14439 Kent St · Detroit, MI 48213

$115,000

4 bd · 4.0 ba · — sqft · MultiFamily · 91 Days on market

Built 1965 Fair condition 3,485 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Charming side-by-side duplex featuring two 1-bedroom, 1-bath units, each with its own private entrance. One unit is currently occupied, providing immediate rental income, while the other unit is vacant, creating a great house-hacking opportunity for an owner-occupant or the ability to lease at market rent. Both units offer functional layouts with comfortable living spaces and ample natural light. Ideal for investors or buyers looking to live in one unit while offsetting housing costs with rental income. Conveniently located near major roadways, shopping, dining, and neighborhood amenities. A versatile, income-producing property with strong long-term potential.

Key facts

• Natural light
• Private entrance
• Rental income

Tags

• PRIVATE ENTRANCE
• RENTAL INCOME
• HOUSE-HACKING OPPORTUNITY
• FUNCTIONAL LAYOUTS
• NATURAL LIGHT
• INCOME-PRODUCING PROPERTY

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $115k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive. Per door: $391/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (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: 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $1,996/mo this rent would consume 70% of the median local household income ($34k/yr) (locally 1202% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.74% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.15%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $74,263
• List price: $115,000
• Delta: 54.86%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13364 Corbett St	0.34mi	4/2.5	1,706	1mo	$70,000	$41	65
5960 Chalmers St	0.29mi	4/2.0	—	5mo	$110,000	—	62
9516 Wayburn St	0.37mi	4/2.0	1,548	3mo	$95,000	$61	60
5975 Lakeview St	0.43mi	4/2.0	2,037	8mo	$51,500	$25	53
5577 Chalmers St	0.53mi	4/2.0	1,750	3mo	$200,000	$114	52
5258 Alter Rd	0.69mi	4/2.0	1,788	1mo	$58,000	$32	46
5569 Drexel St	0.69mi	4/2.0	2,986	2mo	$171,000	$57	46
5500 Chalmers St	0.59mi	4/2.0	1,951	9mo	$113,000	$58	45
5919 Balfour Rd	0.69mi	4/2.0	—	4mo	$130,000	—	44
5527 Nottingham Rd	0.75mi	4/2.0	2,016	4mo	$128,000	$63	42
5511 Drexel St	0.73mi	4/2.0	1,985	8mo	$30,000	$15	39
5261 Lakeview St	0.74mi	3/2.0 (-1)	1,383	9mo	$124,122	$90	32

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: 23.6%
• Equity multiple: 1.97×
• Total profit: $31,208
• Equity at exit: $17,147

10-year hold

• IRR: 31.5%
• Equity multiple: 3.84×
• Total profit: $91,439
• Equity at exit: $9,943

Cash invested: $32,200 (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 48213

• Active inventory: 190
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,996 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $782

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 56%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,996
Total (2 units)			$1,996

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14295 Wade St Detroit, MI	3.0	1.0	—	$1,200	—	43d	1	0.15mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	24d	1	0.30mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	0.31mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	0.37mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	4d	1	0.38mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	0.40mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	43d	1	0.41mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.47mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	43d	1	0.54mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	0.56mi
10630 Whitehill St Detroit, MI	3.0	2.0	—	$1,750	—	1d	1	0.58mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	14d	1	0.58mi
10724 Whitehill St Detroit, MI	4.0	3.0	—	$1,550	—	43d	1	0.63mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	0.63mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	43d	1	0.64mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	14d	1	0.64mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	0.65mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	17d	1	0.66mi
5791 Somerset Ave Detroit, MI	3.0	1.5	—	$1,400	—	16d	1	0.66mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.68mi
14498 Kilbourne St Detroit, MI	3.0	1.0	—	$1,100	—	43d	1	0.71mi
13001 Promenade St Detroit, MI	3.0	1.0	—	$1,150	—	24d	1	0.76mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	4d	1	0.78mi
5081 Wayburn St Detroit, MI	3.0	1.5	—	$1,400	—	17d	1	0.80mi
9832 Balfour Rd Detroit, MI	3.0	1.0	—	$1,500	—	17d	1	0.80mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	10d	1	0.80mi
5274 Nottingham Rd Detroit, MI	4.0	2.5	—	$1,520	—	17d	1	0.83mi
13004 Rosemary St Detroit, MI	5.0	2.0	—	$1,700	—	43d	1	0.85mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	17d	1	0.91mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	—	$1,450	—	4d	1	0.96mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	—	$1,475	—	19d	1	0.96mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	4d	1	0.96mi
12809 Kilbourne St Detroit, MI	3.0	1.0	—	$1,100	—	17d	1	0.96mi
11067 Wayburn St Detroit, MI	3.0	2.0	—	$1,400	—	17d	1	0.97mi
4708 Lakewood St Detroit, MI	3.0	1.0	—	$1,100	—	43d	1	1.00mi
10440 Nottingham Rd Detroit, MI	3.0	1.5	—	$1,249	—	44d	1	1.01mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	43d	1	1.02mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	1.02mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	1.06mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	1.06mi

Listing history 18 events

1. 2026-06-04
   days on market $115,000 Active 91 DOM
2. 2026-06-03
   days on market $115,000 Active 90 DOM
3. 2026-06-01
   days on market $115,000 Active 88 DOM
4. 2026-05-31
   days on market $115,000 Active 87 DOM
5. 2026-03-23
   historical $1,028
6. 2026-03-11
   status Active 668-char remark

   Show marketing remark (668 chars)

   Charming side-by-side duplex featuring two 1-bedroom, 1-bath units, each with its own private entrance. One unit is currently occupied, providing immediate rental income, while the other unit is vacant, creating a great house-hacking opportunity for an owner-occupant or the ability to lease at market rent. Both units offer functional layouts with comfortable living spaces and ample natural light. Ideal for investors or buyers looking to live in one unit while offsetting housing costs with rental income. Conveniently located near major roadways, shopping, dining, and neighborhood amenities. A versatile, income-producing property with strong long-term potential.

7. 2026-03-10
   historical 668-char remark

   Show marketing remark (668 chars)

   Charming side-by-side duplex featuring two 1-bedroom, 1-bath units, each with its own private entrance. One unit is currently occupied, providing immediate rental income, while the other unit is vacant, creating a great house-hacking opportunity for an owner-occupant or the ability to lease at market rent. Both units offer functional layouts with comfortable living spaces and ample natural light. Ideal for investors or buyers looking to live in one unit while offsetting housing costs with rental income. Conveniently located near major roadways, shopping, dining, and neighborhood amenities. A versatile, income-producing property with strong long-term potential.

8. 2026-03-04
   listed $115,000 Active 668-char remark

   Show marketing remark (668 chars)

   Charming side-by-side duplex featuring two 1-bedroom, 1-bath units, each with its own private entrance. One unit is currently occupied, providing immediate rental income, while the other unit is vacant, creating a great house-hacking opportunity for an owner-occupant or the ability to lease at market rent. Both units offer functional layouts with comfortable living spaces and ample natural light. Ideal for investors or buyers looking to live in one unit while offsetting housing costs with rental income. Conveniently located near major roadways, shopping, dining, and neighborhood amenities. A versatile, income-producing property with strong long-term potential.

9. 2026-03-04
   listed $115,000 Active 668-char remark

   Show marketing remark (668 chars)

   Charming side-by-side duplex featuring two 1-bedroom, 1-bath units, each with its own private entrance. One unit is currently occupied, providing immediate rental income, while the other unit is vacant, creating a great house-hacking opportunity for an owner-occupant or the ability to lease at market rent. Both units offer functional layouts with comfortable living spaces and ample natural light. Ideal for investors or buyers looking to live in one unit while offsetting housing costs with rental income. Conveniently located near major roadways, shopping, dining, and neighborhood amenities. A versatile, income-producing property with strong long-term potential.

10. 2026-03-01
    listed $1,028
11. 2025-10-30
    historical
12. 2025-10-29
    historical
13. 2025-07-28
    listed $110,000 Active
14. 2025-07-27
    listed $110,000 Active
15. 2024-10-17
    historical
16. 2024-08-07
    price $110,000
17. 2024-08-07
    price $110,000
18. 2024-07-16
    listed $120,000 Active

ⓘ 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 ≥95°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: $23,952
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$3,345
• Taxable income: $8,032
• Est. tax owed @ 24.0%: −$1,928
• After-tax cash flow: $7,457/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.

Condition & rehab AI · 0 photos

Fair 45/100 Moderate rehab

The property is a side-by-side duplex in fair condition with moderate rehabilitation needs. Immediate updates to the exterior and interior can significantly increase its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — The cabinets appear to be in good condition with no visible signs of damage.
• Minor Bathroom fixtures — The fixtures appear to be in good condition with no visible signs of damage.
• Minor Exterior paint — The paint appears to be fresh and in good condition.

Value-add opportunities

• Both Paint exterior — Fresh paint can significantly improve curb appeal and the home's overall appearance, attracting more potential buyers or renters.
• Both Replace outdated fixtures — Upgrading the fixtures in the bathrooms and kitchen can improve the home's functionality and appeal to potential buyers or renters.
• Both Landscaping — A well-maintained and aesthetically pleasing landscape can enhance the home's curb appeal and attract more potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets appear to be in good condition with no visible signs of damage.	Minor	$500–3,000
Bathroom fixtures · The fixtures appear to be in good condition with no visible signs of damage.	Minor	$500–3,000
Exterior paint · The paint appears to be fresh and in good condition.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint exterior — Fresh paint can significantly improve curb appeal and the home's overall appearance, attracting more potential buyers or renters. ↑
• Both Replace outdated fixtures — Upgrading the fixtures in the bathrooms and kitchen can improve the home's functionality and appeal to potential buyers or renters. ↑
• Both Landscaping — A well-maintained and aesthetically pleasing landscape can enhance the home's curb appeal and attract more potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

-99.1% since first listed

14 events — show timeline

• 2026-03-23 Rental Removed $1,028 RENTLY
• 2026-03-11 Relisted — REALCOMP
• 2026-03-10 Listing Removed — REALCOMP
• 2026-03-04 Listed $115,000 MiRealSource-MiMLS
• 2026-03-04 Listed $115,000 REALCOMP
• 2026-03-01 Listed for Rent $1,028 RENTLY
• 2025-10-30 Listing Removed — MiRealSource-MiMLS
• 2025-10-29 Listing Removed — REALCOMP
• 2025-07-28 Listed $110,000 REALCOMP
• 2025-07-27 Listed $110,000 MiRealSource-MiMLS
• 2024-10-17 Listing Removed — MiRealSource-MiMLS
• 2024-08-07 Price Changed $110,000 MiRealSource-MiMLS
• 2024-08-07 Price Changed $110,000 SW Michigan MLS
• 2024-07-16 Listed $120,000 MiRealSource-MiMLS