14804 Burt Rd. St · Detroit, MI 48223

$69,000

2 bd · 1.0 ba · 781 sqft · SingleFamily public records · 107 Days on market

Built 1953 8,276 sqft lot Est $74k · 7% under

---

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 +10.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to this charming 2-bedroom, 1-bath home thats perfect for the first-time homebuyer or investor looking to add a solid property to their portfolio! This cozy gem offers comfortable living with great potential. Conveniently located near major freeways, commuting and travel are a breeze. Whether you're ready to make it your own or searching for your next investment opportunity, this home is a must-see!

Key facts

• 8,276 sq ft lot
• Built 1953
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.5% 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); 65% 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 30% 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $5k; list at $69k implies a 1280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.62% ✓
• Cap rate: 14.55%
• Cash-on-cash: 29.48%
• DSCR: 2.31
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $74,195
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15421 Westbrook St	0.51mi	2/1.0	815 (+4%)	5mo	$31,000	$38	65
15366 Patton St	0.46mi	3/1.0 (+1)	809 (+4%)	7mo	$85,000	$105	62
11747 W Outer Dr	0.49mi	2/1.0	736 (-6%)	7mo	$70,000	$95	61
15363 Plainview Ave	0.66mi	2/1.0	800 (+2%)	5mo	$27,000	$34	61
14305 Stout St	0.42mi	3/1.0 (+1)	850 (+9%)	9mo	$99,000	$116	53
20511 Lyndon St	0.27mi	3/1.0 (+1)	896 (+15%)	8mo	$40,000	$45	51
19826 Lyndon St	0.53mi	3/1.0 (+1)	866 (+11%)	1mo	$21,000	$24	51
14437 Dacosta St	0.74mi	2/1.0	707 (-10%)	2mo	$66,995	$95	48
15703 Fielding St	0.61mi	3/1.0 (+1)	871 (+12%)	9mo	$40,000	$46	39
15717 Fielding St	0.64mi	3/1.5 (+1)	867 (+11%)	9mo	$95,000	$110	38
14889 Dacosta St	0.72mi	2/1.0	665 (-15%)	8mo	$24,999	$38	35
15044 Dacosta St	0.71mi	3/1.0 (+1)	890 (+14%)	11mo	$87,000	$98	29

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: 23.9%
• Equity multiple: 1.98×
• Total profit: $19,024
• Equity at exit: $10,288

10-year hold

• IRR: 31.8%
• Equity multiple: 3.87×
• Total profit: $55,394
• Equity at exit: $5,966

Cash invested: $19,320 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,121 high
• Mortgage (P&I): −$362
• Tax from tax record: −$20 /mo · $240/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $475

Break-even live

Break-even rent $520

Max offer price $69,000

Occupancy floor 53%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	16d	1	0.36mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	4d	1	0.40mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	43d	1	0.49mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	24d	1	0.55mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	21d	1	0.55mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	43d	1	0.68mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	16d	1	0.70mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.75mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	16d	1	0.76mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	43d	1	0.78mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	0.79mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	43d	1	0.93mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	14d	1	0.94mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	43d	1	0.96mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	16d	1	1.02mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	43d	6	1.03mi
16717 Trinity St Detroit, MI	3.0	1.5	1101	$1,250	$1.14	43d	1	1.09mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	4d	4	1.10mi
15847 Chatham St Detroit, MI	3.0	1.0	909	$1,325	$1.46	4d	1	1.11mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	1.18mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	1.26mi
16854 Lahser Rd Detroit, MI	1.0	1.0	680	$885	$1.30	12d	1	1.33mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	17d	1	1.35mi
16885 Lahser Rd Apt 3A Detroit, MI	1.0	1.0	700	$750	$1.07	43d	1	1.36mi
16885 Lahser Rd Unit 1A Detroit, MI	1.0	1.0	650	$750	$1.15	4d	1	1.37mi
14228 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.41mi
14226 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.41mi
14234 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.41mi
14230 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.41mi
14238 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	1.41mi
14218 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.42mi
14214 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.42mi
14206 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.42mi
14216 Riverview St Detroit, MI	1.0	1.0	750	$950	$1.27	43d	1	1.42mi
14212 Riverview St Detroit, MI	1.0	1.0	750	$900	$1.20	43d	1	1.42mi
14202 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.42mi
14210 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	1.42mi
14208 Riverview St Detroit, MI	1.0	1.0	750	$985	$1.31	43d	1	1.42mi
14204 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	43d	1	1.42mi
14200 Riverview St Detroit, MI	1.0	1.0	750	$895	$1.19	43d	1	1.42mi

Listing history 9 events

1. 2026-03-05
   status Pending

   Show marketing remark (410 chars)

   Welcome to this charming 2-bedroom, 1-bath home thats perfect for the first-time homebuyer or investor looking to add a solid property to their portfolio! This cozy gem offers comfortable living with great potential. Conveniently located near major freeways, commuting and travel are a breeze. Whether you're ready to make it your own or searching for your next investment opportunity, this home is a must-see!

2. 2026-03-05
   status Pending 410-char remark

   Show marketing remark (410 chars)

   Welcome to this charming 2-bedroom, 1-bath home thats perfect for the first-time homebuyer or investor looking to add a solid property to their portfolio! This cozy gem offers comfortable living with great potential. Conveniently located near major freeways, commuting and travel are a breeze. Whether you're ready to make it your own or searching for your next investment opportunity, this home is a must-see!

3. 2026-01-25
   price $69,000 410-char remark

   Show marketing remark (410 chars)

   Welcome to this charming 2-bedroom, 1-bath home thats perfect for the first-time homebuyer or investor looking to add a solid property to their portfolio! This cozy gem offers comfortable living with great potential. Conveniently located near major freeways, commuting and travel are a breeze. Whether you're ready to make it your own or searching for your next investment opportunity, this home is a must-see!

4. 2026-01-24
   price $69,000
5. 2025-12-09
   price $74,900 410-char remark

   Show marketing remark (410 chars)

   Welcome to this charming 2-bedroom, 1-bath home thats perfect for the first-time homebuyer or investor looking to add a solid property to their portfolio! This cozy gem offers comfortable living with great potential. Conveniently located near major freeways, commuting and travel are a breeze. Whether you're ready to make it your own or searching for your next investment opportunity, this home is a must-see!

6. 2025-12-09
   price $74,900

   Show marketing remark (410 chars)

   Welcome to this charming 2-bedroom, 1-bath home thats perfect for the first-time homebuyer or investor looking to add a solid property to their portfolio! This cozy gem offers comfortable living with great potential. Conveniently located near major freeways, commuting and travel are a breeze. Whether you're ready to make it your own or searching for your next investment opportunity, this home is a must-see!

7. 2025-11-18
   listed $79,000 Active

   Show marketing remark (410 chars)

   Welcome to this charming 2-bedroom, 1-bath home thats perfect for the first-time homebuyer or investor looking to add a solid property to their portfolio! This cozy gem offers comfortable living with great potential. Conveniently located near major freeways, commuting and travel are a breeze. Whether you're ready to make it your own or searching for your next investment opportunity, this home is a must-see!

8. 2025-11-18
   listed $79,000 Active 410-char remark

   Show marketing remark (410 chars)

   Welcome to this charming 2-bedroom, 1-bath home thats perfect for the first-time homebuyer or investor looking to add a solid property to their portfolio! This cozy gem offers comfortable living with great potential. Conveniently located near major freeways, commuting and travel are a breeze. Whether you're ready to make it your own or searching for your next investment opportunity, this home is a must-see!

9. 1994-12-01
   soldstatus $5,000

ⓘ 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: $240 · $20/mo
• Projected year-2 tax: $651 · $54/mo
• Expected delta: +$411/yr (+$34/mo · 171.4%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,446
• − Mortgage interest: −$3,865
• − Property taxes: −$240
• − Insurance: −$345
• − Repairs & maintenance: −$1,076
• − Management: −$1,076
• − Depreciation: −$2,007
• Taxable income: $4,838
• Est. tax owed @ 24.0%: −$1,161
• After-tax cash flow: $4,534/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

+1280.0% since first listed

9 events — show timeline

• 2026-03-05 Pending — REALCOMP
• 2026-03-05 Pending — MiRealSource-MiMLS
• 2026-01-25 Price Changed $69,000 MiRealSource-MiMLS
• 2026-01-24 Price Changed $69,000 REALCOMP
• 2025-12-09 Price Changed $74,900 MiRealSource-MiMLS
• 2025-12-09 Price Changed $74,900 REALCOMP
• 2025-11-18 Listed $79,000 MiRealSource-MiMLS
• 2025-11-18 Listed $79,000 REALCOMP
• 1994-12-01 Sold (Public Records) $5,000 Public Records

Property tax history

-54.7%/yr

Latest (2016): $240 · -79.8% YoY. Source: county tax records.