14333 Grandville Ave · Detroit, MI 48223

$129,900

3 bd · 1.0 ba · 832 sqft · SingleFamily public records · 43 Days on market

Built 1938 4,356 sqft lot $156/sqft · 43% above area Est $175k · 26% under

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Why this score? — see what drove the C- 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 +16.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.8/10.0
• 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 charming 3-bedroom, 2-bath Bungalow home is priced to sell. The Open layout of the Living Room and Dining Area leads into the newly rehab Kitchen with granite countertop and freshly repainted cabinet. Both Bath completely remodeled, New flooring throughout, freshly painted in a warm neutral color. Two main-floor bedrooms offer cozy retreats with easy access to the full bath with the third Large Bedroom at the upper level with tons of storage. Bonus rooms in the finished basement for extra living space. Whether you're a first-time buyer or looking to downsize, this home checks all the boxes. Outside, a fenced spacious backyard with deck is perfect for relaxing or entertainment.

Key facts

• New flooring
• Open layout
• Finished basement

Tags

• OPEN LAYOUT
• GRANITE COUNTERTOP
• FRESHLY REPAINTED CABINET
• COMPLETELY REMODELED BATH
• NEW FLOORING
• FINISHED BASEMENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public sewer available; Sewer available; No water source specified
• Home design: Single-family residence; One and one-half story; Ground-level entry; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Paved road access; Lot approximately 0.1 acre (35 x 120)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Finished full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $75 ($903/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (1.6% below list).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 10.2% in Detroit — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 34% 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 $898 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.48%
• DSCR: 1.11
• GRM: 8.5

CMA / ARV

• ARV (median comp): $174,574
• List price: $129,900
• Delta: -25.59%
• 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
19826 Lyndon St	0.31mi	3/1.0	866 (+4%)	1mo	$21,000	$24	78
14258 Plainview Ave	0.22mi	3/1.0	918 (+10%)	3mo	$42,000	$46	70
14305 Stout St	0.52mi	3/1.0	850 (+2%)	9mo	$99,000	$116	65
13500 Heyden St	0.65mi	2/1.0 (-1)	850 (+2%)	4mo	$20,000	$24	58
20511 Lyndon St	0.59mi	3/1.0	896 (+8%)	8mo	$40,000	$45	53
14314 Southfield Fwy	0.71mi	2/1.0 (-1)	827 (-1%)	13mo	$125,000	$151	50
15363 Plainview Ave	0.74mi	2/1.0 (-1)	800 (-4%)	5mo	$27,000	$34	50
13563 Faust Ave	0.63mi	2/1.0 (-1)	775 (-7%)	5mo	$60,000	$77	50
13591 Faust Ave	0.61mi	2/1.0 (-1)	891 (+7%)	7mo	$30,000	$34	49
12900 Stahelin Ave	0.65mi	3/1.0	924 (+11%)	6mo	$50,000	$54	47
13540 Minock St	0.49mi	2/1.0 (-1)	709 (-15%)	10mo	$24,000	$34	40
13564 Faust Ave	0.65mi	2/1.0 (-1)	951 (+14%)	5mo	$60,000	$63	36

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-16,217
• Equity at exit: $19,369

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-7,783
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,278 high
• Mortgage (P&I): −$681
• Tax from tax record: −$199 /mo · $2,390/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $75

Break-even live

Break-even rent $1,183

Max offer price $129,900

Occupancy floor 89%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14347 Westwood St Detroit, MI	2.0	1.0	706	$1,200	$1.70	24d	1	0.08mi
19431 Lyndon St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.13mi
14258 Plainview Ave Detroit, MI	3.0	1.0	918	$1,200	$1.31	43d	1	0.25mi
14541 Kentfield St Detroit, MI	3.0	1.0	797	$1,300	$1.63	16d	1	0.51mi
19050 W Davison St Detroit, MI	3.0	1.0	1118	$1,400	$1.25	43d	1	0.55mi
13514 Stahelin Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	0.59mi
13591 Faust Ave Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.62mi
12950 Glastonbury Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	24d	1	0.65mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	24d	1	0.66mi
15143 Evergreen Rd Detroit, MI	2.0	1.0	653	$875	$1.34	22d	1	0.66mi
13500 Heyden St Detroit, MI	2.0	1.0	850	$1,200	$1.41	43d	1	0.67mi
12941 Penrod St Detroit, MI	2.0	1.0	1000	$1,275	$1.27	43d	1	0.75mi
12875 Faust Ave Detroit, MI	2.0	1.0	735	$1,200	$1.63	5d	1	0.76mi
15318 Kentfield St Detroit, MI	3.0	1.5	900	$1,400	$1.56	43d	1	0.79mi
12944 Rosemont Ave Detroit, MI	2.0	1.0	800	$1,050	$1.31	5d	1	0.81mi
13600 Southfield Fwy Detroit, MI	2.0	1.0	848	$1,100	$1.30	5d	1	0.83mi
14716 Archdale St Detroit, MI	2.0	1.0	900	$1,100	$1.22	43d	1	0.84mi
15519 Plainview Ave Detroit, MI	3.0	1.0	900	$1,396	$1.55	16d	1	0.86mi
15712 Evergreen Rd Detroit, MI	2.0	1.0	850	$1,050	$1.24	43d	1	0.93mi
15340 Braile St Detroit, MI	3.0	1.0	883	$1,000	$1.13	5d	1	0.96mi
14177 Bentler St Detroit, MI	4.0	1.0	1000	$1,475	$1.48	43d	1	1.08mi
15065 Gilchrist St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	43d	1	1.17mi
12867 Westbrook St Detroit, MI	2.0	1.0	736	$1,050	$1.43	43d	1	1.19mi
12084 Vaughan St Detroit, MI	3.0	1.0	1000	$1,200	$1.20	16d	1	1.20mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	43d	1	1.22mi
12840 Grandmont Ave Detroit, MI	3.0	1.0	1100	$1,200	$1.09	43d	1	1.26mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	5d	1	1.29mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	12d	1	1.29mi
12711 Grandmont Ave Detroit, MI	3.0	1.0	1000	$1,400	$1.40	18d	1	1.29mi
11704 Greenview Ave Detroit, MI	4.0	1.0	1046	$1,300	$1.24	24d	1	1.33mi
11741 Penrod St Detroit, MI	3.0	1.0	1124	$1,400	$1.25	16d	1	1.33mi
16194 Fielding St Unit 2 Detroit, MI	2.0	1.0	750	$950	$1.27	15d	1	1.33mi
12880 Dolson St Detroit, MI	1.0–2.0	1.0	750	$1,200	$1.60	43d	6	1.41mi
15736 Biltmore St Detroit, MI	3.0	1.5	1000	$1,200	$1.20	16d	1	1.41mi
11652 Fielding St Detroit, MI	3.0	1.0	1000	$1,386	$1.39	43d	1	1.42mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	43d	1	1.44mi
22241 Lyndon St Detroit, MI	3.0	1.0	960	$1,100	$1.15	16d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $129,900 Active 43 DOM
2. 2026-06-17
   days on market $129,900 Active 42 DOM
3. 2026-06-15
   days on market $129,900 Active 40 DOM
4. 2026-06-13
   days on market $129,900 Active 38 DOM
5. 2026-06-13
   days on market $129,900 Active 37 DOM
6. 2026-06-09
   days on market $129,900 Active 34 DOM
7. 2026-06-08
   days on market $129,900 Active 33 DOM
8. 2026-06-07
   days on market $129,900 Active 32 DOM
9. 2026-06-04
   days on market $129,900 Active 29 DOM
10. 2026-06-03
    days on market $129,900 Active 28 DOM
11. 2026-06-02
    days on market $129,900 Active 27 DOM
12. 2026-06-01
    days on market $129,900 Active 26 DOM
13. 2026-05-31
    days on market $129,900 Active 25 DOM
14. 2026-05-05
    listed $129,900 Active 690-char remark

    Show marketing remark (690 chars)

    This charming 3-bedroom, 2-bath Bungalow home is priced to sell. The Open layout of the Living Room and Dining Area leads into the newly rehab Kitchen with granite countertop and freshly repainted cabinet. Both Bath completely remodeled, New flooring throughout, freshly painted in a warm neutral color. Two main-floor bedrooms offer cozy retreats with easy access to the full bath with the third Large Bedroom at the upper level with tons of storage. Bonus rooms in the finished basement for extra living space. Whether you're a first-time buyer or looking to downsize, this home checks all the boxes. Outside, a fenced spacious backyard with deck is perfect for relaxing or entertainment.

15. 2026-05-05
    listed $129,900 Active 690-char remark

    Show marketing remark (690 chars)

    This charming 3-bedroom, 2-bath Bungalow home is priced to sell. The Open layout of the Living Room and Dining Area leads into the newly rehab Kitchen with granite countertop and freshly repainted cabinet. Both Bath completely remodeled, New flooring throughout, freshly painted in a warm neutral color. Two main-floor bedrooms offer cozy retreats with easy access to the full bath with the third Large Bedroom at the upper level with tons of storage. Bonus rooms in the finished basement for extra living space. Whether you're a first-time buyer or looking to downsize, this home checks all the boxes. Outside, a fenced spacious backyard with deck is perfect for relaxing or entertainment.

ⓘ 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: $2,390 · $199/mo
• Projected year-2 tax: $2,390 · $199/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 ≥99°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: $15,337
• − Mortgage interest: −$7,276
• − Property taxes: −$2,390
• − Insurance: −$650
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$3,779
• Taxable loss: −$1,211
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $1,193/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

• 2026-05-05 Listed $129,900 MiRealSource-MiMLS
• 2026-05-05 Listed $129,900 REALCOMP

Property tax history

+25.8%/yr

Latest (2025): $2,390 · -0.2% YoY. Source: county tax records.