5514 Ashley St · Detroit, MI 48236

$110,000

4 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 100 Days on market

Built 1939 5,227 sqft lot $110/sqft · 24% below area Est $144k · 24% 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.1/10.0
• 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 MLS

Welcome to this beautifully updated bungalow. This move in ready home features fresh finishes throughout, including updated flooring, a modern kitchen with newer cabinets and appliances, and freshly painted interiors. The bright and open living space offers a clean, contemporary feel with neutral tones that make it easy to add your own personal touch. Outside, you will find a spacious yard and a long driveway.

Key facts

• Bright living space
• Newer cabinets
• Newer appliances

Tags

• UPDATED FLOORING
• MODERN KITCHEN
• NEWER CABINETS
• NEWER APPLIANCES
• FRESHLY PAINTED INTERIORS
• BRIGHT LIVING SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

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: 159 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $761 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 + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 6997% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.21% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.03%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $144,258
• List price: $110,000
• Delta: -23.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5252 Lodewyck St	0.34mi	3/1.5 (-1)	1,006 (+0%)	5mo	$105,000	$104	72
6135 Marseilles St	0.52mi	3/1.0 (-1)	988 (-2%)	0mo	$55,000	$56	68
19134 Mallina St	0.49mi	3/1.0 (-1)	1,032 (+3%)	2mo	$179,000	$173	66
5981 University Pl	0.52mi	3/1.0 (-1)	964 (-4%)	3mo	$64,000	$66	61
18904 Mallina St	0.41mi	3/1.0 (-1)	1,107 (+10%)	2mo	$85,575	$77	57
5271 Marseilles St	0.41mi	3/1.0 (-1)	1,100 (+10%)	5mo	$75,000	$68	56
6156 Lodewyck St	0.48mi	3/1.0 (-1)	900 (-10%)	1mo	$51,000	$57	55
21628 Newcastle Rd	0.60mi	3/1.0 (-1)	1,079 (+8%)	0mo	$173,500	$161	54
6301 Lodewyck St	0.55mi	3/1.0 (-1)	1,084 (+8%)	4mo	$70,000	$65	52
21553 Bournemouth St	0.60mi	3/1.0 (-1)	1,079 (+8%)	4mo	$185,000	$171	51
17918 Chester St	0.60mi	3/1.0 (-1)	1,100 (+10%)	5mo	$130,000	$118	47
21225 Bournemouth St	0.73mi	3/1.5 (-1)	1,087 (+8%)	6mo	$100,000	$92	41

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: 4.3%
• Equity multiple: 1.16×
• Total profit: $5,081
• Equity at exit: $16,401

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $33,862
• Equity at exit: $9,511

Cash invested: $30,800 (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 48236

• Active inventory: 159
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$577
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $360

Break-even live

Break-even rent $877

Max offer price $110,000

Occupancy floor 68%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5915 Farmbrook St Detroit, MI	3.0	1.5	1000	$1,250	$1.25	24d	1	0.32mi
19168 Berden St Grosse Pointe, MI	3.0	1.0	1200	$1,800	$1.50	1d	1	0.44mi
6175 Marseilles St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	0.52mi
6301 Lodewyck St Detroit, MI	3.0	1.0	1084	$1,300	$1.20	12d	1	0.53mi
5786 Neff Ave Detroit, MI	3.0	1.5	1100	$1,225	$1.11	16d	1	0.56mi
6181 Neff Ave Detroit, MI	3.0	1.0	1102	$1,299	$1.18	17d	1	0.69mi
20926 Moross Rd Grosse Pointe, MI	3.0	1.0	1200	$1,350	$1.12	43d	1	0.71mi
6325 Neff Ave Detroit, MI	3.0	1.0	1000	$1,500	$1.50	2d	1	0.73mi
5955 Guilford St Detroit, MI	3.0	1.0	802	$1,400	$1.75	17d	1	0.73mi
6304 Bluehill St Detroit, MI	3.0	1.0	1088	$1,500	$1.38	43d	1	0.83mi
6225 Oldtown St Detroit, MI	3.0	1.0	1330	$1,199	$0.90	17d	1	0.90mi
10542 Lanark St Detroit, MI	3.0	1.0	1023	$1,250	$1.22	43d	1	0.95mi
20461 Kingsville St Harper Woods, MI	4.0	1.0	1100	$1,399	$1.27	14d	1	1.04mi
10870 Marne St Detroit, MI	3.0	1.0	1156	$1,100	$0.95	17d	1	1.09mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	43d	1	1.17mi
10985 Peerless St Detroit, MI	3.0	1.0	1000	$1,364	$1.36	4d	1	1.18mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	17d	1	1.20mi
9142 Yorkshire Rd Detroit, MI	5.0	1.5	1450	$1,700	$1.17	1d	1	1.21mi
10692 Meuse St Detroit, MI	3.0	1.0	955	$1,250	$1.31	12d	1	1.24mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	43d	1	1.25mi
10400 Britain St Detroit, MI	3.0	1.0	890	$1,100	$1.24	43d	1	1.27mi
19982 McCormick St Detroit, MI	3.0	1.0	866	$1,200	$1.39	3d	1	1.29mi
10037 Grayton St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	3d	1	1.29mi
10177 Boleyn St Detroit, MI	3.0	1.0	767	$1,250	$1.63	43d	1	1.30mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	1.40mi
5028 Bedford St Detroit, MI	3.0	1.0	1000	$1,400	$1.40	4d	1	1.50mi

Listing history 27 events

1. 2026-06-18
   days on market $110,000 Active 100 DOM
2. 2026-06-17
   days on market $110,000 Active 99 DOM
3. 2026-06-15
   days on market $110,000 Active 97 DOM
4. 2026-06-13
   days on market $110,000 Active 95 DOM
5. 2026-06-13
   days on market $110,000 Active 94 DOM
6. 2026-06-09
   days on market $110,000 Active 91 DOM
7. 2026-06-08
   days on market $110,000 Active 90 DOM
8. 2026-06-07
   days on market $110,000 Active 89 DOM
9. 2026-06-04
   days on market $110,000 Active 86 DOM
10. 2026-06-03
    days on market $110,000 Active 85 DOM
11. 2026-06-01
    days on market $110,000 Active 83 DOM
12. 2026-05-31
    days on market $110,000 Active 82 DOM
13. 2026-05-05
    price $110,000 413-char remark

    Show marketing remark (413 chars)

    Welcome to this beautifully updated bungalow. This move in ready home features fresh finishes throughout, including updated flooring, a modern kitchen with newer cabinets and appliances, and freshly painted interiors. The bright and open living space offers a clean, contemporary feel with neutral tones that make it easy to add your own personal touch. Outside, you will find a spacious yard and a long driveway.

14. 2026-05-05
    price $110,000 413-char remark

    Show marketing remark (413 chars)

    Welcome to this beautifully updated bungalow. This move in ready home features fresh finishes throughout, including updated flooring, a modern kitchen with newer cabinets and appliances, and freshly painted interiors. The bright and open living space offers a clean, contemporary feel with neutral tones that make it easy to add your own personal touch. Outside, you will find a spacious yard and a long driveway.

15. 2026-04-19
    historical $1,550
16. 2026-04-15
    listed $1,550
17. 2026-04-14
    historical $1,550
18. 2026-03-31
    price $130,000 413-char remark

    Show marketing remark (413 chars)

    Welcome to this beautifully updated bungalow. This move in ready home features fresh finishes throughout, including updated flooring, a modern kitchen with newer cabinets and appliances, and freshly painted interiors. The bright and open living space offers a clean, contemporary feel with neutral tones that make it easy to add your own personal touch. Outside, you will find a spacious yard and a long driveway.

19. 2026-03-30
    price $130,000 413-char remark

    Show marketing remark (413 chars)

    Welcome to this beautifully updated bungalow. This move in ready home features fresh finishes throughout, including updated flooring, a modern kitchen with newer cabinets and appliances, and freshly painted interiors. The bright and open living space offers a clean, contemporary feel with neutral tones that make it easy to add your own personal touch. Outside, you will find a spacious yard and a long driveway.

20. 2026-03-11
    listed $1,550
21. 2026-03-10
    listed $120,000 Active 413-char remark

    Show marketing remark (413 chars)

    Welcome to this beautifully updated bungalow. This move in ready home features fresh finishes throughout, including updated flooring, a modern kitchen with newer cabinets and appliances, and freshly painted interiors. The bright and open living space offers a clean, contemporary feel with neutral tones that make it easy to add your own personal touch. Outside, you will find a spacious yard and a long driveway.

22. 2026-03-10
    listed $120,000 Active 413-char remark

    Show marketing remark (413 chars)

    Welcome to this beautifully updated bungalow. This move in ready home features fresh finishes throughout, including updated flooring, a modern kitchen with newer cabinets and appliances, and freshly painted interiors. The bright and open living space offers a clean, contemporary feel with neutral tones that make it easy to add your own personal touch. Outside, you will find a spacious yard and a long driveway.

23. 2026-02-25
    historical
24. 2026-02-13
    listed $120,000 Active
25. 2026-02-13
    listed $120,000 Active
26. 2025-03-21
    soldstatus $110,000
27. 1993-04-22
    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: $845 · $70/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$424/yr (+$35/mo · 50.2%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,997
• − Mortgage interest: −$6,162
• − Property taxes: −$845
• − Insurance: −$550
• − Repairs & maintenance: −$1,280
• − Management: −$1,280
• − Depreciation: −$3,200
• Taxable income: $2,680
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $3,677/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
• City population: 572,865
• Population (ZIP): 31,383

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 White (82%)
• Race & ethnicity: White 82% Black 11% Two or more races 5% Asian 2% Hispanic / Latino 1%
• Common ancestry: Romanian 10% Lithuanian 5% Italian 4%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Arabic 2% 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: ▼ -285.11%
• Current HPI: 181.0475
• Rent YoY: —
• Metro: —
• 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

+1000.0% since first listed

15 events — show timeline

• 2026-05-05 Price Changed $110,000 MiRealSource-MiMLS
• 2026-05-05 Price Changed $110,000 REALCOMP
• 2026-04-19 Rental Removed $1,550 RENTSPREE
• 2026-04-15 Listed for Rent $1,550 RENTSPREE
• 2026-04-14 Rental Removed $1,550 REALSOURCE
• 2026-03-31 Price Changed $130,000 MiRealSource-MiMLS
• 2026-03-30 Price Changed $130,000 REALCOMP
• 2026-03-11 Listed for Rent $1,550 REALSOURCE
• 2026-03-10 Listed $120,000 REALCOMP
• 2026-03-10 Listed $120,000 MiRealSource-MiMLS
• 2026-02-25 Listing Removed — MiRealSource-MiMLS
• 2026-02-13 Listed $120,000 REALCOMP
• 2026-02-13 Listed $120,000 MiRealSource-MiMLS
• 2025-03-21 Sold (Public Records) $110,000 Public Records
• 1993-04-22 Sold (Public Records) $10,000 Public Records

Property tax history

-4.5%/yr

Latest (2025): $845 · -53.5% YoY. Source: county tax records.