14850 Houston Whittier St · Detroit, MI 48205

$85,000

3 bd · 1.0 ba · 887 sqft · SingleFamily public records · 28 Days on market

Built 1944 Est $58k · 47% over

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Why this score? — see what drove the C+ 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
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

3 Bed, 1 Bath Ranch Home! Clean Title! Warranty Deed! Property Taxes Are on a payment plan! Needs TLC, But Would Make A Great Rental Home! Great Area! Priced Right--Will Not Last! Buyer & amp; Buyers Agent To Verify All Information & amp; Measurements. Will update pictures soon 05/23/2026

Key facts

• Built 1944
• Listed 27 days

Property features AI

Finance

• Other: Living area approximately 887

Exterior

• Home design: Built in 1944
• Construction: Original construction from 1944
• Exterior features: Located in the Outer Drive-Hayes subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 10.0% in Detroit — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 39 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 $588 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 + 1.3% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask is 89% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $3k; list at $85k implies a 2733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.52% ✓
• Cap rate: 12.81%
• Cash-on-cash: 23.26%
• DSCR: 2.03
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $57,655
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14866 Houston Whittier St	0.02mi	3/1.0	930 (+5%)	9mo	$32,000	$34	83
15255 Young St	0.36mi	3/1.0	919 (+4%)	9mo	$72,500	$79	70
12641 Kelly Rd	0.43mi	2/1.0 (-1)	840 (-5%)	5mo	$15,000	$18	62
14981 Flanders St	0.16mi	2/1.0 (-1)	755 (-15%)	1mo	$30,005	$40	62
15001 Flanders St	0.17mi	2/1.0 (-1)	769 (-13%)	6mo	$80,000	$104	60
14493 Kilbourne St	0.26mi	3/1.0	999 (+13%)	9mo	$65,000	$65	59
11203 Stockwell St	0.47mi	3/1.0	1,012 (+14%)	5mo	$107,500	$106	50
9768 Manistique St	0.71mi	3/1.0	986 (+11%)	0mo	$35,000	$35	48
11993 Payton St	0.50mi	3/1.0	1,019 (+15%)	8mo	$49,000	$48	45
10609 Stratman St	0.62mi	3/1.5	979 (+10%)	8mo	$90,000	$92	45
10696 Stratman St	0.64mi	3/1.5	1,000 (+13%)	3mo	$53,000	$53	44
10644 Stratman St	0.65mi	2/1.0 (-1)	1,000 (+13%)	7mo	$85,000	$85	38

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: 14.4%
• Equity multiple: 1.57×
• Total profit: $13,475
• Equity at exit: $12,674

10-year hold

• IRR: 21.9%
• Equity multiple: 2.73×
• Total profit: $41,103
• Equity at exit: $7,349

Cash invested: $23,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,292 high
• Mortgage (P&I): −$446
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $461

Break-even live

Break-even rent $708

Max offer price $85,000

Occupancy floor 59%

Sensitivity live

Price	-10% $509	-5% $485	+0% $461	+5% $437	+10% $413
Rent	-10% $359	-5% $410	+0% $461	+5% $512	+10% $563
Rate	-1.0pp $504	-0.5pp $483	base $461	+0.5pp $439	+1.0pp $417

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	45d	1	0.38mi
15238 Seymour St Detroit, MI	3.0	1.0	1064	$1,300	$1.22	0d	1	0.54mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.63mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	45d	1	0.73mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	45d	1	0.74mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	45d	1	0.81mi
9516 Wayburn St Detroit, MI	2.0	1.0	800	$950	$1.19	18d	1	0.83mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	25d	1	0.84mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	6d	1	0.88mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	16d	1	0.92mi
9190 Hayes St Unit 1 Detroit, MI	2.0	1.0	750	$850	$1.13	16d	1	0.93mi
12201 Morang Ave Unit 8 Detroit, MI	2.0	1.0	610	$875	$1.43	45d	1	0.93mi
13067 Wade St Detroit, MI	2.0	1.0	660	$900	$1.36	6d	1	1.02mi
9747 Somerset Ave Detroit, MI	2.0	1.0	797	$1,100	$1.38	45d	1	1.03mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	1.03mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	5d	1	1.07mi
11611 Morang Ave Detroit, MI	1.0–2.0	1.0	709	$1,040	$1.47	45d	1	1.11mi
12716 Riad St Detroit, MI	3.0	1.0	974	$1,275	$1.31	18d	1	1.15mi
11776 Rossiter St Detroit, MI	3.0	1.0	964	$1,150	$1.19	12d	1	1.17mi
11529 Roxbury St Detroit, MI	2.0	1.0	720	$1,200	$1.67	14d	1	1.20mi
14461 Lappin St Detroit, MI	3.0	1.5	989	$1,150	$1.16	18d	1	1.22mi
18119 Joann St Detroit, MI	2.0	1.0	800	$1,100	$1.38	25d	1	1.25mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	45d	1	1.29mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	45d	1	1.30mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	18d	1	1.30mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	45d	1	1.32mi
15909 Maddelein St Detroit, MI	3.0	1.0	894	$1,266	$1.42	45d	1	1.33mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	5d	1	1.33mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,225	$1.11	0d	1	1.34mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	16d	1	1.35mi
12075 Rossiter St Detroit, MI	3.0	1.0	1100	$1,245	$1.13	45d	1	1.35mi
18624 Fairport St Detroit, MI	3.0	1.0	874	$1,450	$1.66	23d	1	1.37mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	25d	1	1.37mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	45d	1	1.37mi
16212 Maddelein St Detroit, MI	2.0	1.0	800	$1,200	$1.50	14d	1	1.39mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	45d	1	1.40mi
19144 Moross Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	45d	1	1.40mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	14d	1	1.43mi
13669 Pfent St Detroit, MI	3.0	2.0	1031	$1,374	$1.33	18d	1	1.45mi

Listing history 34 events

1. 2026-06-21
   days on market $85,000 Active 28 DOM
2. 2026-06-18
   days on market $85,000 Active 25 DOM
3. 2026-06-17
   days on market $85,000 Active 24 DOM
4. 2026-06-16
   price $85,000 Active 22 DOM
5. 2026-06-15
   days on market $45,000 Active 22 DOM
6. 2026-06-13
   days on market $45,000 Active 20 DOM
7. 2026-06-13
   days on market $45,000 Active 19 DOM
8. 2026-06-09
   days on market $45,000 Active 16 DOM
9. 2026-06-08
   days on market $45,000 Active 15 DOM
10. 2026-06-07
    days on market $45,000 Active 14 DOM
11. 2026-06-04
    days on market $45,000 Active 11 DOM
12. 2026-06-03
    days on market $45,000 Active 10 DOM
13. 2026-06-01
    days on market $45,000 Active 8 DOM
14. 2026-05-31
    days on market $45,000 Active 7 DOM
15. 2026-05-25
    listed $45,000 Active
16. 2017-03-20
    historical
17. 2017-03-20
    historical
18. 2017-02-15
    listed $7,995 Active
19. 2017-02-15
    listed $7,995 Active
20. 2016-10-07
    soldstatus $3,000 Sold
21. 2016-10-07
    soldstatus $3,000 Closed
22. 2016-08-24
    status Pending
23. 2016-08-24
    status Pending
24. 2016-07-28
    price $5,000
25. 2016-07-28
    price $5,000
26. 2016-06-08
    price $14,900
27. 2016-06-07
    price $14,900
28. 2016-04-15
    listed $20,000 Active
29. 2015-11-22
    listed $20,000 Active
30. 2015-11-14
    historical
31. 2015-11-13
    historical
32. 2015-10-30
    listed $20,000 Active
33. 2015-10-28
    listed $20,000
34. 1998-08-05
    soldstatus $10,000

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $1,123 · $94/mo
• Expected delta: +$186/yr (+$15/mo · 19.8%)

ⓘ 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 ≥95°F today · 14 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: $15,502
• − Mortgage interest: −$4,761
• − Property taxes: −$937
• − Insurance: −$425
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$2,473
• Taxable income: $4,426
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $4,474/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

+350.0% since first listed

20 events — show timeline

• 2026-05-25 Listed $45,000 FSBO.com
• 2017-03-20 Listing Removed — REALCOMP
• 2017-03-20 Listing Removed — MiRealSource-MiMLS
• 2017-02-15 Listed $7,995 MiRealSource-MiMLS
• 2017-02-15 Listed $7,995 REALCOMP
• 2016-10-07 Sold (MLS) $3,000 MiRealSource-MiMLS
• 2016-10-07 Sold (MLS) $3,000 REALCOMP
• 2016-08-24 Pending — MiRealSource-MiMLS
• 2016-08-24 Pending — REALCOMP
• 2016-07-28 Price Changed $5,000 MiRealSource-MiMLS
• 2016-07-28 Price Changed $5,000 REALCOMP
• 2016-06-08 Price Changed $14,900 MiRealSource-MiMLS
• 2016-06-07 Price Changed $14,900 REALCOMP
• 2016-04-15 Listed $20,000 MiRealSource-MiMLS
• 2015-11-22 Listed $20,000 REALCOMP
• 2015-11-14 Listing Removed — MiRealSource-MiMLS
• 2015-11-13 Listing Removed — REALCOMP
• 2015-10-30 Listed $20,000 REALCOMP
• 2015-10-28 Listed $20,000 MiRealSource-MiMLS
• 1998-08-05 Sold (Public Records) $10,000 Public Records

Property tax history

-2.1%/yr

Latest (2025): $937 · -53.6% YoY. Source: county tax records.