14166 Mettetal St · Detroit, MI 48227

$75,000

4 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 7 Days on market

Built 1940 4,792 sqft lot Est $90k · 16% under

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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
• ARV discount +14.9/15.0
• 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

Listing remarks MLS

Nice 4 bedroom bungalow, two bedrooms upstairs and two bedroom downstairs. Fireplace in living-room. located in an upcoming area in Detroit.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Detached garage with 1 parking space
• Utilities: Natural gas heat fuel; Gas water heater; Public water at street; Public sewer at street
• Home design: Residential property; 1 1/2-story structure; Built in 1940; Facing road frontage (41-foot frontage)
• Construction: Brick construction; Basement foundation
• Exterior features: Brick exterior; Fenced yard; Sidewalks; Subdivision setting; Paved street frontage

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: One bedroom on the upper level (approx. 10 x 12); Three bedrooms on the entry level (approx. 10 x 10, 10 x 10, and ~9 wide)
• Bathrooms: One full bathroom on the entry level
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Living room
• Laundry & utility: Basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 13.9% 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); 391 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).
• At $1,469/mo this rent would consume 48% 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 $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.96% ✓
• Cap rate: 13.93%
• Cash-on-cash: 27.28%
• DSCR: 2.21
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $89,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13618 Grandmont Ave	0.32mi	3/1.0 (-1)	1,267 (+0%)	3mo	$90,500	$71	77
14736 Mansfield St	0.49mi	3/1.0 (-1)	1,318 (+4%)	0mo	$62,000	$47	65
14100 Winthrop St	0.39mi	3/1.0 (-1)	1,411 (+12%)	4mo	$90,000	$64	54
13215 Prest St	0.65mi	3/1.0 (-1)	1,160 (-8%)	0mo	$100,000	$86	50
14704 Mansfield St	0.46mi	3/1.5 (-1)	1,409 (+12%)	5mo	$60,000	$43	48
14770 Mansfield St	0.52mi	3/1.0 (-1)	1,392 (+10%)	7mo	$60,500	$43	48
13599 Winthrop St	0.46mi	3/1.5 (-1)	1,089 (-14%)	2mo	$145,000	$133	47
15974 Ellsworth St	0.71mi	3/2.0 (-1)	1,350 (+7%)	6mo	$41,000	$30	42
14960 Prevost St	0.63mi	3/1.5 (-1)	1,135 (-10%)	8mo	$123,000	$108	40
14531 Whitcomb St	0.61mi	4/3.0	1,407 (+11%)	8mo	$210,000	$149	38
13364 Coyle St	0.73mi	3/1.0 (-1)	1,083 (-14%)	2mo	$95,000	$88	36
15203 Mettetal St	0.70mi	3/1.5 (-1)	1,438 (+14%)	6mo	$70,000	$49	33

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: 24.7%
• Equity multiple: 2.06×
• Total profit: $22,303
• Equity at exit: $11,183

10-year hold

• IRR: 34.4%
• Equity multiple: 4.62×
• Total profit: $76,067
• Equity at exit: $6,485

Cash invested: $21,000 (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: 391
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$393
• Tax from tax record: −$258 /mo · $3,101/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $477

Break-even live

Break-even rent $864

Max offer price $75,000

Occupancy floor 62%

Sensitivity live

Price	-10% $520	-5% $499	+0% $477	+5% $456	+10% $435
Rent	-10% $361	-5% $419	+0% $477	+5% $535	+10% $593
Rate	-1.0pp $515	-0.5pp $496	base $477	+0.5pp $458	+1.0pp $438

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14504 Saint Marys St Detroit, MI	4.0	1.0	1362	$1,473	$1.08	44d	1	0.30mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	44d	1	0.51mi
14800 Woodmont Ave Detroit, MI	3.0	2.0	1612	$1,525	$0.95	15d	1	0.59mi
16014 Hackett St Detroit, MI	4.0	2.0	1142	$1,500	$1.31	44d	1	0.59mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.61mi
14104 Coyle St Detroit, MI	3.0	1.0	1327	$1,350	$1.02	5d	1	0.69mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	15d	1	0.73mi
13279 Coyle St Detroit, MI	3.0	1.0	1444	$1,373	$0.95	44d	1	0.75mi
13581 Penrod St Detroit, MI	4.0	1.0	1152	$1,200	$1.04	44d	1	0.79mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	44d	1	0.80mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	44d	1	0.81mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	0.81mi
15332 Saint Marys St Detroit, MI	3.0	1.0	1200	$1,200	$1.00	17d	1	0.84mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	17d	1	0.92mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	25d	1	0.98mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.02mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	17d	1	1.03mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	17d	1	1.06mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	17d	1	1.08mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	25d	1	1.09mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	1.09mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	25d	1	1.09mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	1.10mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	18d	1	1.10mi
15752 Rutherford St Detroit, MI	3.0	2.0	1174	$1,386	$1.18	5d	1	1.11mi
12778 Strathmoor St Detroit, MI	3.0	1.0	1597	$1,150	$0.72	5d	1	1.15mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	44d	1	1.15mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	1.17mi
11641 Mansfield St Unit 2 Detroit, MI	3.0	1.0	1449	$1,300	$0.90	44d	1	1.17mi
15866 Mansfield St Detroit, MI	3.0	1.0	1324	$1,425	$1.08	25d	1	1.23mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	1.25mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	1.25mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	17d	1	1.30mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.31mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.33mi
11393 Prest St Detroit, MI	3.0	1.0	900	$1,550	$1.72	17d	1	1.38mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	25d	1	1.38mi
11397 Whitcomb St Detroit, MI	3.0	1.0	1070	$1,400	$1.31	17d	1	1.39mi
16210 Ferguson St Detroit, MI	4.0	2.0	1493	$1,750	$1.17	4d	1	1.39mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	25d	1	1.41mi

Listing history 8 events

1. 2026-06-21
   days on market $75,000 Active 7 DOM
2. 2026-06-18
   days on market $75,000 Active 4 DOM
3. 2026-06-17
   days on market $75,000 Active 3 DOM
4. 2026-06-16
   days on market $75,000 Active 2 DOM
5. 2026-06-15
   days on marketlisting id $75,000 Active 1 DOM
6. 2026-06-15
   days on market $75,000 Active 3 DOM
7. 2026-06-13
   remarks 412-char remark
8. 2026-06-13
   listed $75,000 Active 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: $3,101 · $258/mo
• Projected year-2 tax: $3,101 · $258/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥98°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: $17,626
• − Mortgage interest: −$4,201
• − Property taxes: −$3,101
• − Insurance: −$375
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$2,182
• Taxable income: $4,947
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $4,542/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

+365.5% since first listed

16 events — show timeline

• 2026-06-12 Listed $75,000 MiRealSource-MiMLS
• 2019-11-18 Sold (Public Records) $95,000 Public Records
• 2019-04-30 Sold (MLS) $28,000 REALCOMP
• 2019-04-30 Sold (MLS) $28,000 MiRealSource-MiMLS
• 2019-03-11 Pending — MiRealSource-MiMLS
• 2019-02-21 Listed $35,000 REALCOMP
• 2019-02-21 Listed $35,000 MiRealSource-MiMLS
• 2011-05-16 Listing Removed — REALCOMP
• 2011-05-16 Listing Removed — MiRealSource-MiMLS
• 2011-04-28 Listed $12,425 REALCOMP
• 2011-04-28 Listed $12,425 MiRealSource-MiMLS
• 2011-03-15 Listing Removed — MiRealSource-MiMLS
• 2011-03-15 Listing Removed — REALCOMP
• 2010-02-15 Listed $59,000 MiRealSource-MiMLS
• 2010-02-15 Listed $59,000 REALCOMP
• 1991-03-22 Sold (Public Records) $16,110 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,101 · +0.3% YoY. Source: county tax records.