14898 Appoline St · Detroit, MI 48227

$65,000

3 bd · 1.0 ba · 1,436 sqft · SingleFamily public records · 373 Days on market

Built 1929 3,485 sqft lot $45/sqft · 14% below area Est $76k · 14% 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 +13.8/15.0
• 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

Here is an investment opportunity on Detroit's West Side. 3 BR Brick Colonial features a living room with updated kitchen. Living room with fireplace. Spacious bedrooms. Full basement. Good candidate to flip or fix up and rent.

Key facts

• Full basement
• Updated kitchen
• 3,485 sq ft lot

Tags

• UPDATED KITCHEN
• LIVING ROOM WITH FIREPLACE
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 42% of the median local income ($37k/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 $449 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 $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 373 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask has dropped $15k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 373 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.97% ✓
• Cap rate: 14.93%
• Cash-on-cash: 30.83%
• DSCR: 2.37
• GRM: 4.2

CMA / ARV

• ARV (median comp): $75,628
• List price: $65,000
• Delta: -14.05%
• 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
15087 Pinehurst St	0.24mi	3/1.0	1,497 (+4%)	4mo	$55,000	$37	78
14889 Manor St	0.08mi	4/2.5 (+1)	1,375 (-4%)	0mo	$159,000	$116	78
14905 Littlefield St	0.30mi	3/1.0	1,368 (-5%)	1mo	$52,000	$38	77
14931 Monte Vista St	0.14mi	3/1.5	1,307 (-9%)	0mo	$35,000	$27	76
14265 Appoline St	0.46mi	3/2.0	1,384 (-4%)	0mo	$76,000	$55	68
15841 Steel St	0.64mi	3/1.0	1,460 (+2%)	1mo	$50,000	$34	67
14974 Cheyenne St	0.23mi	3/2.5	1,300 (-10%)	4mo	$155,000	$119	65
15053 Littlefield St	0.33mi	3/2.0	1,286 (-10%)	2mo	$75,000	$58	62
15103 Cheyenne St	0.30mi	4/2.0 (+1)	1,317 (-8%)	4mo	$121,500	$92	60
14885 Ward Ave	0.19mi	4/1.0 (+1)	1,222 (-15%)	4mo	$45,000	$37	58
15771 Birwood St	0.62mi	3/1.5	1,290 (-10%)	0mo	$128,995	$100	52
15788 Littlefield St	0.64mi	3/1.0	1,608 (+12%)	4mo	$95,000	$59	47

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: 28.8%
• Equity multiple: 2.25×
• Total profit: $22,750
• Equity at exit: $9,692

10-year hold

• IRR: 37.9%
• Equity multiple: 5.03×
• Total profit: $73,279
• Equity at exit: $5,620

Cash invested: $18,200 (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: $1,279 high
• Mortgage (P&I): −$341
• Tax from tax record: −$175 /mo · $2,102/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $468

Break-even live

Break-even rent $688

Max offer price $65,000

Occupancy floor 58%

Sensitivity live

Price	-10% $504	-5% $486	+0% $468	+5% $449	+10% $431
Rent	-10% $367	-5% $417	+0% $468	+5% $518	+10% $569
Rate	-1.0pp $500	-0.5pp $484	base $468	+0.5pp $451	+1.0pp $434

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	0.25mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	0.33mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	0.34mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.42mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	0.48mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	0.53mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.54mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	0.54mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	0.56mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	0.58mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	0.67mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	44d	1	0.72mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	0.72mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	0.75mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	25d	1	0.75mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	0.79mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.80mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	0.84mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	44d	1	0.89mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	0.89mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.89mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.89mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	44d	1	0.90mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	0.94mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	44d	1	0.94mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.98mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	44d	1	0.98mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	0.99mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.99mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	17d	1	1.01mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	1.02mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	1.06mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	1.08mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	11d	1	1.11mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	44d	1	1.11mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	17d	1	1.14mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	1.14mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	1.14mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	44d	1	1.18mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	44d	1	1.18mi

Listing history 42 events

1. 2026-06-18
   days on market $65,000 Active 373 DOM
2. 2026-06-17
   days on market $65,000 Active 372 DOM
3. 2026-06-15
   days on market $65,000 Active 370 DOM
4. 2026-06-13
   days on market $65,000 Active 368 DOM
5. 2026-06-13
   days on market $65,000 Active 367 DOM
6. 2026-06-09
   days on market $65,000 Active 364 DOM
7. 2026-06-08
   days on market $65,000 Active 363 DOM
8. 2026-06-07
   days on market $65,000 Active 362 DOM
9. 2026-06-04
   days on market $65,000 Active 359 DOM
10. 2026-06-03
    days on market $65,000 Active 358 DOM
11. 2026-06-01
    days on market $65,000 Active 356 DOM
12. 2026-05-31
    days on market $65,000 Active 355 DOM
13. 2026-05-08
    price $65,000 227-char remark

    Show marketing remark (227 chars)

    Here is an investment opportunity on Detroit's West Side. 3 BR Brick Colonial features a living room with updated kitchen. Living room with fireplace. Spacious bedrooms. Full basement. Good candidate to flip or fix up and rent.

14. 2026-05-08
    price $65,000 227-char remark

    Show marketing remark (227 chars)

    Here is an investment opportunity on Detroit's West Side. 3 BR Brick Colonial features a living room with updated kitchen. Living room with fireplace. Spacious bedrooms. Full basement. Good candidate to flip or fix up and rent.

15. 2025-07-31
    price $72,000 227-char remark

    Show marketing remark (227 chars)

    Here is an investment opportunity on Detroit's West Side. 3 BR Brick Colonial features a living room with updated kitchen. Living room with fireplace. Spacious bedrooms. Full basement. Good candidate to flip or fix up and rent.

16. 2025-07-31
    price $72,000 227-char remark

    Show marketing remark (227 chars)

    Here is an investment opportunity on Detroit's West Side. 3 BR Brick Colonial features a living room with updated kitchen. Living room with fireplace. Spacious bedrooms. Full basement. Good candidate to flip or fix up and rent.

17. 2025-06-10
    listed $80,000 Active 227-char remark

    Show marketing remark (227 chars)

    Here is an investment opportunity on Detroit's West Side. 3 BR Brick Colonial features a living room with updated kitchen. Living room with fireplace. Spacious bedrooms. Full basement. Good candidate to flip or fix up and rent.

18. 2025-06-10
    listed $80,000 Active 227-char remark

    Show marketing remark (227 chars)

    Here is an investment opportunity on Detroit's West Side. 3 BR Brick Colonial features a living room with updated kitchen. Living room with fireplace. Spacious bedrooms. Full basement. Good candidate to flip or fix up and rent.

19. 2022-03-07
    soldstatus $68,000
20. 2022-01-31
    soldstatus $52,000
21. 2021-12-20
    soldstatus $52,000 Sold
22. 2021-12-20
    soldstatus $52,000 Closed
23. 2021-12-02
    status Pending
24. 2021-12-02
    status Pending
25. 2021-10-23
    price $55,999
26. 2021-10-23
    price $55,999
27. 2021-10-11
    price $56,000
28. 2021-10-11
    price $56,000
29. 2021-10-09
    listed $57,000 Active
30. 2021-10-09
    listed $57,000 Active
31. 2021-10-06
    historical $57,000
32. 2021-10-06
    historical $57,000
33. 2018-09-19
    historical
34. 2018-09-19
    historical
35. 2018-07-24
    status Active
36. 2018-07-24
    status Active
37. 2018-07-09
    status Pending
38. 2018-07-09
    status Pending
39. 2018-06-23
    price $35,000
40. 2018-06-22
    price $35,000
41. 2018-06-08
    listed $36,000 Active
42. 2018-06-08
    listed $36,000 Active

ⓘ 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: $2,102 · $175/mo
• Projected year-2 tax: $2,102 · $175/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 ≥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: $15,354
• − Mortgage interest: −$3,641
• − Property taxes: −$2,102
• − Insurance: −$325
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$1,891
• Taxable income: $4,938
• Est. tax owed @ 24.0%: −$1,185
• After-tax cash flow: $4,427/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

+80.6% since first listed

30 events — show timeline

• 2026-05-08 Price Changed $65,000 MiRealSource-MiMLS
• 2026-05-08 Price Changed $65,000 REALCOMP
• 2025-07-31 Price Changed $72,000 MiRealSource-MiMLS
• 2025-07-31 Price Changed $72,000 REALCOMP
• 2025-06-10 Listed $80,000 REALCOMP
• 2025-06-10 Listed $80,000 MiRealSource-MiMLS
• 2022-03-07 Sold (Public Records) $68,000 Public Records
• 2022-01-31 Sold (Public Records) $52,000 Public Records
• 2021-12-20 Sold (MLS) $52,000 MiRealSource-MiMLS
• 2021-12-20 Sold (MLS) $52,000 REALCOMP
• 2021-12-02 Pending — MiRealSource-MiMLS
• 2021-12-02 Pending — REALCOMP
• 2021-10-23 Price Changed $55,999 MiRealSource-MiMLS
• 2021-10-23 Price Changed $55,999 REALCOMP
• 2021-10-11 Price Changed $56,000 MiRealSource-MiMLS
• 2021-10-11 Price Changed $56,000 REALCOMP
• 2021-10-09 Listed $57,000 MiRealSource-MiMLS
• 2021-10-09 Listed $57,000 REALCOMP
• 2021-10-06 Coming Soon $57,000 MiRealSource-MiMLS
• 2021-10-06 Coming Soon $57,000 REALCOMP
• 2018-09-19 Listing Removed — REALCOMP
• 2018-09-19 Listing Removed — MiRealSource-MiMLS
• 2018-07-24 Relisted — MiRealSource-MiMLS
• 2018-07-24 Relisted — REALCOMP
• 2018-07-09 Pending — MiRealSource-MiMLS
• 2018-07-09 Pending — REALCOMP
• 2018-06-23 Price Changed $35,000 MiRealSource-MiMLS
• 2018-06-22 Price Changed $35,000 REALCOMP
• 2018-06-08 Listed $36,000 MiRealSource-MiMLS
• 2018-06-08 Listed $36,000 REALCOMP

Property tax history

+4.0%/yr

Latest (2025): $2,102 · -10.1% YoY. Source: county tax records.