14925 Wilshire Dr · Detroit, MI 48213

$50,000

4 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 87 Days on market

Built 1930 3,920 sqft lot ↓ 19% since listing

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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
• 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

Motivated Seller! Two family flat or keep it as a 4 bedroom with two bedrooms up and down with 2 bathrooms and 2 kitchens brick colonial nestled in the heart of Detroit's 48213 ZIP code. Offering timeless architecture with modern potential, this home is ideal for buyers seeking value, character, and a strong investment in an emerging neighborhood. Whether you're purchasing to live, rent, or flip, the home offers flexibility. Classic exterior with durable brick construction and a welcoming façade that sets the tone for the entire home. With the right updates, you can enhance both value and comfort. Located within the attractive Outer Drive-Hayes neighborhood, with convenient access to Detroit's amenities yet tucked away on a quiet residential street. Don't miss your chance to own a piece of Detroit's rebounding real-estate market at 14925 Wilshire Dr. Schedule a showing today to explore the home's full potential and imagine how you can make this space uniquely yours. Sell subject to probate court approval. Most contents in home will be removed from seller. BATVAI

Key facts

• Brick bungalow
• Welcoming façade
• 3,920 sq ft lot

Tags

• BRICK BUNGALOW
• DURABLE BRICK CONSTRUCTION
• WELCOMING FAÇADE
• OUTER DRIVE-HAYES NEIGHBORHOOD
• QUIET RESIDENTIAL STREET

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/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: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.0% 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: 190 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $1,466/mo this rent would consume 52% of the median local household income ($34k/yr) (locally 1202% 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 $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 + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 2.93% ✓
• Cap rate: 27.04%
• Cash-on-cash: 74.11%
• DSCR: 4.30
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $110,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9892 E Outer Dr	0.14mi	3/1.0 (-1)	1,743 (+4%)	3mo	$115,000	$66	78
14756 Rosemary St	0.21mi	3/1.5 (-1)	1,600 (-5%)	4mo	$36,000	$23	74
10346 Lakepointe St	0.48mi	3/2.0 (-1)	1,682 (+0%)	2mo	$77,500	$46	69
9364 E Outer Dr	0.34mi	4/1.5	1,808 (+8%)	4mo	$150,000	$83	68
13310 Wilshire Dr	0.46mi	4/1.0	1,600 (-5%)	7mo	$55,000	$34	62
9973 E Outer Dr	0.22mi	3/2.5 (-1)	1,506 (-10%)	2mo	$83,500	$55	62
13361 Maiden St	0.48mi	4/3.0	1,786 (+6%)	4mo	$165,000	$92	57
12816 Rosemary St	0.72mi	3/2.0 (-1)	1,659 (-1%)	4mo	$131,000	$79	54
9722 Wayburn St	0.39mi	3/1.0 (-1)	1,464 (-13%)	2mo	$84,900	$58	52
5968 Chalmers St	0.71mi	5/1.5 (+1)	1,728 (+3%)	7mo	$123,000	$71	51
13406 Elmdale St	0.40mi	5/2.0 (+1)	1,460 (-13%)	2mo	$32,500	$22	51
11123 Wayburn St	0.74mi	5/2.0 (+1)	1,930 (+15%)	4mo	$140,000	$73	30

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: 73.9%
• Equity multiple: 4.35×
• Total profit: $46,957
• Equity at exit: $7,455

10-year hold

• IRR: 77.7%
• Equity multiple: 8.98×
• Total profit: $111,760
• 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 48213

• Active inventory: 190
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$262
• Tax from tax record: −$11 /mo · $130/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $865

Break-even live

Break-even rent $372

Max offer price $50,000

Occupancy floor 36%

Sensitivity live

Price	-10% $893	-5% $879	+0% $865	+5% $850	+10% $836
Rent	-10% $749	-5% $807	+0% $865	+5% $923	+10% $980
Rate	-1.0pp $890	-0.5pp $877	base $865	+0.5pp $852	+1.0pp $838

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 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	4d	1	0.33mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	0.35mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	0.38mi
13395 Maiden St Detroit, MI	5.0	2.0	1750	$1,600	$0.91	24d	1	0.45mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	0.46mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	21d	1	0.48mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	5d	1	0.50mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	0.50mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.52mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	0.62mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	18d	1	0.64mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	44d	1	0.73mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	18d	1	0.74mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	0.77mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	21d	1	0.80mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	44d	1	0.84mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	5d	1	0.85mi
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	44d	1	0.85mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	18d	1	0.87mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	15d	1	0.88mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	0.93mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	44d	1	1.06mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	1.08mi
10030 Bishop St Detroit, MI	5.0	2.0	1721	$1,200	$0.70	18d	1	1.12mi
5574 Buckingham Ave Detroit, MI	3.0	1.0	1430	$1,450	$1.01	5d	1	1.13mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	44d	1	1.14mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	44d	1	1.15mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	18d	1	1.19mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	1.22mi
9142 Yorkshire Rd Detroit, MI	5.0	1.5	1450	$1,700	$1.17	2d	1	1.25mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	18d	1	1.26mi
5267 Haverhill St Detroit, MI	3.0	1.5	1458	$1,300	$0.89	17d	1	1.26mi
9171 Bishop St Detroit, MI	4.0	1.0	1508	$1,300	$0.86	44d	1	1.27mi
9241 Boleyn St Detroit, MI	3.0	1.0	1350	$1,350	$1.00	44d	1	1.32mi
9313 Harvard Rd Detroit, MI	3.0	1.5	1329	$1,200	$0.90	18d	1	1.33mi
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	24d	1	1.33mi
10370 Britain St Detroit, MI	3.0	1.0	1100	$1,100	$1.00	44d	1	1.34mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	18d	1	1.42mi

Listing history 6 events

1. 2026-01-26
   status Pending 1085-char remark

   Show marketing remark (1085 chars)

   Motivated Seller! Two family flat or keep it as a 4 bedroom with two bedrooms up and down with 2 bathrooms and 2 kitchens brick colonial nestled in the heart of Detroit's 48213 ZIP code. Offering timeless architecture with modern potential, this home is ideal for buyers seeking value, character, and a strong investment in an emerging neighborhood. Whether you're purchasing to live, rent, or flip, the home offers flexibility. Classic exterior with durable brick construction and a welcoming façade that sets the tone for the entire home. With the right updates, you can enhance both value and comfort. Located within the attractive Outer Drive-Hayes neighborhood, with convenient access to Detroit's amenities yet tucked away on a quiet residential street. Don't miss your chance to own a piece of Detroit's rebounding real-estate market at 14925 Wilshire Dr. Schedule a showing today to explore the home's full potential and imagine how you can make this space uniquely yours. Sell subject to probate court approval. Most contents in home will be removed from seller. BATVAI

2. 2026-01-26
   status Pending

   Show marketing remark (1085 chars)

   Motivated Seller! Two family flat or keep it as a 4 bedroom with two bedrooms up and down with 2 bathrooms and 2 kitchens brick colonial nestled in the heart of Detroit's 48213 ZIP code. Offering timeless architecture with modern potential, this home is ideal for buyers seeking value, character, and a strong investment in an emerging neighborhood. Whether you're purchasing to live, rent, or flip, the home offers flexibility. Classic exterior with durable brick construction and a welcoming façade that sets the tone for the entire home. With the right updates, you can enhance both value and comfort. Located within the attractive Outer Drive-Hayes neighborhood, with convenient access to Detroit's amenities yet tucked away on a quiet residential street. Don't miss your chance to own a piece of Detroit's rebounding real-estate market at 14925 Wilshire Dr. Schedule a showing today to explore the home's full potential and imagine how you can make this space uniquely yours. Sell subject to probate court approval. Most contents in home will be removed from seller. BATVAI

3. 2025-12-31
   price $50,000 1085-char remark

   Show marketing remark (1085 chars)

   Motivated Seller! Two family flat or keep it as a 4 bedroom with two bedrooms up and down with 2 bathrooms and 2 kitchens brick colonial nestled in the heart of Detroit's 48213 ZIP code. Offering timeless architecture with modern potential, this home is ideal for buyers seeking value, character, and a strong investment in an emerging neighborhood. Whether you're purchasing to live, rent, or flip, the home offers flexibility. Classic exterior with durable brick construction and a welcoming façade that sets the tone for the entire home. With the right updates, you can enhance both value and comfort. Located within the attractive Outer Drive-Hayes neighborhood, with convenient access to Detroit's amenities yet tucked away on a quiet residential street. Don't miss your chance to own a piece of Detroit's rebounding real-estate market at 14925 Wilshire Dr. Schedule a showing today to explore the home's full potential and imagine how you can make this space uniquely yours. Sell subject to probate court approval. Most contents in home will be removed from seller. BATVAI

4. 2025-12-31
   price $50,000

   Show marketing remark (1085 chars)

   Motivated Seller! Two family flat or keep it as a 4 bedroom with two bedrooms up and down with 2 bathrooms and 2 kitchens brick colonial nestled in the heart of Detroit's 48213 ZIP code. Offering timeless architecture with modern potential, this home is ideal for buyers seeking value, character, and a strong investment in an emerging neighborhood. Whether you're purchasing to live, rent, or flip, the home offers flexibility. Classic exterior with durable brick construction and a welcoming façade that sets the tone for the entire home. With the right updates, you can enhance both value and comfort. Located within the attractive Outer Drive-Hayes neighborhood, with convenient access to Detroit's amenities yet tucked away on a quiet residential street. Don't miss your chance to own a piece of Detroit's rebounding real-estate market at 14925 Wilshire Dr. Schedule a showing today to explore the home's full potential and imagine how you can make this space uniquely yours. Sell subject to probate court approval. Most contents in home will be removed from seller. BATVAI

5. 2025-11-01
   listed $62,000 Active
6. 2025-10-31
   listed $62,000 Active 1085-char remark

   Show marketing remark (1085 chars)

   Motivated Seller! Two family flat or keep it as a 4 bedroom with two bedrooms up and down with 2 bathrooms and 2 kitchens brick colonial nestled in the heart of Detroit's 48213 ZIP code. Offering timeless architecture with modern potential, this home is ideal for buyers seeking value, character, and a strong investment in an emerging neighborhood. Whether you're purchasing to live, rent, or flip, the home offers flexibility. Classic exterior with durable brick construction and a welcoming façade that sets the tone for the entire home. With the right updates, you can enhance both value and comfort. Located within the attractive Outer Drive-Hayes neighborhood, with convenient access to Detroit's amenities yet tucked away on a quiet residential street. Don't miss your chance to own a piece of Detroit's rebounding real-estate market at 14925 Wilshire Dr. Schedule a showing today to explore the home's full potential and imagine how you can make this space uniquely yours. Sell subject to probate court approval. Most contents in home will be removed from seller. BATVAI

ⓘ 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: $130 · $11/mo
• Projected year-2 tax: $450 · $38/mo
• Expected delta: +$320/yr (+$27/mo · 246.2%)

ⓘ 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 ≥95°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: $17,598
• − Mortgage interest: −$2,801
• − Property taxes: −$130
• − Insurance: −$250
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$1,455
• Taxable income: $10,147
• Est. tax owed @ 24.0%: −$2,435
• After-tax cash flow: $7,940/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): 20,075
• Household income: $34,003
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 1202.0

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 (92%)
• Race & ethnicity: Black 92% White 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% Spanish 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: ▼ -122.86%
• Current HPI: 217.2037
• 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

-19.4% since first listed

6 events — show timeline

• 2026-01-26 Pending — MiRealSource-MiMLS
• 2026-01-26 Pending — REALCOMP
• 2025-12-31 Price Changed $50,000 MiRealSource-MiMLS
• 2025-12-31 Price Changed $50,000 REALCOMP
• 2025-11-01 Listed $62,000 REALCOMP
• 2025-10-31 Listed $62,000 MiRealSource-MiMLS

Property tax history

-16.3%/yr

Latest (2025): $130 · -50.2% YoY. Source: county tax records.