14248 Stansbury St · Detroit, MI 48227

$95,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 87 Days on market

Built 1950 3,485 sqft lot $104/sqft · 86% 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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home on Detroit !!!!, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

Key facts

• Close to restaurants
• Newer windows
• Close to shops

Tags

• NEWER WINDOWS
• UPDATED KITCHEN
• UPDATED BATHROOM
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPS
• CLOSE TO MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% 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 (+5.6%/yr); 391 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 42% of the median local income ($37k/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 $657 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 + 5.6% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,300 (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 1950 — 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: 1.34% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.81%
• DSCR: 1.75
• GRM: 6.2

CMA / ARV

• ARV (median comp): $57,610
• List price: $95,000
• Delta: 64.90%
• 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
14565 Hartwell St	0.33mi	3/1.0	900 (-1%)	3mo	$65,000	$72	80
14844 Freeland St	0.45mi	3/1.0	924 (+1%)	9mo	$38,000	$41	70
14595 Littlefield St	0.42mi	3/1.0	916 (+0%)	16mo	$68,000	$74	66
14301 Freeland St	0.20mi	3/2.0	1,020 (+12%)	7mo	$65,000	$64	61
14871 NE Cheyenne St NW	0.57mi	3/1.0	878 (-4%)	13mo	$69,000	$79	56
14819 Hubbell St	0.53mi	2/1.0 (-1)	851 (-7%)	5mo	$29,000	$34	55
13990 Lauder St	0.47mi	4/1.5 (+1)	964 (+6%)	10mo	$64,900	$67	53
14343 Coyle St	0.62mi	2/1.5 (-1)	916 (+0%)	12mo	$45,500	$50	53
15041 Lesure St	0.59mi	3/1.0	1,021 (+12%)	2mo	$50,000	$49	50
13900 Sussex St	0.73mi	3/1.0	971 (+6%)	6mo	$40,000	$41	50
15073 Strathmoor St	0.70mi	2/1.0 (-1)	860 (-6%)	15mo	$33,000	$38	41
13209 Terry St	0.74mi	3/1.5	1,044 (+14%)	2mo	$54,500	$52	38

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 · 5.59% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.44×
• Total profit: $11,753
• Equity at exit: $14,165

10-year hold

• IRR: 21.9%
• Equity multiple: 3.09×
• Total profit: $55,552
• Equity at exit: $8,214

Cash invested: $26,600 (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 48227

• Rents YoY: 5.6%
• Active inventory: 391
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$498
• Tax from tax record: −$96 /mo · $1,146/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $373

Break-even live

Break-even rent $802

Max offer price $95,000

Occupancy floor 66%

Sensitivity live

Price	-10% $426	-5% $400	+0% $373	+5% $346	+10% $319
Rent	-10% $272	-5% $322	+0% $373	+5% $423	+10% $473
Rate	-1.0pp $421	-0.5pp $397	base $373	+0.5pp $348	+1.0pp $323

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14284 Cruse St Detroit, MI	3.0	1.0	1121	$1,150	$1.03	18d	1	0.05mi
14559 Strathmoor St Detroit, MI	2.0	1.0	1033	$1,150	$1.11	21d	1	0.38mi
14903 Tracey St Detroit, MI	3.0	1.0	1004	$1,100	$1.10	18d	1	0.47mi
14891 Hartwell St Detroit, MI	3.0	1.0	1000	$1,150	$1.15	45d	1	0.50mi
13331 Strathmoor St Detroit, MI	3.0	1.0	1084	$1,100	$1.01	18d	1	0.51mi
14847 Cheyenne St Detroit, MI	3.0	2.0	849	$1,150	$1.35	19d	1	0.56mi
14264 Coyle St Detroit, MI	2.0	1.0	1000	$1,150	$1.15	45d	1	0.57mi
15073 Strathmoor St Detroit, MI	2.0	1.0	860	$1,350	$1.57	18d	1	0.68mi
14814 Sussex St Unit 2 Detroit, MI	3.0	1.0	1100	$1,000	$0.91	45d	1	0.73mi
12754 Marlowe St Detroit, MI	3.0	2.0	1008	$1,400	$1.39	18d	1	0.76mi
15340 Hartwell St Detroit, MI	2.0	1.0	900	$1,300	$1.44	18d	1	0.77mi
15387 Lesure St Detroit, MI	3.0	1.0	1064	$1,350	$1.27	13d	1	0.79mi
15341 Lauder St Detroit, MI	4.0	1.5	1080	$1,475	$1.37	18d	1	0.88mi
14893 Prest St Detroit, MI	3.0	1.0	1100	$1,000	$0.91	16d	1	0.91mi
15328 Coyle St Detroit, MI	3.0	1.0	1000	$1,450	$1.45	19d	1	0.93mi
15330 Coyle St Unit 2 Detroit, MI	3.0	1.0	1000	$1,450	$1.45	25d	1	0.93mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,375	$1.38	25d	1	0.93mi
15330 Coyle St Unit 1 Detroit, MI	3.0	1.0	1000	$1,425	$1.43	13d	1	0.93mi
15517 Lesure St Unit BDRM1A Detroit, MI	2.0	1.0	1000	$850	$0.85	25d	1	0.94mi
15100 Whitcomb St Detroit, MI	2.0	1.0	750	$925	$1.23	45d	1	0.94mi
14881 Mendota St Detroit, MI	3.0	1.0	1026	$1,100	$1.07	25d	1	0.99mi
15388 Appoline St #203 Detroit, MI	2.0	1.0	900	$850	$0.94	45d	1	1.02mi
15468 Sussex St #2 Detroit, MI	2.0	1.0	900	$1,250	$1.39	45d	1	1.08mi
15738 Sorrento Ave Detroit, MI	3.0	1.0	762	$1,175	$1.54	45d	1	1.11mi
14836 Rutherford St Unit 2 Detroit, MI	2.0	1.0	1104	$950	$0.86	45d	1	1.16mi
12039 Lauder St Detroit, MI	3.0	1.5	1000	$1,500	$1.50	25d	1	1.21mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,100	$1.00	45d	1	1.24mi
12468 Mendota St Detroit, MI	2.0	1.0	1100	$1,000	$0.91	25d	1	1.24mi
15760 Monte Vista St Detroit, MI	2.0	1.0	1080	$1,250	$1.16	45d	1	1.28mi
15512 Mendota St Apt 2 Detroit, MI	2.0	1.0	1000	$1,200	$1.20	45d	1	1.29mi
15512 Mendota St Detroit, MI	2.0	1.0	931	$1,200	$1.29	6d	1	1.29mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	6d	1	1.31mi
14753 Saint Marys St Detroit, MI	2.0	1.0	900	$1,150	$1.28	13d	1	1.31mi
14535 Mettetal St Unit 1 Detroit, MI	2.0	1.0	965	$1,000	$1.04	45d	1	1.31mi
15375 Prevost St Detroit, MI	4.0	1.0	907	$1,300	$1.43	18d	1	1.33mi
16505 Stansbury St Detroit, MI	3.0	1.0	1100	$1,250	$1.14	12d	1	1.37mi
16204 Steel St Detroit, MI	3.0	1.0	969	$1,150	$1.19	45d	1	1.42mi
12121 Montrose St Detroit, MI	3.0	1.0	874	$1,373	$1.57	23d	1	1.43mi
11634 Sussex St Detroit, MI	3.0	1.0	1091	$1,326	$1.22	25d	1	1.43mi
16503 Ward Ave Unit 2 Detroit, MI	2.0	1.0	700	$850	$1.21	45d	1	1.43mi

Listing history 27 events

1. 2026-06-21
   days on market $95,000 Active 87 DOM
2. 2026-06-18
   days on market $95,000 Active 84 DOM
3. 2026-06-17
   days on market $95,000 Active 83 DOM
4. 2026-06-15
   days on market $95,000 Active 81 DOM
5. 2026-06-13
   days on market $95,000 Active 79 DOM
6. 2026-06-13
   days on market $95,000 Active 78 DOM
7. 2026-06-09
   days on market $95,000 Active 75 DOM
8. 2026-06-08
   days on market $95,000 Active 74 DOM
9. 2026-06-07
   days on market $95,000 Active 73 DOM
10. 2026-06-04
    days on market $95,000 Active 70 DOM
11. 2026-06-03
    days on market $95,000 Active 69 DOM
12. 2026-06-02
    days on market $95,000 Active 68 DOM
13. 2026-06-01
    days on market $95,000 Active 67 DOM
14. 2026-05-31
    days on market $95,000 Active 66 DOM
15. 2026-03-26
    listed $95,000 Active 268-char remark

    Show marketing remark (268 chars)

    Welcome to this charming home on Detroit !!!!, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

16. 2026-03-26
    listed $95,000 Active 268-char remark

    Show marketing remark (268 chars)

    Welcome to this charming home on Detroit !!!!, this well-maintained property boasts newer windows, an updated kitchen, and an updated bathroom. Enjoy the convenience of being close to fantastic restaurants, shops, major highways, and more. Don't miss the opportunity !

17. 2026-03-21
    historical
18. 2026-03-21
    historical
19. 2025-12-20
    price $99,000
20. 2025-12-19
    price $99,000
21. 2025-07-30
    listed $100,000 Active
22. 2025-07-30
    listed $100,000 Active
23. 2022-04-04
    soldstatus $89,900
24. 2010-12-29
    soldstatus $1,900
25. 2010-08-28
    listed $2,400
26. 2005-09-23
    historical
27. 2005-06-23
    listed $62,000

ⓘ 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: $1,146 · $96/mo
• Projected year-2 tax: $1,305 · $109/mo
• Expected delta: +$158/yr (+$13/mo · 13.8%)

ⓘ 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 ≥97°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: $15,281
• − Mortgage interest: −$5,321
• − Property taxes: −$1,146
• − Insurance: −$475
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$2,764
• Taxable income: $3,130
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $3,721/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): 40,302
• Household income: $36,527
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 2371.0

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 (95%)
• Race & ethnicity: Black 95% Two or more races 3% White 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -125.00%
• Current HPI: 186.4158
• Rent YoY: ▲ 5.59%
• 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

+53.2% since first listed

13 events — show timeline

• 2026-03-26 Listed $95,000 MiRealSource-MiMLS
• 2026-03-26 Listed $95,000 REALCOMP
• 2026-03-21 Listing Removed — MiRealSource-MiMLS
• 2026-03-21 Listing Removed — REALCOMP
• 2025-12-20 Price Changed $99,000 MiRealSource-MiMLS
• 2025-12-19 Price Changed $99,000 REALCOMP
• 2025-07-30 Listed $100,000 REALCOMP
• 2025-07-30 Listed $100,000 MiRealSource-MiMLS
• 2022-04-04 Sold (Public Records) $89,900 Public Records
• 2010-12-29 Sold (MLS) $1,900 REALCOMP
• 2010-08-28 Listed $2,400 REALCOMP
• 2005-09-23 Listing Removed — REALCOMP
• 2005-06-23 Listed $62,000 REALCOMP

Property tax history

+2.6%/yr

Latest (2025): $1,146 · -8.7% YoY. Source: county tax records.