14536 Washburn St · Detroit, MI 48238

$50,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 24 Days on market

Built 1925 3,485 sqft lot $39/sqft · 5% above area Est $48k · at est.

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.3/15.0
• 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 MLS

Investor special in Detroit's established northwest side neighborhood. Located at 14536 Washburn, this 3-bedroom, 1-bath home offers approximately 1,300 square feet and is ready for a full renovation. Ideal opportunity for investors, rehabbers, or buyers looking to take on a complete project and build equity from the ground up. The home features a traditional layout with a separate living room and dining area, offering a solid footprint to reimagine and restore. Original homes throughout this area were largely built during Detroit's early growth years in the 1920s and 1930s, giving the neighborhood a classic Detroit character with tree-lined streets and longstanding residential roots. () Property is being sold as-is. Bring your contractor, vision, and renovation plans. Convenient location with access to major roads, shopping, schools, and local neighborhood amenities.

Key facts

• Full renovation
• Convenient location
• Separate living room

Tags

• FULL RENOVATION
• SEPARATE LIVING ROOM
• SEPARATE DINING AREA
• CONVENIENT LOCATION
• ACCESS TO MAJOR ROADS
• LOCAL NEIGHBORHOOD AMENITIES

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Ground-level entry
• Construction: Aluminum siding; Block foundation; Asphalt roof; Built area above grade approximately 1,300 square feet
• Exterior features: Back yard with fencing; Covered porch; Paved road access; Lot approximately 0.08 acres (35 x 101)

Interior

• Bedrooms: Total of 3 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling reported
• Interior features: Covered porch; Sidewalks on the block; Full unfinished basement with interior entry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.2% 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 (+6.1%/yr); 346 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 44% 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 $346 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 + 6.1% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 20y 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 $7k; list at $50k implies a 614% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 2.45% ✓
• Cap rate: 21.18%
• Cash-on-cash: 53.18%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (median comp): $47,670
• List price: $50,000
• Delta: 4.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14931 Monte Vista St	0.45mi	3/1.5	1,307 (+1%)	0mo	$35,000	$27	75
13586 Indiana St	0.61mi	3/1.0	1,298 (+0%)	2mo	$30,000	$23	70
14203 Cherrylawn St	0.40mi	3/2.0	1,250 (-4%)	5mo	$58,000	$46	67
15088 Appoline St	0.63mi	3/1.0	1,300 (+0%)	5mo	$70,000	$54	66
13903 Cloverlawn Ave	0.64mi	3/1.5	1,265 (-2%)	5mo	$140,000	$111	60
14265 Appoline St	0.57mi	3/2.0	1,384 (+7%)	0mo	$76,000	$55	58
14889 Manor St	0.48mi	4/2.5 (+1)	1,375 (+6%)	0mo	$159,000	$116	56
13955 Ohio St	0.51mi	3/1.0	1,448 (+12%)	5mo	$37,000	$26	53
15374 Birwood St	0.57mi	4/2.0 (+1)	1,378 (+6%)	5mo	$132,000	$96	50
14885 Ward Ave	0.73mi	4/1.0 (+1)	1,222 (-6%)	4mo	$45,000	$37	48
13581 Cloverlawn St	0.71mi	4/2.0 (+1)	1,240 (-4%)	4mo	$143,000	$115	48
13546 Ilene St	0.63mi	3/1.0	1,440 (+11%)	6mo	$32,000	$22	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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 54.8%
• Equity multiple: 3.53×
• Total profit: $35,416
• Equity at exit: $7,455

10-year hold

• IRR: 61.1%
• Equity multiple: 8.09×
• Total profit: $99,237
• Equity at exit: $4,323

Cash invested: $14,000 (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 48238

• Home prices YoY: -14.4%
• Rents YoY: 6.1%
• Active inventory: 346
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,223 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $620

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 44%

Sensitivity live

Price	-10% $655	-5% $638	+0% $620	+5% $603	+10% $586
Rent	-10% $524	-5% $572	+0% $620	+5% $669	+10% $717
Rate	-1.0pp $646	-0.5pp $633	base $620	+0.5pp $607	+1.0pp $594

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	44d	1	0.25mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	0.34mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	44d	1	0.35mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	17d	1	0.36mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	18d	1	0.47mi
13910 Kentucky St Detroit, MI	2.0	1.0	1680	$1,000	$0.60	44d	1	0.51mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	21d	1	0.52mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	18d	1	0.52mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	5d	1	0.57mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	2d	1	0.60mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	18d	1	0.60mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	5d	1	0.73mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	44d	1	0.73mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	5d	1	0.73mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	25d	1	0.74mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	44d	1	0.75mi
15765 Washburn St Detroit, MI	2.0	1.0	1093	$950	$0.87	44d	1	0.76mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	5d	1	0.80mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	44d	1	0.84mi
15791 Cherrylawn St Detroit, MI	2.0	1.0	1792	$1,100	$0.61	44d	1	0.85mi
15088 Littlefield St Detroit, MI	2.0	1.0	1294	$1,275	$0.99	22d	1	0.88mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	13d	1	0.89mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	44d	1	0.95mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	44d	1	0.97mi
12703 Northlawn St Detroit, MI	2.0	1.0	1365	$1,053	$0.77	21d	1	1.00mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	25d	1	1.01mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	17d	1	1.02mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	44d	1	1.05mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	17d	1	1.06mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	4d	1	1.09mi
16230 Indiana St Unit 2 Detroit, MI	2.0	1.0	1050	$1,200	$1.14	18d	1	1.09mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	44d	1	1.12mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	1.12mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	44d	1	1.18mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	17d	1	1.19mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	44d	1	1.20mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	1.22mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	3d	1	1.23mi
12303 Cloverlawn St Detroit, MI	3.0	1.5	1454	$1,400	$0.96	44d	1	1.23mi
4287 W Grand St Unit 4289 Detroit, MI	3.0	1.0	1250	$1,000	$0.80	44d	1	1.24mi

Listing history 32 events

1. 2026-06-02
   statusdays on market $50,000 Pending 24 DOM

   Show marketing remark (880 chars)

   Investor special in Detroit's established northwest side neighborhood. Located at 14536 Washburn, this 3-bedroom, 1-bath home offers approximately 1,300 square feet and is ready for a full renovation. Ideal opportunity for investors, rehabbers, or buyers looking to take on a complete project and build equity from the ground up. The home features a traditional layout with a separate living room and dining area, offering a solid footprint to reimagine and restore. Original homes throughout this area were largely built during Detroit's early growth years in the 1920s and 1930s, giving the neighborhood a classic Detroit character with tree-lined streets and longstanding residential roots. () Property is being sold as-is. Bring your contractor, vision, and renovation plans. Convenient location with access to major roads, shopping, schools, and local neighborhood amenities.

2. 2026-06-01
   days on market $50,000 Active 23 DOM
3. 2026-05-31
   days on market $50,000 Active 22 DOM
4. 2026-05-09
   listed $50,000 Active 880-char remark

   Show marketing remark (880 chars)

   Investor special in Detroit's established northwest side neighborhood. Located at 14536 Washburn, this 3-bedroom, 1-bath home offers approximately 1,300 square feet and is ready for a full renovation. Ideal opportunity for investors, rehabbers, or buyers looking to take on a complete project and build equity from the ground up. The home features a traditional layout with a separate living room and dining area, offering a solid footprint to reimagine and restore. Original homes throughout this area were largely built during Detroit's early growth years in the 1920s and 1930s, giving the neighborhood a classic Detroit character with tree-lined streets and longstanding residential roots. () Property is being sold as-is. Bring your contractor, vision, and renovation plans. Convenient location with access to major roads, shopping, schools, and local neighborhood amenities.

5. 2026-05-09
   listed $50,000 Active 893-char remark

   Show marketing remark (880 chars)

   Investor special in Detroit's established northwest side neighborhood. Located at 14536 Washburn, this 3-bedroom, 1-bath home offers approximately 1,300 square feet and is ready for a full renovation. Ideal opportunity for investors, rehabbers, or buyers looking to take on a complete project and build equity from the ground up. The home features a traditional layout with a separate living room and dining area, offering a solid footprint to reimagine and restore. Original homes throughout this area were largely built during Detroit's early growth years in the 1920s and 1930s, giving the neighborhood a classic Detroit character with tree-lined streets and longstanding residential roots. () Property is being sold as-is. Bring your contractor, vision, and renovation plans. Convenient location with access to major roads, shopping, schools, and local neighborhood amenities.

6. 2025-07-28
   historical
7. 2025-05-17
   listed $69,900 Active
8. 2025-05-17
   listed $69,900 Active
9. 2025-04-30
   historical
10. 2025-04-30
    historical
11. 2025-04-23
    status Active
12. 2025-04-09
    historical
13. 2025-03-28
    price $69,999
14. 2025-03-27
    price $69,999
15. 2025-03-08
    price $74,999
16. 2025-03-07
    price $74,999
17. 2024-12-05
    listed $75,000 Active
18. 2024-12-05
    listed $75,000 Active
19. 2016-05-05
    historical
20. 2016-05-05
    historical
21. 2015-08-24
    listed $21,500
22. 2015-08-24
    listed $21,500
23. 2013-09-03
    soldstatus $7,000
24. 2013-09-03
    soldstatus $7,000
25. 2013-08-07
    historical
26. 2013-08-07
    historical
27. 2013-07-15
    listed $8,000
28. 2013-07-15
    listed $8,000
29. 2007-08-01
    historical
30. 2007-05-09
    listed $44,000
31. 2007-05-06
    historical
32. 2006-11-06
    listed $49,000

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $14,673
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$1,455
• Taxable income: $7,070
• Est. tax owed @ 24.0%: −$1,697
• After-tax cash flow: $5,748/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

+2.0% since first listed

31 events — show timeline

• 2026-06-02 Pending — MiRealSource-MiMLS
• 2026-06-02 Pending — REALCOMP
• 2026-05-09 Listed $50,000 REALCOMP
• 2026-05-09 Listed $50,000 MiRealSource-MiMLS
• 2025-07-28 Listing Removed — MiRealSource-MiMLS
• 2025-05-17 Listed $69,900 REALCOMP
• 2025-05-17 Listed $69,900 MiRealSource-MiMLS
• 2025-04-30 Listing Removed — REALCOMP
• 2025-04-30 Listing Removed — MiRealSource-MiMLS
• 2025-04-23 Relisted — REALCOMP
• 2025-04-09 Listing Removed — REALCOMP
• 2025-03-28 Price Changed $69,999 MiRealSource-MiMLS
• 2025-03-27 Price Changed $69,999 REALCOMP
• 2025-03-08 Price Changed $74,999 MiRealSource-MiMLS
• 2025-03-07 Price Changed $74,999 REALCOMP
• 2024-12-05 Listed $75,000 REALCOMP
• 2024-12-05 Listed $75,000 MiRealSource-MiMLS
• 2016-05-05 Listing Removed — MiRealSource-MiMLS
• 2016-05-05 Listing Removed — REALCOMP
• 2015-08-24 Listed $21,500 MiRealSource-MiMLS
• 2015-08-24 Listed $21,500 REALCOMP
• 2013-09-03 Sold (MLS) $7,000 MiRealSource-MiMLS
• 2013-09-03 Sold (MLS) $7,000 REALCOMP
• 2013-08-07 Listing Removed — MiRealSource-MiMLS
• 2013-08-07 Listing Removed — REALCOMP
• 2013-07-15 Listed $8,000 MiRealSource-MiMLS
• 2013-07-15 Listed $8,000 REALCOMP
• 2007-08-01 Listing Removed — REALCOMP
• 2007-05-09 Listed $44,000 REALCOMP
• 2007-05-06 Listing Removed — REALCOMP
• 2006-11-06 Listed $49,000 REALCOMP

Property tax history

+11.6%/yr

Latest (2025): $3,118 · +0.7% YoY. Source: county tax records.