14169 Monte Vista St · Detroit, MI 48238

$12,000

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 2 Days on market

Built 1920 3,485 sqft lot ↓ 48% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Seller offering flexible land contract terms - bring your best offer and take advantage of this great opportunity! Bring your best finishing touches to this ready-to-flip, 3-bedroom, 1-bath income property! It's rare - and highly desirable - to have all three bedrooms conveniently located on the second floor. This home has no basement and no garage but offers plenty of potential for the savvy investor. While it needs some love, there's money to be made on this street! Located near major routes, local parks, schools, and just minutes from shopping and dining options, this property sits in a prime area ready for revitalization. Listing broker holds contractual equitable interest in the property and may receive consideration from the transaction. Property is being marketed pursuant to a purchase agreement with the seller. Closing will be conducted via contract assignment or double closing, with preference given to assignment. Seller to provide marketable title at closing. Title commitment available. Seller pays ALL: water bills owed, taxes owed, blight tickets or anything else. Buyer to pay closing costs, including transfer taxes, title insurance, closing fees. Sold AS IS - Buyer to verify all information listed.

Key facts

• 3,485 sq ft lot
• Built 1920
• Listed 2 days

Property features AI

Exterior

• Parking: No garage (shared driveway with assigned parking)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one-half stories; Ground-level entry with steps; Aluminum siding; Facing information not provided
• Construction: Asphalt roof; Slab foundation; Built with aluminum siding
• Exterior features: Porch; Back yard fencing; Paved road access

Interior

• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Gas water heater; Lighting
• Laundry & utility: Washer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $828 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $12k).
• Cap rate 89.1% vs local median 10.0% 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: 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.
• Zoned schools: Noble Elementarymiddle School (555 students, 92% FRL); Central High School (math 24% / reading 24%, grade F, #481 of 713 statewide, top 81%, 353 students, 89% FRL) — zoned schools at 91% FRL track the district average.
• Market conditions: Rents rising fast (+6.1%/yr); 350 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 43% 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 $83 of loan paydown is wiped out by about $360 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 16 sale attempts since 21y 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 $4k; list at $12k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $12,000

Questions for the listing agent

1. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 9.89% ✓
• Cap rate: 89.05%
• Cash-on-cash: 295.56%
• DSCR: 14.15
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $71,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12740 Mendota St	0.61mi	3/1.0	972 (-2%)	6mo	$90,000	$93	63
13558 Pinehurst St	0.31mi	4/1.0 (+1)	1,099 (+11%)	2mo	$135,000	$123	61
14014 Washburn St	0.36mi	2/1.0 (-1)	876 (-12%)	3mo	$17,000	$19	57
14929 Birwood St	0.61mi	3/2.0	999 (+1%)	13mo	$65,000	$65	55
14565 Hartwell St	0.65mi	3/1.0	900 (-9%)	3mo	$65,000	$72	52
12765 Wyoming Ave	0.69mi	3/1.0	928 (-6%)	10mo	$35,000	$38	49
15061 Pinehurst St	0.68mi	2/1.0 (-1)	970 (-2%)	15mo	$85,000	$88	47
14595 Littlefield St	0.58mi	3/1.0	916 (-8%)	16mo	$68,000	$74	47
14892 Ilene St	0.63mi	3/1.0	1,100 (+11%)	14mo	$77,000	$70	41
14871 NE Cheyenne St NW	0.64mi	3/1.0	878 (-12%)	13mo	$69,000	$79	40
13124 Kentucky St	0.68mi	3/1.5	1,140 (+15%)	10mo	$31,000	$27	33
14628 Ohio St	0.74mi	4/1.5 (+1)	1,129 (+14%)	10mo	$50,000	$44	28

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: —
• Equity multiple: 17.27×
• Total profit: $54,666
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 40.45×
• Total profit: $132,541
• Equity at exit: $1,038

Cash invested: $3,360 (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: 350
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,187 high
• Mortgage (P&I): −$63
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $828

Break-even live

Break-even rent $139

Max offer price $12,000

Occupancy floor 25%

Sensitivity live

Price	-10% $834	-5% $831	+0% $828	+5% $824	+10% $821
Rent	-10% $734	-5% $781	+0% $828	+5% $874	+10% $921
Rate	-1.0pp $834	-0.5pp $831	base $828	+0.5pp $824	+1.0pp $821

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: $3,000
• Closing costs: $360
• 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	26d	1	0.56mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	19d	1	0.63mi
14570 Cherrylawn St Detroit, MI	3.0	1.0	840	$1,250	$1.49	14d	1	0.76mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	26d	1	0.77mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	45d	1	0.77mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	0.78mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	18d	1	0.80mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	18d	1	0.81mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	18d	1	0.87mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	45d	1	0.90mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	19d	1	0.94mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	18d	1	0.98mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	6d	1	1.03mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	1.03mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	14d	1	1.08mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	45d	1	1.10mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	22d	1	1.10mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	45d	1	1.10mi
2926 Ewald Cir Detroit, MI	2.0	1.0	800	$900	$1.12	19d	1	1.11mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	18d	1	1.11mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	14d	1	1.14mi
15765 Washburn St Unit 15767 Washburn Upper Detroit, MI	2.0	1.0	1093	$950	$0.87	0d	1	1.15mi
15777 Wisconsin St Unit 77 Detroit, MI	2.0	1.0	900	$950	$1.06	6d	1	1.25mi
12775 Plymouth Rd Unit 16 Detroit, MI	2.0	1.0	1009	$825	$0.82	45d	1	1.25mi
2690 Ewald Cir Detroit, MI	1.0–2.0	1.0	750	$900	$1.20	26d	4	1.25mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	26d	1	1.25mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	18d	1	1.27mi
15839 Kentucky St Detroit, MI	2.0	1.0	800	$1,200	$1.50	19d	1	1.27mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	18d	1	1.28mi
15878 Kentucky St Detroit, MI	2.0	1.0	800	$900	$1.12	45d	1	1.32mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	45d	1	1.33mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	45d	1	1.41mi
12415 Monica St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	1.42mi
10002 Manor Unit 2 Detroit, MI	3.0	1.0	1100	$1,150	$1.05	45d	1	1.42mi
10002 Manor Unit 1 Detroit, MI	2.0	1.0	1000	$1,050	$1.05	45d	1	1.42mi
15771 Turner St Detroit, MI	2.0	1.0	1000	$1,049	$1.05	45d	1	1.46mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	45d	1	1.47mi
14950 Stoepel St Detroit, MI	2.0	1.0	600	$900	$1.50	26d	1	1.48mi
12663 Stoepel St Unit 1 Detroit, MI	2.0	1.0	750	$975	$1.30	19d	1	1.48mi
12663 Stoepel St Detroit, MI	2.0	1.0	1100	$1,050	$0.95	23d	1	1.48mi

Listing history 2 events

1. 2026-06-21
   remarks 669-char remark
2. 2026-06-21
   listed $12,000 Active 2 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: $504 · $42/mo
• Projected year-2 tax: $504 · $42/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 2/10 Low 7 d/yr ≥97°F today · 14 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: $14,241
• − Mortgage interest: −$672
• − Property taxes: −$504
• − Insurance: −$60
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$349
• Taxable income: $10,377
• Est. tax owed @ 24.0%: −$2,490
• After-tax cash flow: $7,441/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

-47.6% since first listed

30 events — show timeline

• 2026-06-19 Listed $12,000 REALCOMP
• 2026-06-19 Listed $12,000 MiRealSource-MiMLS
• 2025-10-29 Listing Removed — MiRealSource-MiMLS
• 2025-10-06 Relisted — MiRealSource-MiMLS
• 2025-10-06 Relisted — REALCOMP
• 2025-09-23 Listing Removed — REALCOMP
• 2025-09-23 Listing Removed — MiRealSource-MiMLS
• 2025-09-22 Listed $20,000 REALCOMP
• 2025-09-22 Listed $20,000 MiRealSource-MiMLS
• 2007-08-31 Sold (MLS) $3,900 MiRealSource-MiMLS
• 2007-08-30 Listing Removed — MiRealSource-MiMLS
• 2007-08-29 Listed $3,900 MiRealSource-MiMLS
• 2007-08-15 Listing Removed — MiRealSource-MiMLS
• 2007-08-01 Listed $3,900 MiRealSource-MiMLS
• 2007-07-21 Listing Removed — REALCOMP
• 2007-07-21 Listing Removed — MiRealSource-MiMLS
• 2007-03-28 Listed $4,900 REALCOMP
• 2007-03-28 Listed $4,900 MiRealSource-MiMLS
• 2006-09-01 Listing Removed — REALCOMP
• 2006-08-03 Listed $8,900 REALCOMP
• 2006-08-02 Listing Removed — REALCOMP
• 2006-07-06 Listed $13,500 REALCOMP
• 2006-06-13 Listing Removed — REALCOMP
• 2006-03-16 Listing Removed — REALCOMP
• 2006-03-15 Listed $13,500 REALCOMP
• 2006-02-08 Listing Removed — REALCOMP
• 2006-02-06 Listed $14,900 REALCOMP
• 2005-11-07 Listed $19,900 REALCOMP
• 2005-10-26 Listing Removed — REALCOMP
• 2005-08-10 Listed $22,900 REALCOMP

Property tax history

-3.8%/yr

Latest (2025): $504 · -49.7% YoY. Source: county tax records.