your finishing touches. The property is fully secured with fencing surrounding the entire lot. Conveniently located just minutes from downtown Detroit, major hospitals, schools, and universities. Whether you're an experienced flipper or a first-time investor, this property is a fantastic opportunity to add value and create a home someone will love. Call now to schedule your tour!

2. 2026-01-07
   status Pending

   Show marketing remark (755 chars)

   Investor's Opportunity – Prime Fix & Flip in Detroit! This amazing bungalow is perfect for investors looking to transform a property into a beautiful home. Featuring 3 bedrooms, 1 bathroom, a spacious living room, and a nice-sized kitchen, this house has great bones and endless potential. The unfinished basement offers additional space ready for your finishing touches. The property is fully secured with fencing surrounding the entire lot. Conveniently located just minutes from downtown Detroit, major hospitals, schools, and universities. Whether you're an experienced flipper or a first-time investor, this property is a fantastic opportunity to add value and create a home someone will love. Call now to schedule your tour!

3. 2025-12-02
   price $14,000 755-char remark

   Show marketing remark (755 chars)

   Investor's Opportunity – Prime Fix & Flip in Detroit! This amazing bungalow is perfect for investors looking to transform a property into a beautiful home. Featuring 3 bedrooms, 1 bathroom, a spacious living room, and a nice-sized kitchen, this house has great bones and endless potential. The unfinished basement offers additional space ready for your finishing touches. The property is fully secured with fencing surrounding the entire lot. Conveniently located just minutes from downtown Detroit, major hospitals, schools, and universities. Whether you're an experienced flipper or a first-time investor, this property is a fantastic opportunity to add value and create a home someone will love. Call now to schedule your tour!

4. 2025-12-01
   price $14,000
5. 2025-11-25
   price $16,000 755-char remark

   Show marketing remark (755 chars)

   Investor's Opportunity – Prime Fix & Flip in Detroit! This amazing bungalow is perfect for investors looking to transform a property into a beautiful home. Featuring 3 bedrooms, 1 bathroom, a spacious living room, and a nice-sized kitchen, this house has great bones and endless potential. The unfinished basement offers additional space ready for your finishing touches. The property is fully secured with fencing surrounding the entire lot. Conveniently located just minutes from downtown Detroit, major hospitals, schools, and universities. Whether you're an experienced flipper or a first-time investor, this property is a fantastic opportunity to add value and create a home someone will love. Call now to schedule your tour!

6. 2025-11-25
   price $16,000

   Show marketing remark (755 chars)

   Investor's Opportunity – Prime Fix & Flip in Detroit! This amazing bungalow is perfect for investors looking to transform a property into a beautiful home. Featuring 3 bedrooms, 1 bathroom, a spacious living room, and a nice-sized kitchen, this house has great bones and endless potential. The unfinished basement offers additional space ready for your finishing touches. The property is fully secured with fencing surrounding the entire lot. Conveniently located just minutes from downtown Detroit, major hospitals, schools, and universities. Whether you're an experienced flipper or a first-time investor, this property is a fantastic opportunity to add value and create a home someone will love. Call now to schedule your tour!

7. 2025-10-15
   listed $19,900 Active 755-char remark

   Show marketing remark (755 chars)

   Investor's Opportunity – Prime Fix & Flip in Detroit! This amazing bungalow is perfect for investors looking to transform a property into a beautiful home. Featuring 3 bedrooms, 1 bathroom, a spacious living room, and a nice-sized kitchen, this house has great bones and endless potential. The unfinished basement offers additional space ready for your finishing touches. The property is fully secured with fencing surrounding the entire lot. Conveniently located just minutes from downtown Detroit, major hospitals, schools, and universities. Whether you're an experienced flipper or a first-time investor, this property is a fantastic opportunity to add value and create a home someone will love. Call now to schedule your tour!

8. 2025-10-15
   listed $19,900 Active

   Show marketing remark (755 chars)

   Investor's Opportunity – Prime Fix & Flip in Detroit! This amazing bungalow is perfect for investors looking to transform a property into a beautiful home. Featuring 3 bedrooms, 1 bathroom, a spacious living room, and a nice-sized kitchen, this house has great bones and endless potential. The unfinished basement offers additional space ready for your finishing touches. The property is fully secured with fencing surrounding the entire lot. Conveniently located just minutes from downtown Detroit, major hospitals, schools, and universities. Whether you're an experienced flipper or a first-time investor, this property is a fantastic opportunity to add value and create a home someone will love. Call now to schedule your tour!

9. 2025-10-13
   historical $19,900 755-char remark

   Show marketing remark (755 chars)

   Investor's Opportunity – Prime Fix & Flip in Detroit! This amazing bungalow is perfect for investors looking to transform a property into a beautiful home. Featuring 3 bedrooms, 1 bathroom, a spacious living room, and a nice-sized kitchen, this house has great bones and endless potential. The unfinished basement offers additional space ready for your finishing touches. The property is fully secured with fencing surrounding the entire lot. Conveniently located just minutes from downtown Detroit, major hospitals, schools, and universities. Whether you're an experienced flipper or a first-time investor, this property is a fantastic opportunity to add value and create a home someone will love. Call now to schedule your tour!

10. 2023-03-28
    historical
11. 2023-03-28
    historical
12. 2023-03-09
    listed $14,000 Active
13. 2023-03-09
    listed $14,000 Active
14. 2022-06-01
    historical
15. 2022-06-01
    historical
16. 2022-05-19
    listed $15,000 Active
17. 2022-05-19
    listed $15,000 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: $680 · $57/mo
• Projected year-2 tax: $680 · $57/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $14,491
• − Mortgage interest: −$784
• − Property taxes: −$680
• − Insurance: −$70
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$407
• Taxable income: $10,230
• Est. tax owed @ 24.0%: −$2,455
• After-tax cash flow: $7,361/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

-6.7% since first listed

17 events — show timeline

• 2026-01-07 Pending — MiRealSource-MiMLS
• 2026-01-07 Pending — REALCOMP
• 2025-12-02 Price Changed $14,000 MiRealSource-MiMLS
• 2025-12-01 Price Changed $14,000 REALCOMP
• 2025-11-25 Price Changed $16,000 MiRealSource-MiMLS
• 2025-11-25 Price Changed $16,000 REALCOMP
• 2025-10-15 Listed $19,900 MiRealSource-MiMLS
• 2025-10-15 Listed $19,900 REALCOMP
• 2025-10-13 Coming Soon $19,900 MiRealSource-MiMLS
• 2023-03-28 Listing Removed — MiRealSource-MiMLS
• 2023-03-28 Listing Removed — REALCOMP
• 2023-03-09 Listed $14,000 MiRealSource-MiMLS
• 2023-03-09 Listed $14,000 REALCOMP
• 2022-06-01 Listing Removed — REALCOMP
• 2022-06-01 Listing Removed — MiRealSource-MiMLS
• 2022-05-19 Listed $15,000 MiRealSource-MiMLS
• 2022-05-19 Listed $15,000 REALCOMP

Property tax history

-4.2%/yr

Latest (2025): $680 · -54.4% YoY. Source: county tax records.