14258 Glenfield St · Detroit, MI 48213

$17,900

2 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 22 Days on market

Built 1951 5,663 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investor Special. All brick home Close to shopping and freeways. Needs TLC.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1951

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $891 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $18k (1.5% below list) — sets the bar for market timing.
• Cap rate 66.0% 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; 40 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 $1,284/mo this rent would consume 45% 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 $124 of loan paydown is wiped out by about $537 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago; this cycle's ask has dropped $5k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $18k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,631 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 7.17% ✓
• Cap rate: 66.01%
• Cash-on-cash: 213.28%
• DSCR: 10.49
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $90,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14210 Wilfred St	0.07mi	3/1.0 (+1)	1,264 (-1%)	0mo	$17,000	$13	89
14434 Houston Whittier St	0.24mi	2/1.0	1,264 (-1%)	6mo	$7,000	$6	82
14434 Houston Whittier St	0.24mi	2/1.0	1,264 (-1%)	6mo	$7,000	$6	82
9571 E Outer Dr	0.27mi	3/1.0 (+1)	1,289 (+1%)	8mo	$149,000	$116	74
13312 Jane St	0.27mi	3/1.0 (+1)	1,190 (-7%)	6mo	$124,000	$104	66
13124 Flanders St	0.27mi	3/2.0 (+1)	1,150 (-10%)	0mo	$115,000	$100	61
13423 Kilbourne St	0.10mi	3/1.5 (+1)	1,450 (+13%)	8mo	$113,000	$78	60
13334 Elmdale St	0.59mi	3/1.0 (+1)	1,221 (-5%)	3mo	$89,254	$73	57
10709 Bonita St	0.60mi	3/1.0 (+1)	1,226 (-4%)	4mo	$82,000	$67	57
14750 Lannette St	0.27mi	3/1.0 (+1)	1,099 (-14%)	3mo	$78,000	$71	56
13001 Promenade St	0.44mi	3/1.0 (+1)	1,124 (-12%)	6mo	$73,800	$66	49
11336 Courville St	0.59mi	3/1.0 (+1)	1,425 (+11%)	0mo	$62,500	$44	48

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: —
• Equity multiple: 11.74×
• Total profit: $53,853
• Equity at exit: $2,669

10-year hold

• IRR: —
• Equity multiple: 24.95×
• Total profit: $120,028
• Equity at exit: $1,548

Cash invested: $5,012 (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: 1.2×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $268/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $891

Break-even live

Break-even rent $157

Max offer price $17,900

Occupancy floor 26%

Sensitivity live

Price	-10% $903	-5% $897	+0% $891	+5% $885	+10% $878
Rent	-10% $789	-5% $840	+0% $891	+5% $942	+10% $992
Rate	-1.0pp $900	-0.5pp $895	base $891	+0.5pp $886	+1.0pp $881

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: $4,475
• Closing costs: $537
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12840 Kilbourne St Detroit, MI	3.0	1.0	1136	$1,350	$1.19	18d	1	0.41mi
15000 Mayfield St Detroit, MI	3.0	1.0	1146	$970	$0.85	18d	1	0.49mi
13400 Longview St Detroit, MI	3.0	1.5	1000	$1,400	$1.40	44d	1	0.51mi
13137 Elmdale St Detroit, MI	3.0	1.0	1115	$1,400	$1.26	24d	1	0.59mi
12740 August St Detroit, MI	2.0	1.0	900	$1,300	$1.44	5d	1	0.63mi
15010 Cedargrove St Detroit, MI	3.0	1.5	1018	$1,350	$1.33	44d	1	0.67mi
10813 Whitehill St Detroit, MI	3.0	1.0	1392	$1,350	$0.97	18d	1	0.73mi
10724 Whitehill St Detroit, MI	3.0	3.0	1425	$1,550	$1.09	18d	1	0.74mi
12651 Kelly Rd Unit 1 Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	0.78mi
12655 Kelly Rd Detroit, MI	2.0	1.0	1680	$1,150	$0.68	11d	1	0.79mi
10644 Stratman St Detroit, MI	2.0	1.0	1000	$1,200	$1.20	18d	1	0.80mi
11018 Whitehill St Detroit, MI	3.0	1.0	1146	$1,450	$1.27	11d	1	0.81mi
9755 Wayburn St Detroit, MI	3.0	2.0	1498	$1,400	$0.93	4d	1	0.82mi
10141 Roxbury St Detroit, MI	3.0	1.0	1115	$1,000	$0.90	44d	1	0.93mi
12210 Longview St Detroit, MI	3.0	1.0	1020	$1,100	$1.08	44d	1	0.97mi
9168 Wayburn St Detroit, MI	3.0	1.0	1274	$1,300	$1.02	21d	1	0.97mi
9400 Lakepointe St Detroit, MI	3.0	1.0	1300	$1,150	$0.88	5d	1	0.99mi
12051 Wilshire Dr Detroit, MI	3.0	1.5	1224	$1,250	$1.02	18d	1	1.01mi
12112 Christy St Unit 12110 Detroit, MI	2.0	1.0	950	$1,200	$1.26	44d	1	1.02mi
12110 Christy St Detroit, MI	2.0	1.5	950	$1,200	$1.26	18d	1	1.02mi
9927 Beaconsfield St Detroit, MI	3.0	1.0	942	$1,375	$1.46	15d	1	1.03mi
13218 Greiner St Detroit, MI	3.0	1.0	1162	$1,195	$1.03	18d	1	1.04mi
15494 Mapleridge St Detroit, MI	3.0	1.0	937	$1,275	$1.36	44d	1	1.06mi
9984 Beaconsfield St Detroit, MI	3.0	1.0	1222	$1,575	$1.29	44d	1	1.08mi
5966 Eastlawn St Unit NA Detroit, MI	3.0	1.5	1366	$1,500	$1.10	24d	1	1.11mi
10803 Roxbury St Detroit, MI	3.0	1.0	1150	$900	$0.78	21d	1	1.13mi
8205 E Outer Dr Detroit, MI	3.0	1.5	1874	$1,400	$0.75	18d	1	1.16mi
11765 Glenfield Ave Unit 1510880P Detroit, MI	2.0	1.0	990	$3,102	$3.13	15d	1	1.19mi
9409 Balfour Rd Detroit, MI	3.0	1.0	1195	$1,200	$1.00	44d	1	1.22mi
10404 Somerset Ave Detroit, MI	3.0	1.0	1108	$1,475	$1.33	4d	1	1.30mi
11689 Wayburn St Detroit, MI	3.0	1.0	1142	$1,350	$1.18	44d	1	1.31mi
11785 Nashville St Detroit, MI	3.0	2.0	1360	$1,450	$1.07	4d	1	1.31mi
5747 Lakepointe St Detroit, MI	3.0	1.5	1316	$1,473	$1.12	44d	1	1.32mi
11760 Nashville St Detroit, MI	3.0	1.0	1200	$1,250	$1.04	18d	1	1.32mi
18624 Fairport St Unit NA Detroit, MI	3.0	1.0	924	$1,450	$1.57	24d	1	1.32mi
15857 Evanston St Detroit, MI	3.0	1.5	1232	$1,250	$1.01	5d	1	1.32mi
11235 Roxbury St Detroit, MI	3.0	1.0	1062	$1,325	$1.25	18d	1	1.33mi
14481 Maddelein St Detroit, MI	3.0	1.0	1200	$1,100	$0.92	44d	1	1.33mi
11171 Charlemagne Ave Unit A Detroit, MI	3.0	1.0	1598	$1,200	$0.75	44d	1	1.34mi
5791 Somerset Ave Detroit, MI	3.0	2.0	1660	$1,400	$0.84	18d	1	1.36mi

Listing history 22 events

1. 2025-04-30
   status Pending 75-char remark

   Show marketing remark (75 chars)

   Investor Special. All brick home Close to shopping and freeways. Needs TLC.

2. 2025-04-30
   status Pending 75-char remark

   Show marketing remark (75 chars)

   Investor Special. All brick home Close to shopping and freeways. Needs TLC.

3. 2025-04-30
   status Pending

   Show marketing remark (75 chars)

   Investor Special. All brick home Close to shopping and freeways. Needs TLC.

4. 2025-04-24
   price $17,900 75-char remark

   Show marketing remark (75 chars)

   Investor Special. All brick home Close to shopping and freeways. Needs TLC.

5. 2025-04-24
   price $17,900 75-char remark

   Show marketing remark (75 chars)

   Investor Special. All brick home Close to shopping and freeways. Needs TLC.

6. 2025-04-24
   price $17,900

   Show marketing remark (75 chars)

   Investor Special. All brick home Close to shopping and freeways. Needs TLC.

7. 2025-04-08
   listed $22,900 Active 75-char remark

   Show marketing remark (75 chars)

   Investor Special. All brick home Close to shopping and freeways. Needs TLC.

8. 2025-04-08
   listed $22,900 Active 75-char remark

   Show marketing remark (75 chars)

   Investor Special. All brick home Close to shopping and freeways. Needs TLC.

9. 2025-04-08
   listed $22,900 Active

   Show marketing remark (75 chars)

   Investor Special. All brick home Close to shopping and freeways. Needs TLC.

10. 2022-07-28
    historical
11. 2022-07-04
    status Pending
12. 2022-07-04
    status Pending
13. 2022-07-04
    historical
14. 2022-07-04
    price $27,000
15. 2022-07-03
    price $27,000
16. 2022-06-26
    listed $30,000 Active
17. 2022-06-26
    listed $30,000 Active
18. 2019-01-29
    soldstatus $5,500
19. 2019-01-29
    soldstatus $5,500 Closed
20. 2018-12-13
    status Pending
21. 2018-11-19
    listed $5,500
22. 2018-11-19
    listed $5,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 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: $15,410
• − Mortgage interest: −$1,003
• − Property taxes: −$268
• − Insurance: −$90
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$521
• Taxable income: $11,063
• Est. tax owed @ 24.0%: −$2,655
• After-tax cash flow: $8,034/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

+225.5% since first listed

22 events — show timeline

• 2025-04-30 Pending — REALCOMP
• 2025-04-30 Pending — MiRealSource-MiMLS
• 2025-04-30 Pending — SW Michigan MLS
• 2025-04-24 Price Changed $17,900 MiRealSource-MiMLS
• 2025-04-24 Price Changed $17,900 REALCOMP
• 2025-04-24 Price Changed $17,900 SW Michigan MLS
• 2025-04-08 Listed $22,900 REALCOMP
• 2025-04-08 Listed $22,900 SW Michigan MLS
• 2025-04-08 Listed $22,900 MiRealSource-MiMLS
• 2022-07-28 Listing Removed — REALCOMP
• 2022-07-04 Pending — MiRealSource-MiMLS
• 2022-07-04 Pending — REALCOMP
• 2022-07-04 Listing Removed — MiRealSource-MiMLS
• 2022-07-04 Price Changed $27,000 MiRealSource-MiMLS
• 2022-07-03 Price Changed $27,000 REALCOMP
• 2022-06-26 Listed $30,000 MiRealSource-MiMLS
• 2022-06-26 Listed $30,000 REALCOMP
• 2019-01-29 Sold (MLS) $5,500 MiRealSource-MiMLS
• 2019-01-29 Sold (MLS) $5,500 REALCOMP
• 2018-12-13 Pending — MiRealSource-MiMLS
• 2018-11-19 Listed $5,500 MiRealSource-MiMLS
• 2018-11-19 Listed $5,500 REALCOMP

Property tax history

+1.0%/yr

Latest (2025): $1,505 · -9.4% YoY. Source: county tax records.