14909 Griggs St · Detroit, MI 48238

$99,700

3 bd · 1.0 ba · 839 sqft · SingleFamily public records · 14 Days on market

Built 1947 3,920 sqft lot

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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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful Brick Bungalow perfect for first-time homebuyers or investors. Step inside and be welcomed by a stunning floor-to-ceiling stone fireplace and beautiful hardwood floors throughout the main living area. The updated kitchen comes complete with a refrigerator, microwave, and oven. The main floor features two spacious bedrooms, while the large upper-level primary bedroom includes a convenient half bath. Major updates completed in 2021 include the roof, plumbing, electrical, furnace, central AC, and hot water tank, providing peace of mind for years to come.

Key facts

• 3,920 sq ft lot
• Built 1947
• Listed 13 days

Property features AI

Exterior

• Utilities: Public water; Natural gas; Forced air heating
• Home design: Residential property; 2-story structure; Built in 1947; Facing/entry level information not specified
• Construction: Brick construction; Basement foundation; Built in 1947
• Exterior features: Brick exterior; Paved street frontage

Interior

• Kitchen: Kitchen at entry level (approximately 7 x 5); Dishwasher; Microwave
• Bedrooms: Bedroom 1 on second level (approximately 11 x 8); Bedroom 2 on entry level (approximately 8 x 8); Bedroom 3 on entry level (approximately 8 wide)
• Bathrooms: 1 full bathroom; 2 total baths/lavatories; 1 lavatory
• Heating & cooling: Forced air heating; Natural gas fuel
• Interior features: Fireplace in family room (natural fireplace); Unfinished basement
• Laundry & utility: Basement present (unfinished) — typical utility/storage space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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 fast (+6.1%/yr); 348 active listings in the ZIP; 38 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 43% of the median local income ($33k/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 $689 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 + 6.1% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts; this cycle's ask is 7876% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $12k; list at $100k implies a 750% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,700

Questions for the listing agent

1. Built in 1947 — 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: 1.20% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.25%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $57,891
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14611 Washburn St	0.22mi	2/1.0 (-1)	790 (-6%)	10mo	$34,900	$44	67
15856 Monte Vista St	0.67mi	3/1.0	848 (+1%)	3mo	$59,900	$71	64
14811 Northlawn St	0.49mi	3/1.0	851 (+1%)	16mo	$79,000	$93	62
14284 Kentucky St	0.52mi	2/1.0 (-1)	825 (-2%)	8mo	$27,000	$33	61
14677 Cloverlawn Ave	0.55mi	3/1.5	900 (+7%)	1mo	$20,000	$22	59
14014 Washburn St	0.66mi	2/1.0 (-1)	876 (+4%)	3mo	$17,000	$19	55
15732 Manor St	0.55mi	3/1.0	930 (+11%)	3mo	$50,000	$54	53
14619 Greenlawn St	0.67mi	2/1.0 (-1)	804 (-4%)	5mo	$52,000	$65	53
14871 NE Cheyenne St NW	0.61mi	3/1.0	878 (+5%)	13mo	$69,000	$79	53
15756 Meyers Rd	0.61mi	2/1.0 (-1)	946 (+13%)	4mo	$65,000	$69	42
15754 Meyers Rd	0.60mi	2/1.0 (-1)	946 (+13%)	4mo	$65,000	$69	42
14595 Littlefield St	0.69mi	3/1.0	916 (+9%)	16mo	$68,000	$74	39

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.32×
• Total profit: $8,814
• Equity at exit: $14,866

10-year hold

• IRR: 19.5%
• Equity multiple: 2.85×
• Total profit: $51,771
• Equity at exit: $8,620

Cash invested: $27,916 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 348
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$523
• Tax from tax record: −$48 /mo · $573/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $331

Break-even live

Break-even rent $775

Max offer price $99,700

Occupancy floor 67%

Sensitivity live

Price	-10% $388	-5% $360	+0% $331	+5% $303	+10% $275
Rent	-10% $237	-5% $284	+0% $331	+5% $379	+10% $426
Rate	-1.0pp $382	-0.5pp $357	base $331	+0.5pp $306	+1.0pp $279

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: $24,925
• Closing costs: $2,991
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	0.11mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	0.48mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	6d	1	0.48mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	13d	1	0.49mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	45d	1	0.50mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	18d	1	0.55mi
15765 Washburn St Unit 15767 Washburn Upper Detroit, MI	2.0	1.0	1093	$950	$0.87	0d	1	0.56mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	45d	1	0.59mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	19d	1	0.61mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.62mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	6d	1	0.66mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	18d	1	0.69mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	45d	1	0.71mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	45d	1	0.73mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	0.77mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	18d	1	0.80mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	18d	1	0.88mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	19d	1	0.92mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	45d	1	0.92mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	45d	1	0.94mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	1.00mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	25d	1	1.06mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	45d	1	1.07mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	5d	1	1.09mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	18d	1	1.11mi
14950 Stoepel St Detroit, MI	2.0	1.0	600	$900	$1.50	25d	1	1.13mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	1.14mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	18d	1	1.18mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	25d	4	1.20mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	18d	1	1.28mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	1.29mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	45d	1	1.31mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	1.31mi
17150 Meyers Rd Detroit, MI	1.0–2.0	1.0	775	$975	$1.26	45d	2	1.34mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	12d	1	1.35mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	18d	1	1.37mi
17159 Northlawn St Unit 17161 Detroit, MI	2.0	1.0	1122	$975	$0.87	6d	1	1.39mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	18d	1	1.49mi

Listing history 13 events

1. 2026-06-21
   days on market $99,700 Active 14 DOM
2. 2026-06-18
   days on market $99,700 Active 11 DOM
3. 2026-06-17
   days on market $99,700 Active 10 DOM
4. 2026-06-16
   days on market $99,700 Active 9 DOM
5. 2026-06-15
   days on market $99,700 Active 8 DOM
6. 2026-06-13
   days on market $99,700 Active 6 DOM
7. 2026-06-13
   days on market $99,700 Active 5 DOM
8. 2026-06-09
   days on market $99,700 Active 2 DOM
9. 2026-06-08
   statusdays on marketlisting id $99,700 Active 1 DOM
10. 2026-06-07
    days on market $99,700 Coming Soon 5 DOM
11. 2026-06-04
    days on market $99,700 Coming Soon 2 DOM
12. 2026-06-02
    remarks 567-char remark
13. 2026-06-02
    listed $99,700 Coming Soon 1 DOM

ⓘ 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: $573 · $48/mo
• Projected year-2 tax: $1,054 · $88/mo
• Expected delta: +$481/yr (+$40/mo · 84.1%)

ⓘ 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 ≥97°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: $14,332
• − Mortgage interest: −$5,585
• − Property taxes: −$573
• − Insurance: −$498
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,900
• Taxable income: $2,482
• Est. tax owed @ 24.0%: −$596
• After-tax cash flow: $3,381/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): 24,731
• Household income: $33,315
• Rent vs Own: 53.0% rent · 47.0% own
• Severe rent burden: 2172.0

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 (94%)
• Race & ethnicity: Black 94% Two or more races 3% White 1%
• Foreign-born: 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: ▼ -31.96%
• Current HPI: 189.6227
• Rent YoY: ▲ 6.14%
• 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

+750.1% since first listed

22 events — show timeline

• 2026-06-02 Coming Soon $99,700 MiRealSource-MiMLS
• 2026-04-08 Listing Removed — MiRealSource-MiMLS
• 2026-04-07 Listing Removed — REALCOMP
• 2026-04-06 Price Changed $90,000 MiRealSource-MiMLS
• 2026-04-06 Price Changed $90,000 REALCOMP
• 2026-04-06 Price Changed $90,000 SW Michigan MLS
• 2026-03-16 Price Changed $100,000 MiRealSource-MiMLS
• 2026-03-15 Price Changed $100,000 REALCOMP
• 2026-03-15 Price Changed $100,000 SW Michigan MLS
• 2025-12-09 Price Changed $115,000 MiRealSource-MiMLS
• 2025-12-08 Price Changed $115,000 REALCOMP
• 2025-12-08 Price Changed $115,000 SW Michigan MLS
• 2025-11-16 Rental Removed $1,250 SWMMLS
• 2025-11-01 Listed for Rent $1,250 SWMMLS
• 2025-10-11 Listed $125,000 REALCOMP
• 2025-10-10 Listed $125,000 MiRealSource-MiMLS
• 2025-10-01 Listing Removed — MiRealSource-MiMLS
• 2025-10-01 Listing Removed — REALCOMP
• 2025-09-05 Listed $130,000 MiRealSource-MiMLS
• 2025-09-05 Listed $130,000 REALCOMP
• 2025-09-05 Coming Soon — MiRealSource-MiMLS
• 1993-11-10 Sold (Public Records) $11,728 Public Records

Property tax history

+8.2%/yr

Latest (2025): $573 · +58.4% YoY. Source: county tax records.