14337 Dacosta St · Detroit, MI 48223

$22,000

2 bd · 1.0 ba · 754 sqft · SingleFamily public records · 38 Days on market

Built 1949 4,792 sqft lot $29/sqft · 59% below area

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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
• 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

Sold As Is. Cash Only. Great potential for investors or rehabbers looking to add value. Property is being sold in its current condition with no repairs or warranties provided by the seller. Serious cash buyers only.

Key facts

• 4,792 sq ft lot
• Built 1949
• Listed 38 days

Property features AI

Finance

• Other: Subdivision: B E TAYLORS BRIGHTMOOR-CANFIELD; Located near Outer Dr / Lyndon
• Financial info: Tax information not included per instructions
• HOA & community: Homeowners association present

Exterior

• Parking: Parking details not specified
• Security: Security details not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Lot approximately 0.11 acres; Lot dimensions roughly 4,792 (units as provided)

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; No cooling system
• Interior features: Total of 2 rooms; Basement present
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $21k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.2% 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: 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 92% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $152 of loan paydown is wiped out by about $660 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($21k) 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.
• Current owner paid $7k; list at $22k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $21,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1949 — 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. 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?
8. 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.
9. 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.
10. 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: 4.71% ✓
• Cap rate: 39.24%
• Cash-on-cash: 117.68%
• DSCR: 6.24
• GRM: 1.8

CMA / ARV

• ARV (median comp): $53,379
• List price: $22,000
• Delta: -58.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14371 Dacosta St	0.03mi	3/1.0 (+1)	755 (+0%)	7mo	$4,200	$6	88
14437 Dacosta St	0.09mi	2/1.0	707 (-6%)	2mo	$66,995	$95	84
11747 W Outer Dr	0.33mi	2/1.0	736 (-2%)	7mo	$70,000	$95	75
14024 Lamphere St	0.23mi	2/1.0	736 (-2%)	16mo	$37,000	$50	72
14889 Dacosta St	0.38mi	2/1.0	665 (-12%)	8mo	$24,999	$38	56
12955 Grayfield St	0.70mi	2/1.0	731 (-3%)	21mo	$78,000	$107	45
15119 Grayfield St	0.64mi	2/1.0	700 (-7%)	23mo	$79,000	$113	39
15341 Bramell St	0.72mi	2/1.0	644 (-15%)	7mo	$12,000	$19	36

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: 6.68×
• Total profit: $34,964
• Equity at exit: $3,280

10-year hold

• IRR: —
• Equity multiple: 14.02×
• Total profit: $80,208
• Equity at exit: $1,902

Cash invested: $6,160 (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: 158
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,035 high
• Mortgage (P&I): −$115
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $604

Break-even live

Break-even rent $271

Max offer price $22,000

Occupancy floor 37%

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: $5,500
• Closing costs: $660
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	16d	1	0.13mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	16d	1	0.28mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	5d	4	0.61mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	43d	6	0.64mi
23610 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.67mi
14122 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	43d	1	0.67mi
14134 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	43d	1	0.67mi
14128 Riverview St Apt 208 Detroit, MI	2.0	1.0	900	$985	$1.09	43d	1	0.67mi
14136 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.67mi
14128 Riverview St Unit 108 Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	0.67mi
14126 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	43d	1	0.67mi
14128 Riverview St Unit 107 Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	0.67mi
14128 Riverview St Unit 207 Detroit, MI	2.0	1.0	900	$800	$0.89	43d	1	0.67mi
14130 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	43d	1	0.67mi
14158 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	43d	1	0.67mi
14162 Riverview St Detroit, MI	1.0	1.0	750	$795	$1.06	43d	1	0.67mi
14166 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	43d	1	0.67mi
14152 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.67mi
14160 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.67mi
14154 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	43d	1	0.67mi
14230 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.67mi
14238 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	0.67mi
14226 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.67mi
14228 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.67mi
14234 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.67mi
23620 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$985	$1.31	43d	1	0.68mi
23602 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.68mi
23600 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$995	$1.33	43d	1	0.68mi
23616 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	43d	1	0.68mi
23608 Schoolcraft Rd Detroit, MI	1.0	1.0	550	$895	$1.63	43d	1	0.68mi
23612 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$895	$1.19	43d	1	0.68mi
23604 Schoolcraft Rd Detroit, MI	1.0	1.0	750	$900	$1.20	43d	1	0.68mi
23606 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.68mi
14164 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.68mi
14150 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	43d	1	0.68mi
14148 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.68mi
14146 Riverview St Detroit, MI	1.0	1.0	750	$845	$1.13	43d	1	0.68mi
14168 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.68mi
14170 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	43d	1	0.68mi
14142 Riverview St Detroit, MI	1.0	1.0	900	$845	$0.94	43d	1	0.68mi

Listing history 16 events

1. 2026-06-18
   days on market $22,000 Active 38 DOM
2. 2026-06-17
   days on market $22,000 Active 37 DOM
3. 2026-06-15
   days on market $22,000 Active 35 DOM
4. 2026-06-13
   days on market $22,000 Active 33 DOM
5. 2026-06-13
   days on market $22,000 Active 32 DOM
6. 2026-06-09
   days on market $22,000 Active 29 DOM
7. 2026-06-08
   days on market $22,000 Active 28 DOM
8. 2026-06-07
   days on market $22,000 Active 27 DOM
9. 2026-06-04
   days on market $22,000 Active 24 DOM
10. 2026-06-03
    days on market $22,000 Active 23 DOM
11. 2026-06-02
    days on market $22,000 Active 22 DOM
12. 2026-06-01
    days on market $22,000 Active 21 DOM
13. 2026-05-31
    days on market $22,000 Active 20 DOM
14. 2026-05-11
    listed $22,000 Active 215-char remark

    Show marketing remark (215 chars)

    Sold As Is. Cash Only. Great potential for investors or rehabbers looking to add value. Property is being sold in its current condition with no repairs or warranties provided by the seller. Serious cash buyers only.

15. 2026-05-11
    listed $22,000 Active 215-char remark

    Show marketing remark (215 chars)

    Sold As Is. Cash Only. Great potential for investors or rehabbers looking to add value. Property is being sold in its current condition with no repairs or warranties provided by the seller. Serious cash buyers only.

16. 2002-05-13
    soldstatus $6,601

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,424
• − Mortgage interest: −$1,232
• − Property taxes: −$1,072
• − Insurance: −$110
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$640
• Taxable income: $7,383
• Est. tax owed @ 24.0%: −$1,772
• After-tax cash flow: $5,477/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

+233.3% since first listed

3 events — show timeline

• 2026-05-11 Listed $22,000 REALCOMP
• 2026-05-11 Listed $22,000 MiRealSource-MiMLS
• 2002-05-13 Sold (Public Records) $6,601 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,072 · +1.0% YoY. Source: county tax records.