14405 Bentler St · Detroit, MI 48223

$53,500

3 bd · 1.0 ba · 690 sqft · SingleFamily public records

Built 1949

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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 +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This home is on a double lot! Ranch home with two bedrooms on the main floor and one bedroom in the basement.

Key facts

• Built 1949

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $54k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $54k).
• Cap rate 17.9% vs local median 10.0% 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: 161 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% 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 $370 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $53,500

Questions for the listing agent

1. Built in 1949 — 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: 2.07% ✓
• Cap rate: 17.94%
• Cash-on-cash: 41.59%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $26,220
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14437 Dacosta St	0.44mi	2/1.0 (-1)	707 (+2%)	2mo	$66,995	$95	69
11747 W Outer Dr	0.27mi	2/1.0 (-1)	736 (+7%)	7mo	$70,000	$95	65
14371 Dacosta St	0.44mi	3/1.0	755 (+9%)	7mo	$4,200	$6	58
14889 Dacosta St	0.54mi	2/1.0 (-1)	665 (-4%)	8mo	$24,999	$38	57
14128 Patton St	0.51mi	2/1.0 (-1)	696 (+1%)	18mo	$11,500	$17	55
14024 Lamphere St	0.56mi	2/1.0 (-1)	736 (+7%)	16mo	$37,000	$50	44
12937 Trinity St	0.65mi	2/1.0 (-1)	729 (+6%)	14mo	$15,500	$21	44

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: 38.2%
• Equity multiple: 2.63×
• Total profit: $24,408
• Equity at exit: $7,977

10-year hold

• IRR: 44.7%
• Equity multiple: 5.26×
• Total profit: $63,867
• Equity at exit: $4,626

Cash invested: $14,980 (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: 161
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,107 high
• Mortgage (P&I): −$281
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $519

Break-even live

Break-even rent $450

Max offer price $53,500

Occupancy floor 48%

Sensitivity live

Price	-10% $549	-5% $534	+0% $519	+5% $504	+10% $489
Rent	-10% $432	-5% $475	+0% $519	+5% $563	+10% $607
Rate	-1.0pp $546	-0.5pp $533	base $519	+0.5pp $505	+1.0pp $491

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: $13,375
• Closing costs: $1,605
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	45d	1	0.67mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	45d	6	0.68mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	6d	4	0.74mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	26d	1	0.92mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	23d	1	0.92mi
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	26d	1	1.00mi
14088 Riverview St Unit 207 Detroit, MI	2.0	1.0	750	$975	$1.30	45d	1	1.09mi
14088 Riverview St Unit 208 Detroit, MI	2.0	1.0	750	$985	$1.31	45d	1	1.09mi
14088 Riverview St Unit 108 Detroit, MI	2.0	1.0	750	$900	$1.20	45d	1	1.09mi
14176 Riverview St Unit 120 Detroit, MI	2.0	1.0	750	$975	$1.30	45d	1	1.09mi
14180 Riverview St Unit 101 Detroit, MI	2.0	1.0	750	$975	$1.30	45d	1	1.09mi
23636 Schoolcraft Rd Apt 212 Detroit, MI	2.0	1.0	750	$985	$1.31	45d	1	1.10mi
23636 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$975	$1.30	45d	1	1.10mi
23648 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$1,050	$1.40	45d	1	1.14mi
14075 Riverview St Detroit, MI	1.0–2.0	1.0	925	$1,250	$1.35	45d	1	1.14mi
14245 Riverview St Detroit, MI	2.0	1.0	750	$985	$1.31	45d	1	1.16mi
23838 Schoolcraft Rd Unit 209 Detroit, MI	2.0	1.0	750	$985	$1.31	45d	1	1.20mi
23838 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$845	$1.13	45d	1	1.20mi
23838 Schoolcraft Rd Unit 212 Detroit, MI	2.0	1.0	750	$900	$1.20	45d	1	1.20mi
23842 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$975	$1.30	45d	1	1.22mi
23850 Schoolcraft Rd Detroit, MI	2.0	1.0	750	$975	$1.30	45d	1	1.22mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	16d	1	1.28mi
16700 Lahser Rd Apt 18 Detroit, MI	2.0	1.0	750	$900	$1.20	45d	1	1.37mi
23851 Fullerton Ave Detroit, MI	1.0–2.0	1.0	700	$999	$1.43	45d	1	1.47mi

Listing history 1 events

1. 2026-05-26
   listed $53,500

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $726 · $61/mo
• Expected delta: +$97/yr (+$8/mo · 15.5%)

ⓘ 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 2/10 Low 7 d/yr ≥99°F today · 14 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: $13,283
• − Mortgage interest: −$2,997
• − Property taxes: −$629
• − Insurance: −$268
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$1,556
• Taxable income: $5,708
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $4,861/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

1 event — show timeline

• 2026-05-26 Listed $53,500 FSBO.com

Property tax history

+1.3%/yr

Latest (2025): $629 · -8.6% YoY. Source: county tax records.