14926 Pinehurst St · Detroit, MI 48238

$89,900

4 bd · 1.0 ba · 1,485 sqft · SingleFamily public records · 216 Days on market

Built 1928 3,485 sqft lot $61/sqft · 53% above area

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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 +7.5/15.0
• 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! Brick colonial at 14926 Pinehurst St. , Detroit 48238, tenant-occupied at $1,000/mo. Spacious layout, full basement, and convenient location near shopping and major roads. Instant cash flow for your portfolio. Do not disturb the tenant. Showings with accepted offers

Key facts

• Full basement
• Convenient location
• Brick colonial

Tags

• BRICK COLONIAL
• FULL BASEMENT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% 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: 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 20d 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).
• At $1,361/mo this rent would consume 49% of the median local household income ($33k/yr) (locally 2172% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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 + 6.1% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 21y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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 1928 — 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: 1.51% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.23%
• DSCR: 1.72
• GRM: 5.5

CMA / ARV

• ARV (median comp): $58,623
• List price: $89,900
• Delta: 53.35%
• Verdict: OVERPRICED
• 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	0.12mi	3/1.0 (-1)	1,497 (+1%)	4mo	$55,000	$37	85
14889 Manor St	0.14mi	4/2.5	1,375 (-7%)	0mo	$159,000	$116	74
14931 Monte Vista St	0.08mi	3/1.5 (-1)	1,307 (-12%)	0mo	$35,000	$27	69
15841 Steel St	0.68mi	3/1.0 (-1)	1,460 (-2%)	1mo	$50,000	$34	60
14942 Ward Ave	0.39mi	4/2.0	1,619 (+9%)	4mo	$75,000	$46	59
14905 Littlefield St	0.53mi	3/1.0 (-1)	1,368 (-8%)	1mo	$52,000	$38	56
14265 Appoline St	0.55mi	3/2.0 (-1)	1,384 (-7%)	1mo	$76,000	$55	54
15103 Cheyenne St	0.49mi	4/2.0	1,317 (-11%)	4mo	$121,500	$92	51
15771 Birwood St	0.52mi	3/1.5 (-1)	1,290 (-13%)	0mo	$128,995	$100	47
14974 Cheyenne St	0.45mi	3/2.5 (-1)	1,300 (-12%)	4mo	$155,000	$119	44
15788 Littlefield St	0.74mi	3/1.0 (-1)	1,608 (+8%)	4mo	$95,000	$59	43
15053 Littlefield St	0.53mi	3/2.0 (-1)	1,286 (-13%)	2mo	$75,000	$58	42

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: 11.2%
• Equity multiple: 1.46×
• Total profit: $11,640
• Equity at exit: $13,404

10-year hold

• IRR: 22.9%
• Equity multiple: 3.30×
• Total profit: $57,829
• Equity at exit: $7,773

Cash invested: $25,172 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$471
• Tax from tax record: −$225 /mo · $2,706/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $340

Break-even live

Break-even rent $930

Max offer price $89,900

Occupancy floor 70%

Sensitivity live

Price	-10% $391	-5% $366	+0% $340	+5% $315	+10% $290
Rent	-10% $233	-5% $287	+0% $340	+5% $394	+10% $448
Rate	-1.0pp $386	-0.5pp $363	base $340	+0.5pp $317	+1.0pp $293

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: $22,475
• Closing costs: $2,697
• 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	0.08mi
15708 Birwood St Detroit, MI	3.0	1.0	1255	$1,100	$0.88	6d	1	0.44mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	0.63mi
Ohio St Unit 4 Detroit, MI	4.0	1.5	1400	$750	$0.54	45d	1	0.64mi
14550 Northlawn St Detroit, MI	3.0	2.0	950	$1,200	$1.26	18d	1	0.72mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	18d	1	0.74mi
13965 Mendota St Detroit, MI	3.0	1.0	1222	$1,294	$1.06	19d	1	0.74mi
14242 Ohio St Detroit, MI	4.0	1.0	1400	$1,000	$0.71	45d	1	0.77mi
15457 Cloverlawn St Detroit, MI	3.0	2.0	1500	$1,275	$0.85	26d	1	0.77mi
14656 Roselawn St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	19d	1	0.79mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	45d	1	0.82mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	14d	1	0.83mi
16183 Wisconsin St Detroit, MI	3.0	1.5	1370	$1,400	$1.02	45d	1	0.89mi
16230 Cheyenne St Detroit, MI	3.0	1.0	1653	$1,450	$0.88	45d	1	0.91mi
13979 Cherrylawn St Detroit, MI	3.0	1.0	1296	$1,334	$1.03	22d	1	0.93mi
13620 Kentucky St Detroit, MI	3.0	1.0	1248	$1,200	$0.96	6d	1	0.94mi
14590 Ardmore St Detroit, MI	3.0	1.0	1200	$1,195	$1.00	4d	1	0.96mi
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	18d	1	1.00mi
16546 Wisconsin St Detroit, MI	3.0	1.0	1577	$1,500	$0.95	45d	1	1.01mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	19d	1	1.01mi
14011 Roselawn St Detroit, MI	4.0	1.5	1300	$1,450	$1.12	3d	1	1.01mi
16889 Washburn St Detroit, MI	3.0	1.5	1300	$1,100	$0.85	19d	1	1.11mi
14600 Strathmoor St Detroit, MI	4.0	1.0	1300	$1,450	$1.12	45d	1	1.12mi
16934 Ilene St Detroit, MI	3.0	1.5	1516	$1,400	$0.92	21d	1	1.15mi
15762 Mark Twain St Detroit, MI	3.0	2.0	1430	$1,250	$0.87	18d	1	1.15mi
7350 Globe St Detroit, MI	3.0	1.0	1000	$1,550	$1.55	5d	1	1.19mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	12d	1	1.19mi
16505 Stansbury St Detroit, MI	3.0	1.0	1700	$1,345	$0.79	45d	1	1.19mi
16255 Lilac St Detroit, MI	3.0	1.0	1312	$1,394	$1.06	19d	1	1.27mi
12650 Griggs St Detroit, MI	3.0	2.0	1628	$1,375	$0.84	26d	1	1.30mi
13620 Tuller St Detroit, MI	4.0	1.0	1064	$1,374	$1.29	14d	1	1.30mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	18d	1	1.33mi
14375 Terry St Detroit, MI	3.0	2.0	1300	$1,425	$1.10	45d	1	1.40mi
16722 Tuller St Detroit, MI	3.0	1.5	1100	$1,500	$1.36	18d	1	1.41mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	19d	1	1.42mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	26d	1	1.42mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	14d	1	1.42mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	26d	1	1.42mi
17540 Pinehurst St Detroit, MI	3.0	1.0	1200	$1,395	$1.16	45d	1	1.45mi
15810 Robson St Detroit, MI	3.0	1.0	1142	$1,500	$1.31	26d	1	1.45mi

Listing history 50 events

1. 2026-06-21
   days on market $89,900 Active 216 DOM
2. 2026-06-18
   days on market $89,900 Active 213 DOM
3. 2026-06-17
   days on market $89,900 Active 212 DOM
4. 2026-06-15
   days on market $89,900 Active 210 DOM
5. 2026-06-13
   days on market $89,900 Active 208 DOM
6. 2026-06-13
   days on market $89,900 Active 207 DOM
7. 2026-06-09
   days on market $89,900 Active 204 DOM
8. 2026-06-08
   days on market $89,900 Active 203 DOM
9. 2026-06-07
   days on market $89,900 Active 202 DOM
10. 2026-06-04
    days on market $89,900 Active 199 DOM
11. 2026-06-03
    days on market $89,900 Active 198 DOM
12. 2026-06-01
    days on market $89,900 Active 196 DOM
13. 2026-05-31
    days on market $89,900 Active 195 DOM
14. 2026-02-24
    price $89,900 284-char remark

    Show marketing remark (284 chars)

    Investor special! Brick colonial at 14926 Pinehurst St. , Detroit 48238, tenant-occupied at $1,000/mo. Spacious layout, full basement, and convenient location near shopping and major roads. Instant cash flow for your portfolio. Do not disturb the tenant. Showings with accepted offers

15. 2026-02-23
    price $89,900 284-char remark

    Show marketing remark (284 chars)

    Investor special! Brick colonial at 14926 Pinehurst St. , Detroit 48238, tenant-occupied at $1,000/mo. Spacious layout, full basement, and convenient location near shopping and major roads. Instant cash flow for your portfolio. Do not disturb the tenant. Showings with accepted offers

16. 2025-11-14
    listed $99,900 Active 284-char remark

    Show marketing remark (284 chars)

    Investor special! Brick colonial at 14926 Pinehurst St. , Detroit 48238, tenant-occupied at $1,000/mo. Spacious layout, full basement, and convenient location near shopping and major roads. Instant cash flow for your portfolio. Do not disturb the tenant. Showings with accepted offers

17. 2025-11-14
    listed $99,900 Active 284-char remark

    Show marketing remark (284 chars)

    Investor special! Brick colonial at 14926 Pinehurst St. , Detroit 48238, tenant-occupied at $1,000/mo. Spacious layout, full basement, and convenient location near shopping and major roads. Instant cash flow for your portfolio. Do not disturb the tenant. Showings with accepted offers

18. 2025-01-11
    historical $1,000
19. 2024-12-18
    price $1,000
20. 2024-10-19
    price $1,200
21. 2024-09-13
    listed $1,300
22. 2024-07-29
    soldstatus $60,000
23. 2024-07-03
    soldstatus $60,000 Sold
24. 2024-07-03
    soldstatus $60,000 Closed
25. 2024-04-25
    status Pending
26. 2024-04-25
    status Pending
27. 2024-01-31
    historical Accepting Backup Offers
28. 2024-01-31
    historical Accepting Backup Offers
29. 2024-01-10
    status Active
30. 2024-01-10
    status Active
31. 2024-01-08
    historical Accepting Backup Offers
32. 2024-01-08
    historical Accepting Backup Offers
33. 2024-01-04
    listed $65,000 Active
34. 2024-01-04
    listed $65,000 Active
35. 2022-11-15
    historical
36. 2022-11-15
    historical
37. 2022-09-20
    price $62,000
38. 2022-09-13
    listed $62,000
39. 2022-09-13
    listed $65,000 Active
40. 2022-09-02
    historical
41. 2022-09-02
    historical
42. 2022-09-01
    listed $69,999 Active
43. 2022-09-01
    listed $69,999 Active
44. 2009-07-15
    soldstatus $5,000
45. 2009-03-27
    listed $4,400
46. 2009-01-15
    historical
47. 2008-09-17
    listed $10,900
48. 2008-03-08
    historical
49. 2008-01-10
    historical
50. 2007-11-12
    listed $13,500

ⓘ 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: $2,706 · $225/mo
• Projected year-2 tax: $2,706 · $225/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: $16,327
• − Mortgage interest: −$5,036
• − Property taxes: −$2,706
• − Insurance: −$450
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$2,615
• Taxable income: $2,908
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $3,388/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

+127.6% since first listed

45 events — show timeline

• 2026-02-24 Price Changed $89,900 MiRealSource-MiMLS
• 2026-02-23 Price Changed $89,900 REALCOMP
• 2025-11-14 Listed $99,900 REALCOMP
• 2025-11-14 Listed $99,900 MiRealSource-MiMLS
• 2025-01-11 Rental Removed $1,000 PROPERTYWARE
• 2024-12-18 Price Changed $1,000 PROPERTYWARE
• 2024-10-19 Price Changed $1,200 PROPERTYWARE
• 2024-09-13 Listed for Rent $1,300 PROPERTYWARE
• 2024-07-29 Sold (Public Records) $60,000 Public Records
• 2024-07-03 Sold (MLS) $60,000 MiRealSource-MiMLS
• 2024-07-03 Sold (MLS) $60,000 REALCOMP
• 2024-04-25 Pending — MiRealSource-MiMLS
• 2024-04-25 Pending — REALCOMP
• 2024-01-31 Contingent — MiRealSource-MiMLS
• 2024-01-31 Contingent — REALCOMP
• 2024-01-10 Relisted — MiRealSource-MiMLS
• 2024-01-10 Relisted — REALCOMP
• 2024-01-08 Contingent — MiRealSource-MiMLS
• 2024-01-08 Contingent — REALCOMP
• 2024-01-04 Listed $65,000 MiRealSource-MiMLS
• 2024-01-04 Listed $65,000 REALCOMP
• 2022-11-15 Listing Removed — MiRealSource-MiMLS
• 2022-11-15 Listing Removed — REALCOMP
• 2022-09-20 Price Changed $62,000 MiRealSource-MiMLS
• 2022-09-13 Listed $65,000 MiRealSource-MiMLS
• 2022-09-13 Listed $62,000 REALCOMP
• 2022-09-02 Listing Removed — REALCOMP
• 2022-09-02 Listing Removed — MiRealSource-MiMLS
• 2022-09-01 Listed $69,999 MiRealSource-MiMLS
• 2022-09-01 Listed $69,999 REALCOMP
• 2009-07-15 Sold (MLS) $5,000 REALCOMP
• 2009-03-27 Listed $4,400 REALCOMP
• 2009-01-15 Listing Removed — REALCOMP
• 2008-09-17 Listed $10,900 REALCOMP
• 2008-03-08 Listing Removed — MiRealSource-MiMLS
• 2008-01-10 Listing Removed — REALCOMP
• 2007-11-12 Listed $13,500 REALCOMP
• 2007-11-12 Listed $13,500 MiRealSource-MiMLS
• 2007-11-11 Listed $13,500 REALCOMP
• 2005-12-12 Sold (MLS) $45,000 MiRealSource-MiMLS
• 2005-12-12 Sold (MLS) $45,000 REALCOMP
• 2005-10-31 Listing Removed — MiRealSource-MiMLS
• 2005-10-14 Listed $39,900 MiRealSource-MiMLS
• 2005-10-13 Listed $39,900 REALCOMP
• 1997-03-18 Sold (Public Records) $39,500 Public Records

Property tax history

+24.6%/yr

Latest (2025): $2,706 · +43.4% YoY. Source: county tax records.