14299 Kilbourne St · Detroit, MI 48213

$42,900

3 bd · 1.5 ba · 1,523 sqft · SingleFamily public records · 62 Days on market

Built 1935 5,663 sqft lot $28/sqft · 46% below area ↓ 43% 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

THREE BEDROOM COLONIAL BRICK HOUSE. GOOD FOR INVESTORS AND FIRST TIME HOME BUYER. PROPERTY NEEDS SOME REPAIRS BUT HAS POTENTIALS.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1935

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $753 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $40k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.4% 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 $1,359/mo this rent would consume 48% 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 $297 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,326 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1935 — 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: 3.17% ✓
• Cap rate: 27.36%
• Cash-on-cash: 75.23%
• DSCR: 4.35
• GRM: 2.6

CMA / ARV

• ARV (median comp): $108,159
• List price: $42,900
• Delta: -60.34%
• 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
13423 Kilbourne St	0.13mi	3/1.5	1,450 (-5%)	8mo	$113,000	$78	80
14756 Rosemary St	0.25mi	3/1.5	1,600 (+5%)	4mo	$36,000	$23	76
9973 E Outer Dr	0.60mi	3/2.5	1,506 (-1%)	2mo	$83,500	$55	64
11336 Courville St	0.55mi	3/1.0	1,425 (-6%)	0mo	$62,500	$44	61
13310 Wilshire Dr	0.39mi	4/1.0 (+1)	1,600 (+5%)	7mo	$55,000	$34	60
12816 Rosemary St	0.45mi	3/2.0	1,659 (+9%)	4mo	$131,000	$79	58
15038 Mayfield St	0.51mi	4/1.5 (+1)	1,464 (-4%)	8mo	$114,000	$78	58
12737 Promenade St	0.56mi	4/2.0 (+1)	1,440 (-5%)	7mo	$50,000	$35	52
9892 E Outer Dr	0.52mi	3/1.0	1,743 (+14%)	3mo	$115,000	$66	48
14480 Wade St	0.72mi	2/2.0 (-1)	1,406 (-8%)	6mo	$122,500	$87	41
12646 Longview St	0.73mi	3/1.5	1,750 (+15%)	7mo	$73,750	$42	35
11790 Payton St	0.73mi	2/1.0 (-1)	1,314 (-14%)	6mo	$35,000	$27	31

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: 75.1%
• Equity multiple: 4.42×
• Total profit: $41,046
• Equity at exit: $6,397

10-year hold

• IRR: 78.9%
• Equity multiple: 9.13×
• Total profit: $97,645
• Equity at exit: $3,709

Cash invested: $12,012 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,359 high
• Mortgage (P&I): −$225
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $753

Break-even live

Break-even rent $406

Max offer price $42,900

Occupancy floor 40%

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14201 Mayfield St Detroit, MI	4.0	1.5	1296	$1,250	$0.96	43d	1	0.42mi
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	17d	1	0.45mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	17d	1	0.46mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.60mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	17d	1	0.68mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	17d	1	0.69mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	10d	1	0.74mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	10d	1	0.75mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	10d	1	0.76mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	3d	1	0.77mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	43d	1	0.88mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	20d	1	0.93mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	4d	1	0.95mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	43d	1	1.03mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	17d	1	1.05mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	17d	1	1.08mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	20d	1	1.08mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	1.10mi
11806 Wilshire Dr Detroit, MI	4.0	3.0	2000	$1,600	$0.80	24d	1	1.17mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	43d	1	1.17mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	17d	1	1.20mi
11911 Lansdowne St Detroit, MI	4.0	1.0	1350	$1,400	$1.04	43d	1	1.24mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	3d	1	1.25mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	43d	1	1.26mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	4d	1	1.28mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	17d	1	1.28mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	43d	1	1.28mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	17d	1	1.32mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	43d	1	1.33mi
5751 Nottingham Rd Unit 5/21/26 Detroit, MI	3.0	1.0	1100	$1,250	$1.14	14d	1	1.34mi
11620 Rossiter St Detroit, MI	3.0	1.0	1140	$1,200	$1.05	17d	1	1.34mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	3d	1	1.36mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	17d	1	1.37mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	43d	1	1.38mi
9635 Everts St Detroit, MI	4.0	2.0	1450	$1,650	$1.14	43d	1	1.42mi
15616 E 7 Mile Rd Detroit, MI	3.0	1.5	1150	$1,150	$1.00	17d	1	1.44mi
14504 Coram St Detroit, MI	3.0	1.0	1203	$1,175	$0.98	24d	1	1.45mi
17851 Strasburg St Detroit, MI	3.0	1.0	1079	$1,100	$1.02	17d	1	1.45mi

Listing history 23 events

1. 2026-06-18
   days on market $42,900 Active 62 DOM
2. 2026-06-17
   days on market $42,900 Active 61 DOM
3. 2026-06-15
   days on market $42,900 Active 59 DOM
4. 2026-06-13
   days on market $42,900 Active 57 DOM
5. 2026-06-13
   days on market $42,900 Active 56 DOM
6. 2026-06-09
   days on market $42,900 Active 53 DOM
7. 2026-06-08
   days on market $42,900 Active 52 DOM
8. 2026-06-07
   days on market $42,900 Active 51 DOM
9. 2026-06-04
   days on market $42,900 Active 48 DOM
10. 2026-06-03
    days on market $42,900 Active 47 DOM
11. 2026-06-02
    days on market $42,900 Active 46 DOM
12. 2026-06-01
    days on market $42,900 Active 45 DOM
13. 2026-05-31
    days on market $42,900 Active 44 DOM
14. 2026-05-19
    price $42,900 129-char remark

    Show marketing remark (129 chars)

    THREE BEDROOM COLONIAL BRICK HOUSE. GOOD FOR INVESTORS AND FIRST TIME HOME BUYER. PROPERTY NEEDS SOME REPAIRS BUT HAS POTENTIALS.

15. 2026-05-19
    price $45,900 129-char remark

    Show marketing remark (129 chars)

    THREE BEDROOM COLONIAL BRICK HOUSE. GOOD FOR INVESTORS AND FIRST TIME HOME BUYER. PROPERTY NEEDS SOME REPAIRS BUT HAS POTENTIALS.

16. 2026-05-18
    price $42,900 129-char remark

    Show marketing remark (129 chars)

    THREE BEDROOM COLONIAL BRICK HOUSE. GOOD FOR INVESTORS AND FIRST TIME HOME BUYER. PROPERTY NEEDS SOME REPAIRS BUT HAS POTENTIALS.

17. 2026-05-18
    price $45,900 129-char remark

    Show marketing remark (129 chars)

    THREE BEDROOM COLONIAL BRICK HOUSE. GOOD FOR INVESTORS AND FIRST TIME HOME BUYER. PROPERTY NEEDS SOME REPAIRS BUT HAS POTENTIALS.

18. 2026-04-16
    listed $47,900 Active 129-char remark

    Show marketing remark (129 chars)

    THREE BEDROOM COLONIAL BRICK HOUSE. GOOD FOR INVESTORS AND FIRST TIME HOME BUYER. PROPERTY NEEDS SOME REPAIRS BUT HAS POTENTIALS.

19. 2026-04-16
    listed $47,900 Active 129-char remark

    Show marketing remark (129 chars)

    THREE BEDROOM COLONIAL BRICK HOUSE. GOOD FOR INVESTORS AND FIRST TIME HOME BUYER. PROPERTY NEEDS SOME REPAIRS BUT HAS POTENTIALS.

20. 2001-04-27
    soldstatus $66,000
21. 2001-02-22
    soldstatus $66,000
22. 2001-01-12
    historical
23. 2001-01-09
    listed $74,900

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $935 · $78/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 ≥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: $16,312
• − Mortgage interest: −$2,403
• − Property taxes: −$935
• − Insurance: −$214
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$1,248
• Taxable income: $8,901
• Est. tax owed @ 24.0%: −$2,136
• After-tax cash flow: $6,900/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

-42.7% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $42,900 MiRealSource-MiMLS
• 2026-05-19 Price Changed $45,900 MiRealSource-MiMLS
• 2026-05-18 Price Changed $42,900 REALCOMP
• 2026-05-18 Price Changed $45,900 REALCOMP
• 2026-04-16 Listed $47,900 REALCOMP
• 2026-04-16 Listed $47,900 MiRealSource-MiMLS
• 2001-04-27 Sold (Public Records) $66,000 Public Records
• 2001-02-22 Sold (MLS) $66,000 MiRealSource-MiMLS
• 2001-01-12 Listing Removed — MiRealSource-MiMLS
• 2001-01-09 Listed $74,900 MiRealSource-MiMLS

Property tax history

-6.3%/yr

Latest (2025): $935 · -55.0% YoY. Source: county tax records.