14170 Darcy St · Detroit, MI 48223

$15,000

3 bd · 1.0 ba · 918 sqft · SingleFamily public records · 59 Days on market

Built 1969 3,920 sqft lot $16/sqft · 63% below area

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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
• 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

This 3-bedroom, 1-bath home an excellent value-add opportunity for investors. Approximately 918 sq ft with solid structure in place, the property requires full renovation and is being sold as-is. Potential for fix-and-flip, buy-and-hold, or rental investment. Estimated after-repair value based on nearby renovated comparables has significant upside. Located in the Brightmoor area of Detroit near major roads, neighborhood amenities, and ongoing redevelopment activity. Ideal opportunity for investors seeking an affordable entry point in an active investment market. Buyer to verify all information.

Key facts

• 3,920 sq ft lot
• Built 1969
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 71.1% 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: 158 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% 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 32% of the median local income ($45k/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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $4k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. 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. 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?
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: 7.83% ✓
• Cap rate: 71.06%
• Cash-on-cash: 231.31%
• DSCR: 11.29
• GRM: 1.1

CMA / ARV

• ARV (median comp): $40,401
• List price: $15,000
• Delta: -62.87%
• 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
14025 Dacosta St	0.28mi	3/1.0	946 (+3%)	3mo	$15,500	$16	80
12801 Bentler St	0.56mi	3/1.0	926 (+1%)	7mo	$20,000	$22	66
14177 Bentler St	0.17mi	4/1.0 (+1)	1,000 (+9%)	8mo	$30,000	$30	65
22520 Lyndon St	0.50mi	3/1.0	942 (+3%)	11mo	$59,900	$64	63
14032 Patton St St	0.63mi	3/1.0	968 (+5%)	3mo	$50,000	$52	59
13955 Dolphin St	0.26mi	3/1.0	1,034 (+13%)	10mo	$55,000	$53	58
20511 Lyndon St	0.70mi	3/1.0	896 (-2%)	8mo	$40,000	$45	57
22612 Lyndon St	0.55mi	3/1.0	988 (+8%)	7mo	$149,000	$151	56
12914 Hazelton St	0.75mi	3/1.5	889 (-3%)	4mo	$55,125	$62	55
22556 Lyndon St	0.53mi	3/1.5	991 (+8%)	7mo	$135,000	$136	54
15044 Dacosta St	0.68mi	3/1.0	890 (-3%)	11mo	$87,000	$98	54
14305 Stout St	0.72mi	3/1.0	850 (-7%)	9mo	$99,000	$116	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.70×
• Total profit: $49,159
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 27.03×
• Total profit: $109,310
• Equity at exit: $1,297

Cash invested: $4,200 (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 48223

• Active inventory: 158
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$79
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $810

Break-even live

Break-even rent $149

Max offer price $15,000

Occupancy floor 26%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	43d	1	0.16mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	16d	1	0.37mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	43d	6	0.45mi
12850 Dolphin St Detroit, MI	1.0–2.0	1.0	746	$999	$1.34	4d	4	0.49mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	43d	1	0.52mi
14280 Bramell St Detroit, MI	3.0	1.0	1100	$1,500	$1.36	16d	1	0.54mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	16d	1	0.82mi
23610 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.86mi
23602 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.87mi
23606 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.87mi
23626 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.87mi
23614 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.87mi
23618 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.88mi
14088 Riverview St Unit 207 Detroit, MI	2.0	1.0	750	$975	$1.30	43d	1	0.88mi
14088 Riverview St Unit 208 Detroit, MI	2.0	1.0	750	$985	$1.31	43d	1	0.88mi
14088 Riverview St Unit 108 Detroit, MI	2.0	1.0	750	$900	$1.20	43d	1	0.88mi
14122 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	43d	1	0.88mi
14092 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.88mi
14086 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	44d	1	0.88mi
14096 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	43d	1	0.88mi
14114 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	20d	1	0.88mi
14110 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.88mi
14128 Riverview St Unit 107 Detroit, MI	2.0	1.0	900	$845	$0.94	43d	1	0.89mi
14128 Riverview St Apt 208 Detroit, MI	2.0	1.0	900	$985	$1.09	43d	1	0.89mi
14136 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.89mi
14128 Riverview St Unit 108 Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	0.89mi
14126 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	43d	1	0.89mi
14128 Riverview St Unit 207 Detroit, MI	2.0	1.0	900	$800	$0.89	43d	1	0.89mi
23622 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.89mi
14118 Riverview St Detroit, MI	2.0	1.0	900	$900	$1.00	43d	1	0.89mi
23634 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.89mi
23640 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.89mi
23636 Schoolcraft Rd Unit 109 Detroit, MI	2.0	1.0	750	$975	$1.30	43d	1	0.89mi
23636 Schoolcraft Rd Apt 212 Detroit, MI	2.0	1.0	750	$985	$1.31	43d	1	0.89mi
23630 Schoolcraft Rd Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.89mi
23636 Schoolcraft Rd Unit -209 Detroit, MI	2.0	1.0	900	$865	$0.96	43d	1	0.89mi
14132 Riverview St Detroit, MI	2.0	1.0	900	$985	$1.09	43d	1	0.89mi
14140 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.90mi
14152 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.90mi
14160 Riverview St Detroit, MI	2.0	1.0	900	$1,050	$1.17	43d	1	0.90mi

Listing history 15 events

1. 2026-06-18
   days on market $15,000 Active 59 DOM
2. 2026-06-17
   days on market $15,000 Active 58 DOM
3. 2026-06-15
   days on market $15,000 Active 56 DOM
4. 2026-06-13
   days on market $15,000 Active 54 DOM
5. 2026-06-13
   days on market $15,000 Active 53 DOM
6. 2026-06-09
   days on market $15,000 Active 50 DOM
7. 2026-06-08
   days on market $15,000 Active 49 DOM
8. 2026-06-07
   days on market $15,000 Active 48 DOM
9. 2026-06-04
   days on market $15,000 Active 45 DOM
10. 2026-06-03
    days on market $15,000 Active 44 DOM
11. 2026-06-02
    days on market $15,000 Active 43 DOM
12. 2026-06-01
    days on market $15,000 Active 42 DOM
13. 2026-05-31
    days on market $15,000 Active 41 DOM
14. 2026-04-20
    listed $18,900 Active 601-char remark

    Show marketing remark (601 chars)

    This 3-bedroom, 1-bath home an excellent value-add opportunity for investors. Approximately 918 sq ft with solid structure in place, the property requires full renovation and is being sold as-is. Potential for fix-and-flip, buy-and-hold, or rental investment. Estimated after-repair value based on nearby renovated comparables has significant upside. Located in the Brightmoor area of Detroit near major roads, neighborhood amenities, and ongoing redevelopment activity. Ideal opportunity for investors seeking an affordable entry point in an active investment market. Buyer to verify all information.

15. 2026-04-20
    listed $18,900 Active 601-char remark

    Show marketing remark (601 chars)

    This 3-bedroom, 1-bath home an excellent value-add opportunity for investors. Approximately 918 sq ft with solid structure in place, the property requires full renovation and is being sold as-is. Potential for fix-and-flip, buy-and-hold, or rental investment. Estimated after-repair value based on nearby renovated comparables has significant upside. Located in the Brightmoor area of Detroit near major roads, neighborhood amenities, and ongoing redevelopment activity. Ideal opportunity for investors seeking an affordable entry point in an active investment market. Buyer to verify all information.

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $396 · $33/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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,088
• − Mortgage interest: −$840
• − Property taxes: −$396
• − Insurance: −$75
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$436
• Taxable income: $10,087
• Est. tax owed @ 24.0%: −$2,421
• After-tax cash flow: $7,294/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): 22,622
• Household income: $44,512
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1151.0

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 (86%)
• Race & ethnicity: Black 86% White 7% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -303.41%
• Current HPI: 138.2779
• Rent YoY: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-20 Listed $18,900 REALCOMP
• 2026-04-20 Listed $18,900 MiRealSource-MiMLS

Property tax history

+2.7%/yr

Latest (2025): $396 · -51.9% YoY. Source: county tax records.