13614 Meyers Rd · Detroit, MI 48227

$55,000

4 bd · 1.5 ba · 1,901 sqft · MultiFamily public records · 11 Days on market

Built 1930 3,485 sqft lot $29/sqft · 30% below area Est $78k · 30% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Multi family home features 2 bedrooms, 1 bath in each unit, basement and much more! Set up your showing today!! Buyer shall pay 495 transaction fee at closing. B. A. T. V. A. I. Seller has windows that can be purchased for installation. Buyer and Agent shall verify all information * * * * THERE WILL BE NO SHOWINGS WITHOUT AND ACCEPTED OFFER PER THE SELLER * * * *

Key facts

• 3,485 sq ft lot
• Built 1930
• Listed 11 days

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family residential property; Two-level building
• Construction: Brick construction; Block foundation
• Exterior features: Paved road access; Lot roughly 35 x 101 (0.08 acres); Zoned for multifamily/residential use; Pets not allowed

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath multifamily listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 35.9% 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: Rents rising fast (+5.6%/yr); 385 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2,201/mo this rent would consume 72% of the median local household income ($37k/yr) (locally 2371% 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 $380 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 + 5.6% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 14y 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 $20k; list at $55k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1930 — 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 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: 4.00% ✓
• Cap rate: 35.94%
• Cash-on-cash: 105.87%
• DSCR: 5.71
• GRM: 2.1

CMA / ARV

• ARV (median comp): $78,031
• List price: $55,000
• Delta: -29.52%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12720 Littlefield St	0.52mi	4/2.0	1,984 (+4%)	13mo	$139,175	$70	56
12756 Wyoming St	0.59mi	4/2.0	1,954 (+3%)	15mo	$58,000	$30	53
12553 Pinehurst St	0.52mi	5/2.0 (+1)	2,016 (+6%)	13mo	$40,000	$20	48
12320 Washburn St	0.67mi	4/2.0	2,016 (+6%)	15mo	$35,000	$17	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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.42×
• Total profit: $83,541
• Equity at exit: $8,201

10-year hold

• IRR: —
• Equity multiple: 14.62×
• Total profit: $209,772
• Equity at exit: $4,755

Cash invested: $15,400 (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 48227

• Rents YoY: 5.6%
• Active inventory: 385
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,201 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $1,359

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,397	-5% $1,378	+0% $1,359	+5% $1,340	+10% $1,321
Rent	-10% $1,185	-5% $1,272	+0% $1,359	+5% $1,446	+10% $1,533
Rate	-1.0pp $1,386	-0.5pp $1,373	base $1,359	+0.5pp $1,344	+1.0pp $1,330

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,202
Total (2 units)			$2,201

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.52mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	0.55mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	0.71mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.73mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.83mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	0.88mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	0.88mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	1.02mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	5d	1	1.04mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	1.13mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	1.27mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	1.27mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	1.32mi
13225 Santa Rosa Dr Detroit, MI	5.0	2.0	2100	$1,700	$0.81	5d	1	1.34mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	1.34mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	1.43mi
15756 Ohio St Detroit, MI	5.0	2.0	1934	$1,700	$0.88	25d	1	1.47mi

Listing history 50 events

1. 2026-06-18
   days on market $55,000 Active 11 DOM
2. 2026-06-17
   days on market $55,000 Active 10 DOM
3. 2026-06-16
   days on market $55,000 Active 9 DOM
4. 2026-06-15
   days on market $55,000 Active 8 DOM
5. 2026-06-13
   days on market $55,000 Active 6 DOM
6. 2026-06-13
   days on market $55,000 Active 5 DOM
7. 2026-06-09
   days on market $55,000 Active 2 DOM
8. 2026-06-08
   remarks 374-char remark
9. 2026-06-08
   statusdays on marketlisting id $55,000 Active 1 DOM
10. 2026-05-05
    historical
11. 2026-05-04
    historical
12. 2026-03-04
    listed $55,000 Active
13. 2026-03-04
    listed $55,000 Active
14. 2026-02-21
    historical
15. 2026-02-21
    historical
16. 2025-11-20
    listed $55,000 Active
17. 2025-11-20
    listed $55,000 Active
18. 2025-10-30
    historical
19. 2025-10-30
    historical
20. 2025-07-29
    listed $55,000 Active
21. 2025-07-29
    listed $55,000 Active
22. 2025-07-22
    historical
23. 2025-07-22
    historical
24. 2025-07-11
    price $50,000
25. 2025-07-11
    price $50,000
26. 2025-06-26
    price $60,000
27. 2025-06-25
    price $60,000
28. 2025-06-04
    price $65,000
29. 2025-06-04
    price $65,000
30. 2025-05-20
    price $80,000
31. 2025-05-19
    price $80,000
32. 2025-04-21
    listed $90,000 Active
33. 2025-04-21
    listed $90,000 Active
34. 2024-10-08
    soldstatus $20,000 Sold
35. 2024-10-08
    soldstatus $20,000 Closed
36. 2024-09-16
    status Pending
37. 2024-09-16
    status Pending
38. 2024-09-16
    soldstatus $20,000 Sold
39. 2024-09-16
    soldstatus $20,000 Closed
40. 2024-09-05
    status Pending
41. 2024-09-05
    status Pending
42. 2024-06-17
    listed $24,000 Active
43. 2024-06-13
    listed $24,000 Active
44. 2013-04-12
    soldstatus $2,940
45. 2013-04-12
    soldstatus $2,940
46. 2013-04-12
    soldstatus $2,940
47. 2013-02-14
    historical
48. 2013-01-07
    listed $2,940
49. 2013-01-07
    listed $2,940
50. 2013-01-07
    listed $2,940

ⓘ 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 ≥97°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: $26,412
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$1,600
• Taxable income: $16,405
• Est. tax owed @ 24.0%: −$3,937
• After-tax cash flow: $12,367/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+1209.5% since first listed

45 events — show timeline

• 2026-06-07 Listed $55,000 REALCOMP
• 2026-06-07 Listed $55,000 MiRealSource-MiMLS
• 2026-05-05 Listing Removed — REALCOMP
• 2026-05-04 Listing Removed — MiRealSource-MiMLS
• 2026-03-04 Listed $55,000 MiRealSource-MiMLS
• 2026-03-04 Listed $55,000 REALCOMP
• 2026-02-21 Listing Removed — REALCOMP
• 2026-02-21 Listing Removed — MiRealSource-MiMLS
• 2025-11-20 Listed $55,000 REALCOMP
• 2025-11-20 Listed $55,000 MiRealSource-MiMLS
• 2025-10-30 Listing Removed — MiRealSource-MiMLS
• 2025-10-30 Listing Removed — REALCOMP
• 2025-07-29 Listed $55,000 REALCOMP
• 2025-07-29 Listed $55,000 MiRealSource-MiMLS
• 2025-07-22 Listing Removed — MiRealSource-MiMLS
• 2025-07-22 Listing Removed — REALCOMP
• 2025-07-11 Price Changed $50,000 MiRealSource-MiMLS
• 2025-07-11 Price Changed $50,000 REALCOMP
• 2025-06-26 Price Changed $60,000 MiRealSource-MiMLS
• 2025-06-25 Price Changed $60,000 REALCOMP
• 2025-06-04 Price Changed $65,000 MiRealSource-MiMLS
• 2025-06-04 Price Changed $65,000 REALCOMP
• 2025-05-20 Price Changed $80,000 MiRealSource-MiMLS
• 2025-05-19 Price Changed $80,000 REALCOMP
• 2025-04-21 Listed $90,000 REALCOMP
• 2025-04-21 Listed $90,000 MiRealSource-MiMLS
• 2024-10-08 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2024-10-08 Sold (MLS) $20,000 REALCOMP
• 2024-09-16 Pending — MiRealSource-MiMLS
• 2024-09-16 Pending — REALCOMP
• 2024-09-16 Sold (MLS) $20,000 MiRealSource-MiMLS
• 2024-09-16 Sold (MLS) $20,000 REALCOMP
• 2024-09-05 Pending — REALCOMP
• 2024-09-05 Pending — MiRealSource-MiMLS
• 2024-06-17 Listed $24,000 REALCOMP
• 2024-06-13 Listed $24,000 MiRealSource-MiMLS
• 2013-04-12 Sold (MLS) $2,940 REALCOMP
• 2013-04-12 Sold (MLS) $2,940 MiRealSource-MiMLS
• 2013-04-12 Sold (MLS) $2,940 MiRealSource-MiMLS
• 2013-02-14 Listing Removed — MiRealSource-MiMLS
• 2013-01-07 Listed $2,940 REALCOMP
• 2013-01-07 Listed $2,940 MiRealSource-MiMLS
• 2013-01-07 Listed $2,940 MiRealSource-MiMLS
• 2013-01-04 Listing Removed — MiRealSource-MiMLS
• 2012-07-11 Listed $4,200 MiRealSource-MiMLS

Property tax history

+12.6%/yr

Latest (2025): $3,299 · +68.1% YoY. Source: county tax records.