14711 Lappin St · Detroit, MI 48205

$9,900

3 bd · 1.0 ba · 1,079 sqft · SingleFamily public records · 89 Days on market

Built 1927 4,356 sqft lot $9/sqft · 81% 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 +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 14711 Lappin! Investor Price Special! 3 bedroom and 1 bath home . Lots of potential. Sold AS-IS. BTVAI

Key facts

• 4,356 sq ft lot
• Garage
• Built 1927

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 $967 ($12k/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: $9k (6.0% below list) — sets the bar for market timing.
• Cap rate 123.5% 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: Rents rising (+1.3%/yr); 376 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 40% of the median local income ($39k/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 $68 of loan paydown is wiped out by about $297 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 + 1.3% 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 89 days — a 6% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 16y 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.
• Current owner paid $8k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $9,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 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 1927 — 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. 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: 13.24% ✓
• Cap rate: 123.53%
• Cash-on-cash: 418.71%
• DSCR: 19.63
• GRM: 0.6

CMA / ARV

• ARV (median comp): $53,382
• List price: $9,900
• Delta: -81.45%
• 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
14788 Rossini Dr	0.42mi	3/1.0	1,099 (+2%)	1mo	$82,000	$75	76
15017 Lappin St	0.26mi	3/1.0	1,008 (-7%)	2mo	$60,000	$60	75
15256 Fordham St	0.42mi	3/1.5	1,099 (+2%)	3mo	$60,000	$55	73
14076 Rossini Dr	0.53mi	3/1.0	1,055 (-2%)	0mo	$90,000	$85	72
14910 Fairmount Dr	0.50mi	3/1.0	1,116 (+3%)	1mo	$15,000	$13	70
19953 Regent Dr	0.49mi	3/1.0	1,038 (-4%)	2mo	$55,000	$53	69
15275 Eastburn St	0.68mi	3/1.0	1,100 (+2%)	2mo	$56,000	$51	64
14078 Bringard Dr	0.69mi	3/1.5	1,110 (+3%)	2mo	$76,000	$68	60
15486 Fairmount Dr	0.70mi	3/1.0	1,020 (-6%)	2mo	$62,000	$61	56
15416 Eastwood St	0.51mi	3/1.0	1,211 (+12%)	2mo	$70,000	$58	54
15260 Faircrest St	0.51mi	2/1.0 (-1)	942 (-13%)	1mo	$35,000	$37	50
15011 Bringard Dr	0.68mi	3/1.0	1,208 (+12%)	2mo	$125,000	$103	47

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 · 1.33% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 21.87×
• Total profit: $57,851
• Equity at exit: $1,476

10-year hold

• IRR: —
• Equity multiple: 44.72×
• Total profit: $121,182
• Equity at exit: $856

Cash invested: $2,772 (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 48205

• Home prices YoY: -28.1%
• Rents YoY: 1.3%
• Active inventory: 376
• Price-to-rent: 0.6×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $148/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $967

Break-even live

Break-even rent $87

Max offer price $9,900

Occupancy floor 21%

Sensitivity live

Price	-10% $974	-5% $971	+0% $967	+5% $964	+10% $960
Rent	-10% $864	-5% $915	+0% $967	+5% $1,019	+10% $1,071
Rate	-1.0pp $972	-0.5pp $970	base $967	+0.5pp $965	+1.0pp $962

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: $2,475
• Closing costs: $297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	25d	1	0.13mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	45d	1	0.14mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	0.16mi
15604 Coram St Detroit, MI	3.0	1.0	1210	$1,000	$0.83	45d	1	0.54mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	18d	1	0.60mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	0.66mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	45d	1	0.75mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	45d	1	0.77mi
14134 Collingham Dr Detroit, MI	3.0	1.5	1300	$1,350	$1.04	45d	1	0.80mi
16031 E 7 Mile Rd #5 Detroit, MI	2.0	1.0	1204	$1,200	$1.00	4d	1	0.81mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	45d	1	0.82mi
15503 Edmore Dr Detroit, MI	3.0	1.0	1285	$1,100	$0.86	45d	1	0.87mi
14068 Carlisle St Detroit, MI	3.0	1.0	1020	$1,300	$1.27	25d	1	0.88mi
19220 Alcoy St Detroit, MI	3.0	1.0	1023	$1,350	$1.32	18d	1	0.90mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	13d	1	0.92mi
13693 Edmore Dr Detroit, MI	3.0	1.5	1269	$1,550	$1.22	12d	1	0.94mi
19170 Joann St Detroit, MI	4.0	1.0	1020	$1,400	$1.37	45d	1	0.96mi
16225 Manning St Detroit, MI	4.0	2.0	1036	$1,475	$1.42	45d	1	0.98mi
20215 Schoenherr St Unit 1 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	19d	1	0.99mi
18530 Kingsville St Harper Woods, MI	3.0	1.5	1396	$1,375	$0.98	18d	1	1.02mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	1.02mi
15663 Carlisle St Detroit, MI	2.0	1.0	803	$1,050	$1.31	16d	1	1.02mi
20227 Pelkey St Detroit, MI	3.0	1.0	968	$1,350	$1.39	18d	1	1.04mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	18d	1	1.04mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	45d	1	1.05mi
19143 Fairport St Detroit, MI	3.0	1.0	1070	$1,225	$1.14	18d	1	1.05mi
20027 Alcoy St Detroit, MI	3.0	1.0	1000	$1,349	$1.35	18d	1	1.07mi
20242 Hickory St Detroit, MI	3.0	1.0	747	$1,300	$1.74	12d	1	1.08mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	23d	1	1.08mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	1.08mi
19610 Westphalia St Detroit, MI	3.0	1.0	1200	$1,595	$1.33	19d	1	1.11mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	25d	1	1.11mi
19207 Westphalia St Detroit, MI	4.0	1.0	1179	$1,800	$1.53	18d	1	1.11mi
19419 Westphalia St Detroit, MI	3.0	1.0	1293	$1,325	$1.02	18d	1	1.12mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	19d	1	1.12mi
16446 E State Fair St Detroit, MI	2.0	1.0	1200	$1,350	$1.12	25d	1	1.14mi
16242 Bringard Dr Detroit, MI	3.0	1.0	1350	$1,300	$0.96	6d	1	1.14mi
16291 Eastburn St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	25d	1	1.16mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	45d	1	1.25mi
16410 Edmore Dr Detroit, MI	3.0	1.0	850	$1,250	$1.47	16d	1	1.25mi

Listing history 50 events

1. 2026-06-21
   days on market $9,900 Active 89 DOM
2. 2026-06-18
   days on market $9,900 Active 86 DOM
3. 2026-06-17
   days on market $9,900 Active 85 DOM
4. 2026-06-15
   days on market $9,900 Active 83 DOM
5. 2026-06-13
   days on market $9,900 Active 81 DOM
6. 2026-06-13
   days on market $9,900 Active 80 DOM
7. 2026-06-09
   days on market $9,900 Active 77 DOM
8. 2026-06-08
   days on market $9,900 Active 76 DOM
9. 2026-06-07
   days on market $9,900 Active 75 DOM
10. 2026-06-04
    days on market $9,900 Active 72 DOM
11. 2026-06-03
    days on market $9,900 Active 71 DOM
12. 2026-06-02
    days on market $9,900 Active 70 DOM
13. 2026-06-01
    days on market $9,900 Active 69 DOM
14. 2026-05-31
    days on market $9,900 Active 68 DOM
15. 2026-03-17
    listed $9,900 Active 113-char remark

    Show marketing remark (113 chars)

    Welcome to 14711 Lappin! Investor Price Special! 3 bedroom and 1 bath home . Lots of potential. Sold AS-IS. BTVAI

16. 2026-03-17
    listed $9,900 Active 113-char remark

    Show marketing remark (113 chars)

    Welcome to 14711 Lappin! Investor Price Special! 3 bedroom and 1 bath home . Lots of potential. Sold AS-IS. BTVAI

17. 2025-02-19
    historical
18. 2025-02-18
    historical
19. 2025-02-09
    listed $8,000 Active
20. 2025-02-09
    listed $8,000 Active
21. 2024-05-24
    soldstatus $8,500 Sold
22. 2024-05-24
    soldstatus $8,500 Closed
23. 2024-04-18
    status Pending
24. 2024-04-18
    status Pending
25. 2024-02-29
    listed $9,900 Active
26. 2024-02-29
    listed $9,900 Active
27. 2024-02-17
    historical
28. 2024-02-16
    historical
29. 2024-01-13
    price $15,000
30. 2024-01-12
    price $15,000
31. 2023-12-14
    listed $27,500 Active
32. 2023-12-14
    listed $27,500 Active
33. 2023-12-01
    historical
34. 2023-11-30
    historical
35. 2023-10-31
    price $27,500
36. 2023-10-30
    price $27,500
37. 2023-07-31
    listed $35,000 Active
38. 2023-07-31
    listed $35,000 Active
39. 2018-12-13
    soldstatus $6,900 Sold
40. 2018-12-13
    soldstatus $6,900 Closed
41. 2018-11-21
    status Pending
42. 2018-11-21
    status Pending
43. 2018-11-07
    price $6,600
44. 2018-11-07
    price $6,600
45. 2018-11-06
    historical
46. 2018-11-06
    historical
47. 2018-11-01
    listed $6,900 Active
48. 2018-11-01
    listed $6,900 Active
49. 2018-10-10
    price $6,900
50. 2018-10-09
    price $6,900

ⓘ 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: $15,731
• − Mortgage interest: −$555
• − Property taxes: −$148
• − Insurance: −$50
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$288
• Taxable income: $12,174
• Est. tax owed @ 24.0%: −$2,922
• After-tax cash flow: $8,685/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): 34,187
• Household income: $38,966
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2121.0

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 (93%)
• Race & ethnicity: Black 93% White 3% Two or more races 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · 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: ▼ -91.80%
• Current HPI: 235.0926
• Rent YoY: ▲ 1.33%
• 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

-85.8% since first listed

49 events — show timeline

• 2026-03-17 Listed $9,900 REALCOMP
• 2026-03-17 Listed $9,900 MiRealSource-MiMLS
• 2025-02-19 Listing Removed — REALCOMP
• 2025-02-18 Listing Removed — MiRealSource-MiMLS
• 2025-02-09 Listed $8,000 REALCOMP
• 2025-02-09 Listed $8,000 MiRealSource-MiMLS
• 2024-05-24 Sold (MLS) $8,500 MiRealSource-MiMLS
• 2024-05-24 Sold (MLS) $8,500 REALCOMP
• 2024-04-18 Pending — MiRealSource-MiMLS
• 2024-04-18 Pending — REALCOMP
• 2024-02-29 Listed $9,900 MiRealSource-MiMLS
• 2024-02-29 Listed $9,900 REALCOMP
• 2024-02-17 Listing Removed — MiRealSource-MiMLS
• 2024-02-16 Listing Removed — REALCOMP
• 2024-01-13 Price Changed $15,000 MiRealSource-MiMLS
• 2024-01-12 Price Changed $15,000 REALCOMP
• 2023-12-14 Listed $27,500 MiRealSource-MiMLS
• 2023-12-14 Listed $27,500 REALCOMP
• 2023-12-01 Listing Removed — MiRealSource-MiMLS
• 2023-11-30 Listing Removed — REALCOMP
• 2023-10-31 Price Changed $27,500 MiRealSource-MiMLS
• 2023-10-30 Price Changed $27,500 REALCOMP
• 2023-07-31 Listed $35,000 MiRealSource-MiMLS
• 2023-07-31 Listed $35,000 REALCOMP
• 2018-12-13 Sold (MLS) $6,900 MiRealSource-MiMLS
• 2018-12-13 Sold (MLS) $6,900 REALCOMP
• 2018-11-21 Pending — MiRealSource-MiMLS
• 2018-11-21 Pending — REALCOMP
• 2018-11-07 Price Changed $6,600 MiRealSource-MiMLS
• 2018-11-07 Price Changed $6,600 REALCOMP
• 2018-11-06 Listing Removed — MiRealSource-MiMLS
• 2018-11-06 Listing Removed — REALCOMP
• 2018-11-01 Listed $6,900 MiRealSource-MiMLS
• 2018-11-01 Listed $6,900 REALCOMP
• 2018-10-10 Price Changed $6,900 MiRealSource-MiMLS
• 2018-10-09 Price Changed $6,900 REALCOMP
• 2018-09-07 Price Changed $7,505 MiRealSource-MiMLS
• 2018-09-07 Price Changed $7,505 REALCOMP
• 2018-07-12 Price Changed $7,900 MiRealSource-MiMLS
• 2018-07-12 Price Changed $7,900 REALCOMP
• 2018-06-08 Listed $8,900 MiRealSource-MiMLS
• 2018-06-08 Listed $8,900 REALCOMP
• 2011-04-26 Listing Removed — MiRealSource-MiMLS
• 2011-04-26 Listing Removed — REALCOMP
• 2011-01-26 Listed $7,900 MiRealSource-MiMLS
• 2011-01-26 Listed $7,900 REALCOMP
• 2010-10-31 Listing Removed — REALCOMP
• 2010-05-26 Listed $8,900 REALCOMP
• 2006-01-12 Sold (Public Records) $69,900 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,196 · -49.5% YoY. Source: county tax records.